In types A/B, 87 m² net out of 120 m² built. In type C, 100 net out of 140. Always compare net with net.
A 230 m² plot, 120 m² built, 87 m² net, 2 bedrooms and a study. For a couple, a small family or anyone working from home.
A 283 m² plot, 140 m² built, 100 m² net and 3 bedrooms. For a family with children or regular guests.
The largest villas in the project: plots of 393–468 m² and built areas of 347–379 m², first line on the lake.
Prices start from €299,900, all-inclusive. You receive the price of a specific villa in writing, by villa number.
How to choose a villa type: the short answer
You choose a villa type by three questions: how many bedrooms you really need, how much privacy and outdoor space matter to you, and how you will use the house on an ordinary day. At Compass on the Lake there are three families of villas: semi-detached types A and B with 2 bedrooms and a study, detached type C with 3 bedrooms, and the lakefront villas with much larger plots and areas. Prices start from €299,900, all-inclusive.
The first question on every tour
Almost every tour of the project starts with the same question: "Moti, which villa is the best one to take?"
I always answer with a question: "Best for whom?" There is no "best" villa. There is a villa that suits the way you live. Those who choose a type by the biggest number in the table sometimes pay for space they do not need. In this article you get the data for each type and the questions that will help you decide.
First of all: built area vs net area
This is the most common mistake when comparing villas, in Romania and everywhere.
- Net area (suprafața utilă): under the Romanian Housing Law 114/1996, it is the sum of the usable areas of the rooms: living room, bedrooms, bathrooms, kitchen, storage and circulation inside the home, without the walls.
- Built area: the area including the walls, so it is always larger.
In our project the ratio is about 72%: in types A/B, 87 m² net out of 120 m² built, and in type C, 100 m² net out of 140 m² built. When you compare villas, compare net with net and built with built. Otherwise you are comparing apples and oranges.
The three families of villas
| Type | Kind | Plot | Built area | Net area | Rooms |
|---|---|---|---|---|---|
| A / B | semi-detached | 230 m² | 120 m² | 87 m² | 2 bedrooms and a study |
| C | detached | 283 m² | 140 m² | 100 m² | 3 bedrooms |
| Lakefront | first line on the lake | 393–468 m² | 347–379 m² | per plan | per plan |
Every villa has underfloor heating, full air conditioning, REHAU windows, PORTA doors, Barlinek parquet and 2 parking spaces. Prices start from €299,900, all-inclusive. You will receive the price of a specific villa from us in writing, by villa number.
Types A and B: semi-detached
A semi-detached villa shares one wall with the neighbouring villa. On a 230 m² plot you get 2 bedrooms and a study. According to our published data, A and B have the same areas. You will see the layout differences in the plans, and it is worth asking to see both.
Who it suits: a couple, a small family, or anyone who works from home and needs a real study with a door that closes.
Type C: detached
A detached villa stands alone on its plot, with no shared wall. On a 283 m² plot you get 3 bedrooms and 100 m² net.
Who it suits: a family with children, or anyone who wants a bedroom for regular guests, such as visiting parents.
Choose the house for your routine, not for the exceptional event.
The lakefront villas
These are the largest villas in the project: plots of 393–468 m² and built areas of 347–379 m², directly on the lake. You will see the room layout of each villa in its own plan.
Who it suits: a large family, a multi-generational family, or anyone who hosts often and wants space.
Semi-detached or detached: what is the real difference
- Privacy: a detached villa has no shared wall. With a semi-detached villa, ask about the acoustic insulation between the homes.
- Outdoor space: a larger plot means more garden, and correspondingly more maintenance.
- Maintenance: more roof, more façades and more garden mean more work every year. On running costs, see our guide to upkeep costs.
- Light and orientation: a detached villa has an extra façade. Check in the plan which way the windows face.
5 questions that will help you decide
- How many people will sleep in the house on an ordinary night, not on the busiest night of the year?
- Does anyone work from home? If so, the study in types A/B is worth a lot.
- How much time do you want to spend on the garden? A large plot is a pleasure, and also a commitment.
- Who will live in the house when you are not there? If it will stand empty part of the year, plan its management in advance.
- What is the full budget? Not only the price of the villa, but also furnishing and running costs. On furnishing, see our guide to furnishing a villa.
My rule: choose the house for your routine, not for the exceptional event.
After you choose: the process
Choosing the type is only the beginning. The process is the same for every type: a preliminary contract, then the final contract and registration in your name in the land register (ANCPI). Under Law 207/2025, advances are paid into a dedicated project account, with caps per construction stage. Signing before a notary in Romania cannot be done remotely, but you can sign through a power of attorney. Handovers are planned from December 2027.
The project and the Israeli design of the villas were also described in a Walla Nadlan report (in Hebrew). And if you are still deciding between a villa and an apartment in general, start with our villa vs apartment guide.
Frequently asked questions
What is the difference between types A/B and type C?
Types A/B are semi-detached villas on a 230 m² plot, with 120 m² built, 87 m² net, 2 bedrooms and a study. Type C is a detached villa on a 283 m² plot, with 140 m² built, 100 m² net and 3 bedrooms.
What is the difference between built area and net area?
Net area is the sum of the usable areas of the rooms inside the home, without the walls, as defined in the Romanian Housing Law 114/1996. Built area also includes the walls. In our project the net area is about 72% of the built area.
How much does a villa at Compass on the Lake cost?
Prices start from €299,900, all-inclusive. The exact price depends on the type and the villa, and you will receive it from us in writing.
What is included in every villa?
Underfloor heating, full air conditioning, REHAU windows, PORTA doors, Barlinek parquet and 2 parking spaces per villa.
When do you get the keys?
Handovers are planned from December 2027. Before that you sign a preliminary contract, and advances go into a dedicated account under Law 207/2025. At the end of the process you sign the final contract and are registered as the owner.
Do I need to come to Romania to sign?
Signing before a notary in Romania cannot be done remotely. If you cannot come, you can sign through a power of attorney.
The bottom line
The right type is not the biggest one, but the one that fits your life: the number of people, working from home, time for the garden and the full budget.
If you are deciding between types, book a 30-minute call with me. We will go through the plans together, compare net with net, and you will leave with a decision, even if that decision is "not yet".
Moti Azulay, Compass Group Romania
Sources and data: Compass on the Lake type and price data, as published on the project website · Romanian legislation portal (Law 114/1996, Annex 1; Law 207/2025) · National Agency for Cadastre and Land Registration (ANCPI) · National Union of Public Notaries of Romania · Walla Nadlan: "Everything is Israeli except the price: how much does a villa on the lake in Bucharest cost?" (in Hebrew).
This article is for general information only and is not legal, tax or financial advice. Areas and prices are correct at the time of publication and may change. The binding terms are those in the contract.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
