Per the BNR: 15% down on a lei loan, 20% in euro with euro income, and 25% in euro without euro income.
A non-resident with foreign income is usually financed at 50%–70%, i.e. 30%–50% down (Investropa).
Noua Casă allows 5% down on homes up to €70,000, for first-home buyers only.
Land register registration costs 0.15% of the value for an individual, per ANCPI. On €300,000: €450.
Off-plan, instalments are usually paid from your own funds, and under Law 207/2025 go into a dedicated project account.
Down payment in Romania: the short answer
Under Romanian central bank rules, the minimum down payment on a mortgage is 15% on a lei loan and 20%–25% on a euro loan. In practice, non-residents with income from abroad are usually financed at 50%–70%, which means a down payment of 30%–50% of the price. On top of that you need to plan the buying costs: notary fee, registration fee, valuation, and VAT if it is not included in the price.
"How much do I need to bring?" is probably the first question I hear from investors. And the "15%" answer that appears in many places online is true only for a small share of them. In this article you get the full picture: what the rules allow, what the bank will actually give you, and what else comes out of your pocket.
The central bank minimum
Regulation 17/2012 of the National Bank of Romania (BNR) sets a maximum loan-to-value (LTV) for housing loans:
| Loan currency | Maximum financing | Minimum down payment |
|---|---|---|
| Lei | 85% | 15% |
| Euro, borrower with euro income | 80% | 20% |
| Euro, borrower without euro income | 75% | 25% |
These are ceilings, not a promise. A bank may ask for more, and for non-residents it usually does.
What banks actually ask of non-residents
According to Investropa (January 2026), a non-resident with foreign income is usually financed at 50%–70% of the property value. A foreigner with Romanian residency and income can reach 70%–85%.
And even the financing percentage is only a ceiling. The actual amount follows your income, through the debt-service-to-income cap (DSTI): 40% of net income on a lei loan and 20% on a foreign-currency loan. If your income does not support the larger loan, you bring more equity. How to calculate it: our article on mortgage payment calculation in Romania.
What about "5% down"? The Noua Casă programme
The figure "5% down payment in Romania" appears online fairly often. It comes from the state guarantee programme Noua Casă, run by the National Credit Guarantee Fund for SMEs (FNGCIMM).
- 5% down on a home up to €70,000.
- 15% down on a new home of €70,000–140,000.
- The key condition: the buyer owns no home (or owns one home under 50 m²).
The programme is designed for first-home buyers, not for investors from abroad. It is worth knowing because it explains part of local demand, but not worth building a financing plan on.
What comes on top of the down payment
The down payment is your share of the price. On top of it come buying costs, which the bank usually does not finance:
- VAT on a new home: Romania's standard rate is 21%. The transitional 9% regime ended on 30 September 2026. Check whether the price you are offered includes VAT. Details in our article on VAT on new homes.
- Notary fee: on a tiered scale set by order of the Minister of Justice, plus VAT. The Romanian Union of Notaries (UNNPR) is the place to look.
- Land register fee: 0.15% of the transaction value for an individual, per ANCPI.
- Loan costs: the bank's valuation, file fee, property insurance and life insurance if required.
- Translations, apostilles and a power of attorney, if you do not attend every step in person.
We listed all the costs in our article on property buying costs in Romania.
"15% down" is the legal minimum, not your number.
Example: a €300,000 property
For illustration only, price including VAT:
| Financing | Loan | Down payment | Registration fee (0.15%) |
|---|---|---|---|
| 70% | €210,000 | €90,000 | €450 |
| 60% | €180,000 | €120,000 | €450 |
| 50% | €150,000 | €150,000 | €450 |
Add the notary fee and the loan costs. Plan your budget on the lower financing scenario, not the higher one. If the approval in principle comes in higher, that is a bonus.
Buying off-plan: when you pay what
When you buy a property under construction, payments are spread over the build, and the mortgage is usually drawn only when the property is finished and can be registered. So the instalments during construction are normally paid from your own funds.
The good news: Law 207/2025 requires advances to go into a dedicated project account, with caps per construction stage. We explain it in our article on how your money is protected off-plan. Check the payment schedule with the bank and the developer in advance, and exactly when the financing comes in.
In our project in Balotești, for example, prices start at €299,900 all-inclusive, and handovers start in December 2027. That is exactly the kind of schedule worth laying out with your banker before you sign a preliminary contract.
Frequently asked questions
What is the minimum down payment for a mortgage in Romania?
Under BNR rules, 15% on a lei loan, 20% on a euro loan for a borrower with euro income, and 25% for a borrower without euro income. For non-residents, banks usually ask for more: 30%–50%.
Can I buy in Romania with 5% down?
Only through the Noua Casă programme, which is for first-home buyers and homes up to €70,000. For an investor from abroad it is usually not relevant.
Does the bank finance the buying costs too?
Usually not. The notary fee, registration fee and loan costs are paid from your own funds. Plan them on top of the down payment.
I am buying off-plan. When do I need the money?
The instalments during construction, according to the schedule in the preliminary contract. The mortgage is usually drawn when the property is finished. Under Law 207/2025, the advances are held in a dedicated project account.
Can my down payment come from abroad?
Yes. The bank will ask to see the source of funds, so make sure the transfer is well documented from an account in your name. Check transfer fees and the exchange rate in advance.
The bottom line
"15% down" is the legal minimum, not your number. As a non-resident, plan for 30%–50%, plus buying costs on top.
Those who plan the cash flow in advance, including instalments during construction and when the financing comes in, go into the deal calm.
If you would like to build your budget, book a 30-minute call with me. We will go through the down payment, the costs and the payment schedule.
Moti Azulay, Compass Group Romania
Sources and data: BNR Regulation 17/2012, Romanian legislation portal (LTV and DSTI) · FNGCIMM (Noua Casă programme) · National Agency for Cadastre and Land Registration (ANCPI) (registration fee) · Romanian Union of Notaries (UNNPR) · Romanian legislation portal (Law 207/2025, Fiscal Code) · Investropa (January 2026). The calculations in this article are illustrations.
This article is general information only and is not legal, tax or financial advice. Data are as of October 2026, and financing terms are set by each bank according to the borrower's profile. Before any transaction, consult local professionals.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
