Under Water Law 107/1996, the banks and beds of lakes belong to the public domain. The private plot ends before the water.
Annex 2 to the Water Law: 5 metres around a natural lake of any size, and up to 20 metres along wide watercourses.
The Water Law prohibits building new homes in the flood zone of the watercourse, with exceptions. Check the maps on inundatii.ro.
In the 2026 season, 117 cases were reported in Romania according to INSP: 42 in Bucharest and 12 in Ilfov. Screens and no standing water.
Foundation waterproofing, ventilation, continuous insulation without thermal bridges, and garden drainage that takes water away from the home.
Living by a lake in Ilfov: the short answer
A home by a lake in Ilfov gives you a view, quiet and nature, but it comes with four questions you must check. First: under the Water Law, the shoreline and the lake bed belong to the state, not to the homeowner. Second: the Water Law prohibits building new homes in the flood zone of a watercourse. Third: mosquitoes, and in the 2026 season 12 cases of West Nile fever were reported in Ilfov. Fourth: humidity, which is dealt with by building properly. Anyone who checks all four before signing enjoys the view without surprises. As of October 2026.
I am writing this article with a personal interest, and I disclose the details at the end. Precisely because of that, I want you to know what to ask any developer who sells you a water view, including me.
Who owns the shoreline?
This is the first surprise for most buyers. Under Article 3(1) of Water Law 107/1996, the banks and beds of lakes ("malurile și cuvetele lacurilor") belong to the public domain of the state. Riverbeds longer than 5 km, with a catchment area of more than 10 square kilometres, also belong to the state.
What this means in practice:
- Your plot ends before the water. Check in the land register extract and the survey plan exactly where the boundary runs.
- A jetty, pier or fence into the water requires permits. Do not assume that what the neighbour built is legal.
- There may be restrictions on use. Fishing, swimming and boating are determined by the lake's designated use, not by what homeowners want.
A lake view is part of what you are buying. The shoreline itself is not.
Protection zones: how many metres from the water
Annex 2 to the Water Law sets protection strips around water, in which activity is restricted:
| Type of water | Width of the protection zone under Annex 2 |
|---|---|
| Natural lake | 5 metres, of any size, plus protection under Article 5 |
| Reservoir lake | Between the normal storage level and the top of the dam |
| Watercourse up to 10 metres wide | 5 metres |
| Watercourse 10 to 50 metres wide | 15 metres |
| Watercourse more than 50 metres wide | 20 metres |
| Earth, rock or concrete dam | 20 metres around it |
The data is from Annex 2 to the Water Law. It is important to understand what type of water is in front of the home: a natural lake, an artificial reservoir or a watercourse. The rules differ, and Ilfov has all three.
Flooding: what the law prohibits and how to check
Article 49(1) of the Water Law prohibits building in the flood zone of the main watercourse "noi obiective economice sau sociale, inclusiv noi locuințe", meaning new homes as well. There are exceptions, for example when flood protection works are planned, and owners of existing homes in such a zone may be required to sign a declaration that they accept the risk.
How to check:
- Risk maps. The Romanian Ministry of Environment published the flood hazard and risk maps on inundatii.ro.
- The planning certificate. The plot's planning certificate (certificat de urbanism) lists which approvals were required, sometimes including a water management approval (aviz de gospodărire a apelor).
- Ask the neighbours. Has the water ever come up to the fence? It is a simple question whose answer is worth a lot.
Every home in Romania must also have PAD disaster insurance, which covers flooding among other things, but only up to a low ceiling. Details in our guide to home insurance in Romania.
Mosquitoes and West Nile fever
Standing or slow-moving water attracts mosquitoes, and that is true of every lake in the area. The figure worth knowing: according to the National Institute of Public Health (INSP), between 3 June and 30 September 2026, 117 cases of West Nile virus infection, which is transmitted by mosquitoes, were reported in Romania. Of these, 42 were in Bucharest and 12 in Ilfov, and there were 7 deaths, all among older people with underlying conditions.
A lake view is part of what you are buying. The shoreline itself is not.
Note one detail: the highest number of cases was in Bucharest itself, not in the lake areas. Mosquitoes are a regional issue, not only for people who live by water. Even so, by a lake it is worth:
- Screens on every window and door, already at the finishing stage.
- Not leaving standing water in the garden, in flower pots and in gutters.
- Asking the town hall whether there is a seasonal spraying programme, and how often.
Humidity: what it says about the construction
Near water, air humidity tends to be higher, especially in autumn and winter. In a well-built home it should not be noticeable. In a poorly built home, it will show up as mould in corners and in wardrobes.
What to check in a home near water:
- Waterproofing of the foundations and basement, if there is one. Ask what was done and ask to see it.
- Ventilation. A mechanical ventilation system, or at least a design that allows good natural ventilation.
- Continuous insulation without thermal bridges, which prevents condensation on cold walls.
- Garden drainage, which takes water away from the home after rain.
For what else to look at on a visit, see our villa tour checklist.
Who a lakeside home suits, and who less so
It suits: people looking for quiet, nature and walks outdoors, families with children who love being outside, and people who work from home and enjoy a view.
It suits less: people who are particularly sensitive to humidity or mosquitoes, people who want a "private beach" in the Israeli sense, and people who are not willing to check flood maps and survey plans before signing.
Compass on the Lake: what we do with these questions
I will mention this once: Compass on the Lake is a project of 29 villas on a private street by the lake in Balotești, from €299,900, with handovers planned from December 2027. Every question in this article is one you may, and should, ask us too.
Frequently asked questions
Can you own the lake shore in Romania?
No. Under Article 3 of Water Law 107/1996, the banks and beds of lakes belong to the public domain of the state. The private plot ends before the water, and jetties or piers require permits.
How far from the lake may you build?
Around a natural lake, Annex 2 to the Water Law sets a protection zone of 5 metres, plus protection under Article 5. Around a reservoir, the zone is set by the storage level and the height of the dam. In addition, new homes may not be built in the flood zone of the watercourse.
How do you check whether a home in Ilfov is in a flood zone?
In the flood hazard and risk maps on inundatii.ro, in the plot's planning certificate, and by asking the neighbours and the town hall directly. It is worth asking a lawyer to check this as part of the legal due diligence.
Are there many mosquitoes by the lakes in Ilfov?
Near standing water there are more mosquitoes in summer. In the 2026 season, 12 cases of West Nile fever were reported in Ilfov and 42 in Bucharest, according to INSP. Screens, avoiding standing water and seasonal spraying reduce the problem.
Is there a humidity and mould problem by a lake?
Air humidity is higher near water, but mould is a construction problem, not a location problem. Waterproofing, continuous insulation, ventilation and good drainage are what separate a dry home from a home with a problem.
The bottom line
A home by a lake in Ilfov is a lifestyle choice, not just a view. Anyone who checks the plot boundary, the flood map, the construction against damp and the mosquitoes knows exactly what they are buying.
If you are considering a home by the water in north Bucharest, with us or anywhere else, book a 30-minute call with me. We will go through the maps and the questions to ask together. For the lakes and suburbs in the north, see also our guide to Corbeanca and Snagov and our guide to Balotești.
Moti Azulay, Compass Group Romania
Sources and data: Water Law 107/1996, Romanian legislation portal · Annex 2 to the Water Law, width of protection zones · Article 49 of the Water Law, ban on building in flood zones · Romanian Ministry of Environment: flood risk maps · inundatii.ro, resources and maps · Știripesurse: INSP data on West Nile, 2026 · National Institute of Public Health (INSP).
This article is for general information only and is not legal, tax, financial or medical advice. The rules that apply to a particular lake depend on the type of water, its designated use and the plot's planning documents. Before buying, ask a Romanian lawyer to check the plot boundaries, the protection zones and the flood maps.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
