Under Article 111 of the Fiscal Code, if the contract price is below the minimum value in the notaries' study, the tax is calculated on the study.
Under the 2026 study, the minimum value for a brick-and-concrete house from 2011 in Balotești, high finish, is €675 per m² of total built area.
180 m² built and a 400 m² plot in Balotești: about €144,000 minimum value. At a higher market price, the grid does not come into play.
A seller pays 3% for up to three years of ownership and 1% after that, on the price or on the grid, whichever is higher.
The notaries' 2026 study for Ilfov is valid from 1 January to 31 December 2026, and is updated at least once a year.
The notary grid: the short answer
The notary grid (grila notarială) is a table of minimum values for property, which every chamber of notaries updates at least once a year under Article 111 of the Romanian Fiscal Code. It is not a market price and not a valuation. It is a floor: when the price in the contract is lower than the value in the grid, the tax on the sale is calculated on the grid. The notary's fee and the registration fee are also calculated on a base that does not fall below it. For a new home bought at market price, the grid is usually lower than the price, so it matters mainly on the day you sell or pass the property on.
I was once asked in a meeting: "If the grid in Balotești is lower than the price, does that mean I overpaid?" No. The grid is a tax tool, and the chamber itself writes that it should not be used to justify a price. But anyone who understands it understands an important part of Romanian taxation.
What the grid is, and who sets it
Under Article 111 of the Fiscal Code (Law 227/2015), chambers of notaries commission "market studies" from authorised valuers setting out minimum values for property, and update them at least once a year. In everyday speech they are called grila notarială, and in earlier articles we called them "the notaries' book".
The Bucharest Chamber of Notaries (CNPB) is responsible for Bucharest and Ilfov County, and its 2026 study for Ilfov is open for download. According to the study itself:
- It is valid from 1 January to 31 December 2026.
- The values are minimum values, in euros per m², for use by notary offices and in cases set by law.
- Using the values to justify a transaction price is "not recommended", because a real valuation requires inspecting the property itself.
- The price for a house is calculated on the total built area (Ad), meaning all floors including walls. On the difference between types of area, see our glossary for Romanian ads.
What it looks like in Balotești: figures from the 2026 study
The study divides each locality into zones, and houses by type of structure, year of construction and level of finish. This is the row for a new house in Balotești:
| Item in the 2026 study, Balotești | Minimum value |
|---|---|
| House with a reinforced concrete frame, built from 2011, high finish | €710 per m² of total built area |
| House with load-bearing brick walls and concrete slabs, built from 2011, high finish | €675 per m² of total built area |
| Vacant land within the locality: centre / intermediate / edge | €59.1 / €37.7 / €29.6 per m² |
| Land occupied by buildings: centre / intermediate / edge | €41.4 / €26.4 / €20.7 per m² |
| Adjustment coefficient for a building commissioned in 2022 to 2026 | x1.10 |
Example: what a villa is "worth" on the grid
Assume a new villa in Balotești: 180 m² of total built area, brick walls and concrete slabs, high finish, on a 400 m² plot in the intermediate zone. (The calculation is for illustration. The final value is set by the notary, for the specific property.)
| Component | Calculation | Value |
|---|---|---|
| Building | 180 m² × €675 × 1.10 | €133,650 |
| Land | 400 m² × €26.4 | €10,560 |
| Total minimum value | about €144,000 |
If the contract price is, say, €300,000, the grid simply does not come into play: every calculation is made on the price. The grid is a floor, not a ceiling and not a valuation. For a new home at market price, it only comes into the picture when someone declares a price below it.
Where the grid changes your money
1. Tax on sale. An individual selling a property pays 3% of the transaction value if they held it for up to three years, and 1% after that. The base is the declared price, but not less than the grid. The notary collects the tax on signing day. Details in our guide to tax on sale.
2. The notary's fee and the registration fee. The notary's fee is set on a sliding scale in Order of the Minister of Justice 177/C/2024, and the ANCPI registration fee is 0.15% for an individual. In both cases the base does not fall below the grid, according to the verifi.ro fee calculator and an analysis in JURIDICE.ro.
The grid is a floor, not a ceiling and not a valuation. For a new home at market price, it only comes into the picture when someone declares a price below it.
3. Inheritance. According to the Bucharest Chamber of Notaries, if the succession procedure is completed within two years of the death, there is no tax. After two years, the heirs pay 1%. Here the grid becomes particularly relevant, because there is no contract price.
4. Compensation for nationalised property. The notaries' study is also used to value property under Law 165/2013. See our article on restitution claims in Ilfov.
Where the grid does not come into play
- Annual property tax. It is calculated on a fixed taxable value per m² set in the Fiscal Code, 2,677 lei in 2026 for a residential building with utilities, not on the grid. See our article on annual property tax.
- The bank's valuation. The bank sends an authorised valuer who assesses the specific property. That is a different assessment, see how a Romanian bank values a property.
"Why not put a low price in the contract?"
A question that comes up, mainly from people who know other property markets. The short answer: because it saves nothing and risks a lot. If the declared price is below the grid, the tax is calculated on the grid anyway. And according to an analysis in JURIDICE.ro from May 2026, a contract at a price below the grid is valid, but a concealed price different from the real price may be treated as a sham transaction, with everything that follows from that.
I will mention it once
At Compass on the Lake, 29 villas in Balotești, prices start at €299,900 and include 21% VAT, the notary's fee, the land-registry fee and the lawyer's fee. The grid does not change that price. It will interest you on the day you sell or pass the house on.
Frequently asked questions
What is grila notarială?
It is a table of minimum values for property, which chambers of notaries update at least once a year under Article 111 of the Fiscal Code. It serves as a floor for calculating tax on sale and the base for the notary's fee and the registration fee. For Bucharest and Ilfov it is published on the Bucharest Chamber of Notaries website.
Is the grid the property's market value?
No. These are minimum values, and the study itself states that using them to justify a transaction price is not recommended. For new homes in Ilfov the grid is usually lower than the market price. A real value needs a valuation of the specific property.
What happens if the contract price is lower than the grid?
The contract is still valid, but the tax on the sale is calculated on the grid value, not on the declared price. The notary's fee and the registration fee are also calculated on a base that does not fall below the grid.
How often is the grid updated?
At least once a year, under Article 111 of the Fiscal Code. The Bucharest Chamber of Notaries' 2026 study for Ilfov is valid from 1 January to 31 December 2026.
Does the grid affect the annual property tax?
No. Annual property tax for individuals is calculated on a taxable value per m² set in the Fiscal Code, 2,677 lei in 2026 for a residential building with utilities, multiplied by a zone coefficient and a rate set by the local authority.
The bottom line
The notary grid is a tax floor, not a price list. Someone buying a new home at market price will hardly feel it on the day of purchase, but will feel it on the day they sell, bequeath or transfer the property.
If you would like to see how the grid, tax on sale and costs in both countries fit together for a specific property, ours or any other project, book a 30-minute call with me. We will go through the numbers and prepare a list of questions for your tax adviser.
Moti Azulay, Compass Group Romania
Sources and data: Bucharest Chamber of Notaries (CNPB), 2026 market studies · CNPB, 2026 market study for Ilfov (PDF) · CNPB: tax on property transfers · Romanian Fiscal Code, Law 227/2015 · JURIDICE.ro: price below the grid, 15.5.2026 · verifi.ro: 2026 notary fee calculator · National Union of Public Notaries of Romania (UNNPR) · National Agency for Cadastre and Land Registration (ANCPI).
This article is for general information only and is not legal, tax or financial advice. Grid values are updated every year, and the notary sets the value for the specific property. The numerical example is for illustration only.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
