According to Storia (March 2026), the commission on sales usually ranges from about 1% to about 4%, plus VAT if the agency is registered.
€6,000 commission plus €1,260 VAT. The difference between 1% and 3% is larger than the lawyer's and notary's fees combined.
A bill for a register of agents at ANCPI passed the Senate in 2024 and went to the Chamber of Deputies. As of October 2026, not enacted.
Article 2101: a client must notify the agent that the transaction was concluded within 15 days, or may pay a double commission.
Article 2097 of the Civil Code: the agent is entitled to a commission only if the transaction was concluded as a result of their mediation.
Agent commission in Romania: the short answer
In Romania, an agent's commission on a sale usually ranges from 1% to 4% of the transaction value, sometimes more, and if the agency is VAT-registered, 21% VAT is added on top. No law says who pays: the seller, the buyer or both, according to the agreement. Nor is there a mandatory agent's licence of the kind Israel has. Under the Civil Code, the agent is entitled to a commission only if the transaction was concluded as a result of their mediation, so the written agreement is your main protection.
In Israel, an agent without a licence cannot charge a commission, and without an order form you have signed they are not entitled to a single shekel. Israeli buyers arrive in Romania assuming it works the same way. It does not, and that is where most misunderstandings begin.
What it is in practice: the ranges
According to Storia, one of Romania's largest listings sites (March 2026), the commission on sales usually ranges from about 1% to about 4% of the transaction value, and in some cases 2%–6%, depending on the agency, the type of property and the services. Sometimes it is a fixed amount. And VAT is added on top, if the agency is VAT-registered.
This is what it looks like on a villa priced at €300,000:
| Commission | Amount | VAT 21% | Total |
|---|---|---|---|
| 1% | €3,000 | €630 | €3,630 |
| 2% | €6,000 | €1,260 | €7,260 |
| 3% | €9,000 | €1,890 | €10,890 |
| 4% | €12,000 | €2,520 | €14,520 |
The difference between 1% and 3% on a single villa is larger than the lawyer's and the notary's fees combined. So it is a line you negotiate, not a line you accept.
Who pays: the buyer, the seller or both
There is no single rule. According to Storia, the commission can fall on the seller, on the buyer or on both, according to the agreement with the agency. Some agencies charge both sides in the same transaction.
Two questions to ask at the first meeting:
- "Who else is paying you in this transaction?" If the agent is also paid by the seller, they are not only yours.
- "Does the commission include VAT?" 2% "plus VAT" and 2% "inclusive" are not the same number.
And when buying from a developer: ask whether there is an agent in the transaction and who pays them, as part of the questions worth asking any developer. If the developer pays the commission, it is already in the price.
No licence: what it means for you
In Israel, the Real Estate Agents Law (in Hebrew) prohibits acting as an agent without a licence, and provides that an agent is entitled to a commission only if the client signed a written order.
Romania currently has no mandatory licence. A bill to regulate real estate agents (L162/2024) passed the Senate on 23 May 2024 and was sent to the Chamber of Deputies. Under the bill, a public register of agents would be set up at ANCPI, with courses, an exam and professional liability insurance (termene.ro). As of October 2026, I found no evidence that it has been enacted.
The difference between 1% and 3% on a single villa is larger than the lawyer's and the notary's fees combined.
What this means: an "agent" in Romania can be an established agency with dozens of staff, or a person with a phone. Without a licence to filter for you, the checking is up to you.
What the Civil Code does say
The Romanian Civil Code regulates the brokerage contract (intermediere) in Articles 2096–2102. The points that matter to you:
- Commission only for a result. Under Article 2097, the agent is entitled to a commission only if the transaction was concluded as a result of their mediation.
- Expenses only if written. Under Article 2098, expenses are reimbursed only if this is expressly agreed in the contract.
- Several agents. Under Article 2099, if several agents mediated, they share the commission equally, unless agreed otherwise.
- Representation only with authority. Under Article 2102, the agent can sign on your behalf only if you have expressly authorised them.
The 15-day trap
This is the clause that surprises Israelis most. Under Article 2101, a client must notify the agent that the transaction has been concluded, within 15 days of signing at the latest. A client who fails to do so is liable for a double commission, unless the contract provides otherwise. If the commission is based on the transaction value, the value must be disclosed as well.
Signed at the notary? Send the agent written notice that same week, even if you are sure they already know. One email saves a dispute over a double commission.
An exclusivity agreement: what to read before signing
A brokerage agreement in Romania, especially an exclusive one, is governed by the contract. Before you sign, read four things:
- Term. How long the exclusivity lasts, and how to end it.
- A "tail". Whether a commission is also due on a transaction signed after the agreement ends, with someone the agent introduced.
- Which properties. A closed list of properties, not "any property shown to you".
- What the agent actually does. Viewings only, or also checking the land register extract, accompanying you to the notary and translating.
How to check an agent in ten minutes
- The company: the company name and its registration number, and a check in the trade register (ONRC): whether it is active, and who owns it.
- VAT: whether it is VAT-registered, via the ANAF website. This affects the final price.
- Listings: whether the property is also advertised by other agencies at a different price. A price gap is a sign to check. We wrote about the "foreigner premium" in a separate article.
- In writing: a commission proposal in writing, with VAT and who pays, before the first viewing.
And honestly: a good agent is worth the money. They know the market, know what sold and for how much, and save you weeks. The problem is not the commission. The problem is a commission that was never written down.
Frequently asked questions
How much commission do you pay an agent in Romania?
According to Storia (March 2026), on sales the commission usually ranges from about 1% to about 4% of the transaction value, and in some cases 2%–6%. If the agency is VAT-registered, 21% VAT is added.
Who pays the agent's commission in Romania, the buyer or the seller?
There is no rule in law. The commission can fall on the seller, on the buyer or on both, according to the agreement with the agency. Ask in advance who else pays the agent in the same transaction.
Do real estate agents in Romania need a licence?
As of October 2026, no. A bill setting up a register of agents at ANCPI passed the Senate in May 2024 and was sent to the Chamber of Deputies, and I found no evidence that it has been enacted. In the meantime, checking the agent is up to you.
When is the agent entitled to a commission?
Under Article 2097 of the Civil Code, only if the transaction was concluded as a result of their mediation. Expenses are reimbursed only if expressly agreed in the contract.
What happens if I did not notify the agent that the transaction was concluded?
Under Article 2101, the client must notify the agent within 15 days of signing, or may have to pay a double commission, unless the contract provides otherwise. Send written notice right after signing.
The bottom line
In Romania, an agent is not filtered by a licence, and the commission is not fixed by law. What protects you is a written agreement: how much, with or without VAT, who pays, and what the agent actually does.
I will mention it once: in our project in Balotești, the price, from €299,900, includes VAT, tax, the notary and the lawyer's fee, and it is worth asking every seller, including us, what exactly is included. If you are looking at a property through an agent and want to go over the agreement, book a 30-minute call with me. And before signing, go through the guide to buying costs in Romania as well.
Moti Azulay, Compass Group Romania
Sources and data: Storia: agent commission and who pays (19.3.2026) · Civil Code, Articles 2096–2102 · Romanian legislation portal · Romanian Senate: bill L162/2024 · termene.ro: key points of the real estate agents bill · Israel's Real Estate Agents Law, 1996 (in Hebrew) · Romanian trade register (ONRC) · Romanian tax authority (ANAF).
This article is for general information only and is not legal, tax or financial advice. The commission ranges are general market data, not a binding price list; the example in the table is for illustration only. Correct as of October 2026; before signing a brokerage agreement, consult a Romanian lawyer.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
