Israelis can stay in Romania up to 90 days in any 180-day window. Days are counted across the whole Schengen area.
A €400,000 investor visa bill was withdrawn from the Senate in December 2025. As of 2026, property gives no status.
Shareholders with a management role in a Romanian company: a business plan and at least €100,000 invested, or 10 jobs.
Renewal applications are filed in person at IGI, at least 30 days before the permit runs out.
After 5 years of legal, continuous residence, with means of support, health insurance, housing and basic Romanian.
Does buying an apartment or villa in Romania give you a residence permit?
No. As of 2026, buying property in Romania does not grant a residence permit or residency, and Romania has no real-estate "golden visa". Israelis can stay in Romania for up to 90 days in any 180-day period without a visa; beyond that you need a legal route: work, business, family, studies or the digital nomad visa.
"Moti, if we buy a villa from you, do we get residency?" It is probably the question I hear most after the one about price. My answer is always the same: the house does not give you status. It gives you an address. In this article I explain what does give you status, and where the property still helps.
90 days without a visa: what Israelis can do in Romania
Since 1 January 2025 Romania has been a full member of the Schengen area. The same rule therefore applies as everywhere in Schengen: up to 90 days in any rolling 180-day window, as a tourist or business visitor, without a visa.
Three things to know:
- Days are counted across all of Schengen. A week in Greece and two weeks in Romania are three weeks out of the same 90.
- Such a stay is not residency. It cannot be extended inside Romania on the basis of owning property.
- The border records you. The EU Entry/Exit System (EES) has been fully operational since April 2026 and logs every entry and exit.
Buying property, signing before a notary and following construction are all perfectly possible within these visits. Most foreign buyers I know do exactly that, without ever applying for residency.
The five routes to a temporary residence permit in Romania
The status of non-EU nationals is governed by Emergency Ordinance 194/2002 on the regime of foreigners in Romania. The process is usually two-step: a long-stay visa (type D) from a Romanian consulate, then, inside Romania, a temporary residence permit from the General Inspectorate for Immigration (IGI).
| Route | Who it suits | Key condition |
|---|---|---|
| Work | People hired by a Romanian employer | A work permit requested by the employer |
| Business activity (D/AC) | Shareholders with a management role in a Romanian company | A business plan and an investment of at least €100,000, or creating 10 jobs in a limited liability company (SRL) |
| Family reunification | Spouses and children of someone who already holds status | Proof of the family link, housing and means of support |
| Studies | Students at a recognised institution | Admission to studies |
| Digital nomads | Remote workers for a foreign company | Income of at least three times Romania's average gross salary in each of the 6 months before applying |
Note the business route. It is not a passive "investor visa". According to the Romanian Ministry of Foreign Affairs, the investment must be made under a business plan within 12 months of receiving the permit, and it is assessed by a government trade and investment promotion body. Buying a villa for private use is not an "investment" in this sense.
The digital nomad route was created by Law 22/2022 and particularly suits people working remotely in tech. The income threshold is tied to Romania's average salary and is updated, so check the exact amount when you apply.
Romania's "golden visa": what happened to the bill
In October 2025 a group of National Liberal Party senators tabled a bill for an investor residence programme with a €400,000 threshold, including real estate. On 8 December 2025 the bill was withdrawn from the legislative process after a negative opinion from the Supreme Council of National Defence (CSAT).
As of October 2026, Romania has no residence-by-property programme. Anyone who promises otherwise should show you the article of law.
Where the property still helps
The property does not open the door, but it helps once you are in a process:
The house does not give you status. It gives you an address.
- Proof of accommodation. Almost every residence application requires a legal document showing where you will live. A property registered in your name in the land register (ANCPI) is the cleanest proof.
- Stability for permanent residence. Living at the same address over years makes it easier to document continuous residence.
- A base for the family. In family reunification, suitable housing is part of the conditions.
On the legal steps of the purchase itself, from the preliminary contract to the final contract and registration in your name, see our guide to buying property in Romania as a foreigner.
From temporary to permanent: five years and clear conditions
A temporary residence permit is usually issued for one year and renewed. The renewal application must be filed in person, at least 30 days before the permit expires, at the IGI office for your area. Missing the deadline risks breaking continuity.
After 5 years of legal, continuous residence you can apply for long-term (permanent) residence. The main conditions:
- Five years of legal, continuous residence, with limits on long absences.
- Means of support.
- Health insurance.
- A legal accommodation document.
- A clean criminal record.
- Basic knowledge of Romanian.
And for those with Romanian roots: Romania's citizenship law allows some descendants of former citizens to apply for citizenship. That is a completely different route and requires individual legal advice.
A residence permit is not tax residency
This is where most people slip. A residence permit is an immigration status. Tax residency is a different question.
In Romania, under the Fiscal Code and ANAF rules, someone present for more than 183 days within 12 months, or whose centre of vital interests is in Romania, may be treated as a tax resident. In Israel, residency is determined by the centre of life, and the Israel-Romania tax treaty decides when both countries claim it. Before moving, plan your tax position with an adviser who knows both countries, and check with the Israel Tax Authority.
For the full picture of a move, schools, neighbourhoods and three relocation paths, read our relocation guide to Romania.
Frequently asked questions
How long can an Israeli stay in Romania without a visa?
Up to 90 days in any 180-day period, as in the rest of Schengen. The days are counted across the whole Schengen area, and a longer stay requires a long-stay visa and a residence permit.
Does buying property in Romania give residency?
No. Romania has no real-estate investor visa. A bill for such a programme, with a €400,000 threshold, was withdrawn from the Senate in December 2025 and is not in force.
What is Romania's digital nomad visa?
A long-stay visa for people working remotely for a company registered outside Romania. The key condition is income of at least three times Romania's average gross salary in each of the six months before the application.
When do you apply to renew a residence permit?
At least 30 days before the permit expires, in person, at the immigration (IGI) office for your place of residence.
How long until you can get permanent residence in Romania?
After 5 years of legal, continuous residence, provided you have means of support, health insurance, accommodation, a clean criminal record and basic Romanian.
Do you need residency to buy property in Romania?
No. You can buy without residency and sign before a notary during a visit. Notarial signing cannot be done remotely, but you can sign through a power of attorney.
The bottom line
A residence permit in Romania is based on a reason: work, business, family, studies or remote work. The property is not the reason, but it is the address that strengthens each of these routes.
If you are thinking of living in Romania, or just buying a home there, book a half-hour call with me. We'll go through what the property gives you and what it doesn't, and I'll connect you with an immigration lawyer when needed.
Moti Azulay, Compass Group Romania
Sources and data: General Inspectorate for Immigration of Romania (IGI) · Romanian Ministry of Foreign Affairs · Emergency Ordinance 194/2002, Romanian legislation portal · European Union, Schengen · National Agency for Cadastre and Land Registration (ANCPI) · Romanian tax authority (ANAF) · Israel Tax Authority
This article is for general information only and is not legal, immigration or tax advice. Immigration rules change; before applying, consult an immigration lawyer in Romania.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
