By passport
Who can buy what in Romania, by passport
The house, the land, residence, entry and documents: one table for 11 nationalities, with the legal source for every answer.
Updated: 17.10.2026 · Glossary of terms
●Yes○No◐With conditions–Not applicable
Passport by passport
Romanian citizen (incl. dual nationals)
Romanian citizenship counts from the date of the oath, not the date the passport is issued. A dual national (for example Israeli-Romanian) buys house and land like any Romanian.
Sources
- Constitution art. 44(1)-(2)
- Law 312/2005 art. 1(1)
- Civil Code art. 693-695
- Law 17/2014 art. 2, 4, 4^1, 4^2
- OUG 194/2002 (consolidated 06.03.2024, MAE): art. 2(a), art. 24(1) long-stay visa purposes, art. 43, art. 49
- Council Decision (EU) 2024/3212, art. 1 - land border checks with/between BG and RO lifted from 1.1.2025
- Reg. (EU) 833/2014 consolidated 24.07.2026 - art. 5b, 5c, 5d, 12
- Reg. (EC) 765/2006 consolidated 24.07.2026 - art. 1u, 1v
EU / EEA citizen (France, Germany, Ireland, Austria, Norway…)
EU and EEA citizens buy land on the same terms as Romanians, whether or not they live in Romania. Owning a home is not itself a ground of residence: stays over 3 months need a ground such as work or sufficient means, with registration within 3 months.
Sources
Swiss citizen
Switzerland is not EU/EEA under Law 312/2005. A Swiss national with a right of residence and main home in Romania may acquire property like a Romanian under the EU–Swiss free-movement agreement; a non-resident Swiss buyer holds the villa land through Superficie or a company.
Sources
UK citizen (after Brexit)
UK nationals lost EU land rights when the transition period ended on 31.12.2020; the EU–UK trade agreement keeps Romania's rule that land may be bought only under a reciprocity treaty, and none exists. The house is bought in your name and the land held through Superficie or a company.
Sources
- Constitution art. 44(2): private property guaranteed 'indiferent de titular'; foreigners' limit is on 'terenurilor' only
- Law 312/2005 art. 1(1): scope = land only
- EU-UK Withdrawal Agreement art. 23, 126 (EUR-Lex)
- EU-UK Trade and Cooperation Agreement, Annex 19, EU schedule, Reservation No. 1 (In RO: land) (EUR-Lex)
- Civil Code art. 693-695, 698-699
- SECONDARY: juridice.ro, I. Lacatus, 07.11.2023 - no reciprocity treaty; superficie for third-country nationals
- Law 17/2014 art. 4^1(2), 4^2
- OUG 194/2002 (consolidated 06.03.2024, MAE): art. 2(a), art. 24(1) long-stay visa purposes, art. 43, art. 49
Israeli citizen (no EU passport)
No reciprocity treaty between Israel and Romania was identified, so an Israeli registers the house in their own name and holds the land under it through a Superficie right (up to 99 years, renewable) or owns both through a Romanian company. An Israeli with an EU passport is in the EU row.
Sources
US / Canadian / Australian citizen
Third-country nationals, in the same position as Israelis. A second, EU passport (for example Irish) moves the buyer to the EU row. Canada joined the Apostille Convention on 11.01.2024.
Sources
Moldovan citizen without a Romanian passport
Once Romanian citizenship is granted or reacquired, it takes effect on the date of the oath. From that date the buyer can own the land directly; before it, the land is held through Superficie or a company.
Sources
Ukrainian citizen (incl. temporary protection)
EU temporary protection has been extended to 4 March 2028 (Council Implementing Decision (EU) 2026/1912). It is a right to stay, not EU citizenship, and owning a home does not convert it into residence.
Sources
Russian / Belarusian citizen
Neither EU sanctions nor Romanian law ban buying a home. EU rules cap deposits at €100,000 per bank and restrict crypto, payment and e-money services for these nationals, unless they hold EU/EEA/Swiss citizenship or a residence permit there. Romania's tax treaties with Russia and Belarus have been suspended since October and November 2024.
Sources
- Constitution art. 44(2)
- Reg. (EU) 833/2014 art. 5b, consolidated 24.07.2026 (EUR-Lex)
- Reg. (EC) 765/2006 art. 1u, consolidated 24.07.2026 (EUR-Lex)
- Law 312/2005 art. 1(2), 2(b), 6
- SECONDARY: juridice.ro, I. Lacatus, 07.11.2023 - no reciprocity treaty; superficie for third-country nationals
- Civil Code art. 693-695, 698-699
- Law 17/2014 art. 4^1(2)
- OUG 194/2002 (consolidated 06.03.2024, MAE): art. 2(a), art. 24(1) long-stay visa purposes, art. 43, art. 49
Gulf citizen (UAE, Saudi Arabia, Qatar)
Third-country nationals, in the same position as Israelis. UAE citizens enter visa-free for 90 days in 180; Saudi and Qatari citizens need a Schengen visa. Documents from the UAE and Qatar need consular legalisation because these states are not parties to the Apostille Convention.
Sources
Any non-EU buyer through a Romanian company (SRL)
A company with its seat in Romania is a Romanian legal person and may own land whoever its shareholders are. You then own shares, not the home, with company law, accounting and tax duties. The investor visa route is company-based: an approved business plan and at least €100,000 (SRL partner) in a Romanian bank.
Sources
- Civil Code art. 225
- Constitution art. 44(2)
- Law 312/2005 art. 1, 6
- Law 17/2014 art. 4^1(2), 4^2
- OUG 194/2002 (consolidated 06.03.2024, MAE): art. 2(a), art. 24(1) long-stay visa purposes, art. 43, art. 49
- IGI - commercial activities (company-based residence)
- Reg. (EU) 2018/1806 consolidated 30.12.2025 - art. 4(1) 90/180, Annex I (visa required) / Annex II (visa-free)
- Reg. (EU) 833/2014 consolidated 24.07.2026 - art. 5b, 5c, 5d, 12
Frequently asked questions
Can a foreigner buy a house in Romania?
Yes. Any foreigner may own a building, a house or an apartment, in their own name. Restrictions apply only to land: EU and EEA citizens may own land like Romanians, while most other nationalities hold the land under a house through a Superficie right or own both through a Romanian company.
Can an Israeli buy land in Romania?
Not directly in their own name, because Romania allows third-country nationals to own land only under a reciprocity treaty and none with Israel was identified. An Israeli buyer registers the villa in their own name and holds the land through a Superficie right of up to 99 years, renewable, or owns both through a Romanian company.
Does buying property in Romania give residency?
No. Romanian law has no residence-by-property route for any nationality. Long-stay visas are granted only for listed purposes such as work, study, family or a company-based investment with an approved business plan.
Can UK citizens buy land in Romania after Brexit?
Not in their own name since the end of the transition period on 31 December 2020. They can own the house and hold the land through Superficie or a Romanian company, the same as other non-EU buyers.
Can Russians buy property in Romania?
Yes. Neither EU sanctions nor Romanian law ban it, and the land rules are the same as for other non-EU buyers. EU sanctions cap bank deposits at €100,000 per bank for Russian and Belarusian nationals without EU citizenship or an EU residence permit, which affects how the price can be paid.
Superficie or a Romanian company: what is the difference?
With Superficie you own the house in your own name and hold a registered right to the land for up to 99 years, renewable, which banks accept as mortgage security. With a company, the company owns house and land and you own the company, which adds company law, accounting and tax duties.
This table is general information, not legal or tax advice. It reflects the law as of October 2026; several official legal portals were offline during checking, so some texts were read from archived official copies. Before a purchase, consult an independent lawyer.