Semi-detachedTYPE A / B
- Plot
- 230 m²
- Built
- 120 m² (87 net)
- Rooms
- 2 bedrooms and a study
24 villas in the project
From €299,900
Balotești, north Bucharest
A villa on the lake.25 minutes from Bucharest.
From €299,900Includes 21% VAT, purchase tax, notary and lawyer fees
Inside
The finishes arealready included.
No upgrades needed. Everything is included in the price of the villa.
- Barlinek parquetliving room and bedrooms
- REHAU windowsthermal and acoustic insulation
- Custom kitchenbuilt-in appliances
- Underfloor heatingair conditioning, smart home
- Floors
- Barlinek parquet in the living room and bedrooms.
- Windows
- REHAU Euro-Design 70 profiles throughout: thermal insulation Uf 1.3, 70 mm depth, burglary resistance up to class 2 and sound insulation up to class 4.
- Interior doors
- PORTA, with a UV-resistant lacquer finish.
- Kitchen
- Custom-designed, with a built-in microwave, oven, fridge and extractor hood, and a worktop.
- Bathrooms
- Porcelanosa and Pamesa tiles, wall-hung toilets, LED mirrors, brass-finish taps and glass shower screens.
- Systems
- Underfloor heating, air conditioning and a smart home system.
Preliminary specification, subject to change. The binding specification is the one attached to the sale agreement.
Furniture and lighting fixtures are not included. The villa can be furnished for an additional fee through the management company.
A day in the villa
Live a whole day here.
From sunrise to night, with the light, the sounds and the rhythm of the home. 90 seconds of scrolling.
Start the day →An ordinary evening.In your home on the lake.
One minute from “The Home”, the project’s film series. The door opens, and you are inside.
Renderings in the film are for illustration only.
Luxury villas on the lake,minutes from the tech park.From €299,900, all included
Includes 21% VAT, purchase tax, notary and lawyer feesBook a meeting →Villas
Three villa types.A unique investment opportunity.
DetachedTYPE C
- Plot
- 283 m²
- Built
- 140 m² (100 net)
- Rooms
- 3 bedrooms
2 villas in the project
From €450,000
From the 3D tour · for illustration onlyOn the waterfrontLAKEFRONT
- Plot
- 393–468 m²
- Built
- 347–379 m²
- Frontage
- Open to the lake
3 villas in the project
From €1,000,000
Request the floor plansVirtual tour
Walk around the project.On your own, from any device.
All 29 villas, the inner street and the lake, in 3D. Choose a villa and see its plot, its floor plans and the sun through the day.
Enter the 3D tour →Location
Suburban quiet,a Bucharest address.
Balotești sits on the green plain north of Bucharest, between forests and lakes, on the main road to the airport. Over the last decade its population has grown by about 35%, as families move out of the city.
- 25minto central Bucharest
- 10minto the airport
- 2.5hrsdirect flight from Tel Aviv
29 villas · 3 on the waterline · BaloteștiMark Twain British SchoolIn Balotești · under construction6min
Therme BucureștiSpa and water complex10min
Henri Coandă AirportDirect flights from Tel Aviv10min
American International SchoolAISB · Pipera15min
Pipera tech parkOffices and tech15min
Bucharest centrePiața Victoriei25min
Balotești: did you know?
740hectares of forest in the commune
184hectares of water and lakes
+35%residents, 2011–2021
DN1 · the road into the cityA3 · motorwayRing roadN ↑
Why Bucharest
Why Bucharest.And why right here.
An EU capital two and a half hours' flight from Tel Aviv, where property prices are still lower than in the capitals of Central Europe. And its growth is moving north, into the belt where we build.
2.5hrs
Direct flight from Tel Aviv
About 19 flights a week. Bucharest's airport is about a 10-minute drive from the project.
EU
An EU and NATO member
Land registration, notaries and banks under EU rules. Property is priced in euros.
#1
The fastest population growth
Ilfov County, which surrounds Bucharest, recorded the largest growth in Romania, and the largest of any EU region, according to Eurostat.
94%
A market of buyers
The home-ownership rate in Romania, against an EU average of 68%. Here, people want to buy a home.
2029
On the way to the euro
The official target for adopting the euro is 2029. Property is already priced in euro, so the switch does not change what you pay.
5+
International banks
Erste (BCR), Société Générale (BRD), Raiffeisen, UniCredit and ING operate in Bucharest and offer mortgages.
Big 4
The Big 4 and McKinsey
Deloitte, PwC, EY, KPMG and McKinsey all have offices in Bucharest: a sign of a mature business market and of executives looking for quality homes.
Price per m² in the city centre, regional capitals
The same basis of comparison for every city. Bucharest is still in a different bracket.
Why Compass on the Lake
And why our project.
01
A villa with a garden, not another flat in a block
A villa with a garden, not another flat in a blockA house on its own land in a gated community of just 29 villas, in a project on the lakeshore.
02In the northern belt Bucharest is growing into
In the northern belt Bucharest is growing intoNear the Pipera tech park and the international schools, with a new British school campus being built in Balotești.
03€One price that includes everything
VAT, purchase tax, notary and lawyer fees, and full finishes. No surprises on the way to signing.
0470%Up to 70% financing from a Romanian bank
Subject to bank approval. We guide you through the process with the bank.
05
Israeli developers, Romanian company
Israeli developers, Romanian companyFull service in Hebrew, English and Romanian, from the first call to the handover of the keys.
06
A developer who stays after handover
A developer who stays after handoverOur management company runs the home for you, and earns only when it is rented out.
That's the home. Now, how to buy it the right way from abroad.
THE INVESTOR'S JOURNEY
The investor's journey
From the first meetingto the keys.
Romanian law defines every stage, so you know in advance what happens at each one.
- 1
Meet the developer.
On Zoom, or in person in Israel or Romania. Choose a villa and go through the floor plans and the price list.
30 minutes · in English, Hebrew or Romanian - 2
Reservation agreement.
This holds the villa for you. Under Law 207/2025, the agreement is limited to 60 days and to no more than 5% of the price.
Up to 5% · up to 60 days - 3
Preliminary contract before a Romanian notary.
The contract is signed only after the building permit is entered in the land register (Cartea Funciară) and the unit has its own land register extract. The notary registers the contract by the next business day.
Notary · registered within one business day - 4
Payments by construction progress.
Advance payments go into a separate bank account dedicated to the project, with caps tied to each construction stage, as the law requires.
Dedicated account · caps per stage - 5
Financing.
A Romanian bank can finance up to 70% of the price, subject to bank approval. Check your monthly payment in the calculator.
Monthly payment calculator → - 6
Final contract and registration in your name.
You sign the final contract before a notary, and ownership is entered in the Romanian land register in your name.
Notary · Cartea Funciară - 7
Handover.
From December 2027, depending on the villa's position in the project.
From December 2027 - 8
The keys are in your hands.
After handover, a management company appointed by the developer can manage the property for you.
Protection
Four layersof protection.
You don't have to trust us. Each layer closes a different risk, and two of them are in the hands of the Romanian state, not ours.
- Before signing
A public notary
A Romanian notary checks the land register extract and any encumbrances before approving the contract.
Blocks: a mortgaged property or unclear ownership - On transfer day
Land register entry in your name
Ownership is recorded in the state land register. Registered, not just promised.
Blocks: the same property sold twice - From signing to keys
Israeli developers at your side
Moti and Ilan Leibovitch, the developers, guide you in Hebrew, English and Romanian at every step and explain every document. For legal representation we recommend your own independent lawyer.
Blocks: getting lost in a foreign language and system - Years after handover
The developer's management company
Your home is maintained and looked after while you're abroad.
Blocks: a home left unattended
The interest model
A developer who earnsonly when you do.
After we hand over the keys, we become your management company, and we earn only when your home is rented: an 8% management fee, about one month's rent a year.
A typical developerEarns once, at the sale
A defect after handover? You're on your own.
CompassAfter handover, earns only from managing the rental
Home not rented? Then we don't earn either.
We recommend you have your own independent legal representation.
Price
One price,everything included.
From€299,900
21% VATPurchase taxNotary feesLawyer feesFull finishes
up to 70%
Financing from a Romanian bank for buyers living abroad.
The loan and its terms are subject to the lending bank's review and approval of the client only.
Calculate your monthly paymentAvailability
20 of 29 villasstill available.
Pick a villa on the plan and the whole page adapts to it: the price, the floor plans, the tour and the meeting.
Drag the plan sideways, from the entrance to the lake.
Download the project site plan (PDF)AvailableSoldLakefront
Who we are
Two developers.One project.
Moti AzulayDeveloper and partner · Doctoral candidate in management and consumer behaviour researcher
Ilan Leibovitch, Adv.Developer and partner · Former member of the 16th Knesset · Lawyer
Compass Group Romania · more than 30 years of combined experience. 20 of the 29 villas are still available.
Press
In the press.Our project, in the story.
For the price of an apartment in Bucharest, you can't even buy a key in Israelynet · Mamon, Yedioth Ahronoth · Hila Tzion · 16.11.2025We were interviewed for the article on Israelis investing in Romanian real estate. Headline translated from Hebrew.Read the article (in Hebrew)
Everything's Israeli except the price: how much does a lakeside villa in Bucharest cost?Walla Nadlan · 27.08.2025An article about Compass on the Lake. Figures in the article were correct at the time of publication. Headline translated from Hebrew.Read the article (in Hebrew)
Knowledge Hub
Questions investorsactually ask.
Short, sourced answers on buying property in Romania: law, tax, financing and life in north Bucharest.
OwnershipCan you buy property in Romania without being Romanian?Who may buy what, the seven steps from NIF to registration in your name, and four mistakes worth avoiding.5 min read
PriceHow much does buying property in Romania cost beyond the price?One table with every Romanian buying cost: VAT, notary, registration and transfer tax, who pays each item and what to get in writing.5 min read
LawWhat does a preliminary contract in Romania bind me to?What the law says, when a notary is mandatory, what happens to the deposit, and 10 clauses to check before signing.5 min read
MortgageHow do you calculate a monthly mortgage payment in Romania?The formula, a payment table by rate and term, equal vs decreasing instalments, and what the bank adds on top.6 min read
BucharestWhich are the best neighborhoods in Bucharest, and which suits me?A map of nine areas in Bucharest and northern Ilfov by character, transport and who they suit, plus five questions to ask first.6 min read
TransportWhen will metro line M6 reach the airport, and what does it change?14.2 km, 12 stations, the works status in September 2026, the declared opening date, and how to factor the line into a purchase.5 min readWant to look deeperbefore the meeting?
FAQ
Frequently askedquestions.
What happens if construction is delayed?
The handover date and the compensation for delay are set in the sale agreement, and you receive them in writing before you sign. Under Law 207/2025, advance payments go into an account dedicated to the project and are released by construction stage, so your money never funds another project.
How is my money protected during construction?
Under Law 207/2025, advance payments go into an account dedicated to the project, with caps tied to each construction stage.
The price is in euros, but I earn in shekels. What's the risk?
The price, the payments and the mortgage are all in euros, so a change in the exchange rate changes your cost in shekels, in either direction. Over the past year the rate moved between about 3.26 and 3.98 shekels to the euro. Payments are staged by construction progress, so you can spread the conversion over time. It's worth planning it with your bank or a financial adviser. The same applies to any other home currency.
Can I sell the villa later?
Yes. The home is registered in the land register in your name, and you sell it like any property in Romania, in a transaction before a notary. If there is a mortgage, it is repaid from the sale proceeds. A gain on the sale is taxed in Romania, and you should also check your reporting obligations in Israel or your country of tax residence. We do not promise any future sale price.
What about tax in Israel?
An Israeli resident reports income from property abroad to the Israel Tax Authority, including rent and gains on a sale. Israel and Romania have a double taxation treaty, so tax paid in Romania is generally credited against Israeli tax. The details depend on your personal situation, so we recommend consulting an Israeli accountant who knows property abroad. We're happy to refer you.
Can I buy without flying to Romania?
The meeting, the choice of villa and the agreement can all be done remotely. For the notarial signing you need to attend in person or give a power of attorney, because Romania does not allow remote notarial signing.
When is handover?
From December 2027, depending on the villa's position in the project.
Who represents me legally?
The company's lawyer represents the company only. We recommend independent representation, and we're happy to refer you.
Ilan Leibovitch, the developerAvailable to talk · English, Hebrew, RomânăOne meetinganswers everything.
Half an hour with the developer, on Zoom, in Israel or in Romania. Price list, floor plans, financing and the agreement, all on the table.
- The full price list for all 20 available villas
- Floor plans and a land register extract
- A financing route of up to 70%
Or call us: +972 73-254-0028