Notarial fees when buying a property in 2026: complete guide with percentages, rates and calculation example

In brief

When buying a property in Romania, the notary costs of the entire transaction are around 2.5% of the price, and the practical budgeting rule is to add 2-3% above the purchase price for taxes and fees, plus the agency commission where applicable. Specifically: the notary fee is calculated progressively according to the scale set by the Order of the Minister of Justice no. 177/C/2024, to which 21% VAT is added, and the ANCPI land registration fee is 0.15% of the value for individuals (0.5% for companies). The property transfer tax is usually paid by the seller: 1% if they held the property for over 3 years, 3% if they held it for under 3 years.

• The notary fee is calculated progressively, according to the national notary scale (Order 177/C/2024), based on the value in the deed. VAT of 21% is added to the fee, the rate valid from 1 August 2025.
• The ANCPI land registration fee is 0.15% of the value for individuals and 0.5% for companies, and is usually paid through the notary.
• The property transfer tax (article 111 of the Tax Code) is usually paid by the seller: 1% for ownership over 3 years, 3% under 3 years, applied to the entire value.
• The land register extract for authentication costs around 40 lei.
• Under the New House programme the notary fee is reduced by 30%, and mortgage registration is free.
• When buying with a loan additional costs appear: appraisal, registration of the first-rank mortgage, insurance required by the bank.
• Exact estimation you get from the notary or from a notary fees calculator 2026, based on the actual price.

How much do sale-purchase deeds cost: what makes up the total cost

When you search for "how much do sale-purchase deeds cost" or "notary fees sale-purchase contract", you actually want a simple answer: how much do I pay on top of the price. The short answer: around 2.5% of the price for the complete notary package for the buyer, that is fee, VAT, land registration and land register extract. The problem is that people mix different things in the same pot. Some amounts go to the notary, others to the Cadastral Office, others to the state, others to the bank or agency. If you mix them, the budget becomes confusing and surprises appear exactly on signing day.

Below we go through them one by one, with the exact percentages and rates, in the order they appear in a normal transaction.

The notary fee for the sale-purchase contract

The centrepiece is the notarial deed. The notary verifies the identity of the parties, the property deeds, marital status and draws up the contract. For this work they charge a fee calculated on a progressive scale set by the Order of the Minister of Justice no. 177/C/2024, identical throughout the country: as the transaction value increases, the percentage applied to the higher tranches decreases.

A cost that many forget to include in the calculation: 21% VAT is added to the fee, the rate valid from 1 August 2025. When you ask for an estimate, explicitly ask whether the amount quoted includes VAT, so you can compare offers correctly.

Two transactions with the same price may have slightly different final costs because of file complexity: number of owners, existence of powers of attorney, additional deeds, purchase with loan or cash. The scale is fixed, but the volume of deeds differs. That's why ask for a written estimate in advance.

The 2026 notary scale: what it is and why it matters

Notary fees are not set freely by each office. They follow the national scale from Order 177/C/2024, that is a progressive scale of calculation based on the transaction value. In practice, the notary fee for a 60,000 euro apartment is not simply half that for a 120,000 euro one: the higher value tranches are taxed at lower percentages.

A detail that many miss: the scale is national. Whether you buy in Sibiu, Bucharest or a small town, the same calculation method applies. Searches like "notary scale 2026 sibiu" actually point to the same scale valid throughout Romania. What differs from one office to another are ancillary costs and availability, not the calculation scale.

The second detail, and more important for negotiation: if the price in the contract is below the minimum value from the market study (notary scale of minimum values), taxes are calculated at the value from the scale, not at the declared price. In other words, you cannot reduce taxes by declaring an artificially low price. The notary is obliged to report to the minimum reference value when the price in the deed is below it.

The exact values from the scale are checked with the notary or quickly estimated with a calculation tool. On Vianto Properties you will find a notary fees calculator that shows you the estimated fee and land registration fee for your specific price.

Land registration fee in the land register: 0.15% for individuals

After signing, your property right must be registered in the land register. The operation is called land registration and is done at the Cadastral and Real Estate Publicity Office, usually through the notary. The fee is clear and percentage-based: 0.15% of the property value for individuals and 0.5% for companies. Without this registration, you have a signed contract, but the transfer does not appear in public records.

In searches like "notary fees apartment purchase", land registration is often forgotten from the budget. It is not an optional amount and not a formality to postpone. For a 100,000 euro property, we are talking about approximately 787 lei, so a real amount that you treat as part of the acquisition cost, just like the fee.

Land register extract: small fixed fee, huge impact

The land register extract is the document that shows you the legal status of the property: who the owner is, what encumbrances exist (mortgages, restrictions, litigation) and how the property is described. It is issued for authentication and costs a small fixed fee, around 40 lei, but has a huge impact. An extract without encumbrances means a transaction that can move forward. An extract with surprises means delays and, sometimes, blocked funds.

Don't rely on an old extract received from the seller on WhatsApp. The situation can change from one month to the next. The notary will ask for a recent one anyway.

Example calculation: fees for a 100,000 EUR apartment

To see how the figures look in a concrete case, I've calculated the fees for a 100,000 EUR apartment, which is approximately 524,600 lei at a rate of 5.246 lei/euro. The buyer is a natural person, cash transaction, no credit.

Who pays	What is paid	Amount
Buyer	Notarial fee (OMJ grid 177/C/2024)	approx. 5,726 lei
Buyer	VAT 21% on fee and filing charge	approx. 1,212 lei
Buyer	Land registration ANCPI 0.15% (natural person)	approx. 787 lei
Buyer	TOTAL buyer	approx. 7,770 lei (approx. 1,480 EUR)
Seller	Transfer tax 1% (ownership over 3 years)	approx. 5,246 lei
Seller	Transfer tax 3% (ownership under 3 years)	approx. 15,738 lei

Two practical observations. First: the buyer's total, around 1,480 EUR on a price of 100,000 EUR, confirms the 2-3% budgeting rule as a safe margin, especially if the transaction also includes credit or additional documents. Second: the difference between the 1% and 3% rate for the seller is over 10,000 lei in this example, so the length of ownership matters enormously and is worth checking before final negotiation.

Property transfer tax: 1% or 3%, paid by the seller

This is where one of the most common confusions in searches about notarial fees for sale-purchase lies. The property transfer tax is not a notarial fee. It is a tax obligation to the state, regulated by article 111 of the Tax Code, which the notary calculates, collects and transfers further.

The rates are clear and depend on how long the seller has owned the property: 1% of value if the property has been owned for over 3 years, 3% if owned for under 3 years. Watch out for a major change: since 2023 there is no longer a tax-free threshold, the tax applies to the entire transaction value, regardless of amount.

In practice, this tax is associated with the seller, because he is the one transferring the property right and realizing the income. If you're interested in the seller's perspective, with the applicable rules and calculations, I've detailed the subject in the article about notarial fees when selling an apartment.

For you, as a buyer, two things matter. First: don't put this tax in your own budget without asking, but don't assume it doesn't affect you at all either, because the parties can negotiate a different split. Second: a seller with a 3% tax burden may try to recover it in price. That's why, in negotiation, it's useful to know who pays what and to put everything clearly in the preliminary agreement.

Apartment, house or building plot: what changes in fees

The calculation logic is the same in all three cases: notarial fee according to the progressive grid, 21% VAT, land registration 0.15% for natural persons, land register extract around 40 lei, all based on the value in the deed. Differences appear in preparatory documents and related costs.

Notarial fees when buying an apartment

The apartment is, as a rule, the simplest transaction: registered property, standard documents, quick checks. If you're wondering how much notarial fees cost when buying an apartment, the short answer is: around 2.5% of the price for the buyer's complete package, exactly as in the example above. It depends on the transaction price and the presence of credit, not on the city or building. For the example calculated step by step on a concrete price of 100,000 euros, see our guide on notarial fees when buying an apartment in 2026, with calculation example.

For apartment buildings, also check the status of the homeowners' association and any maintenance arrears. These are not notarial fees, but they transfer to your care upon handover.

Notarial fees when selling-buying a house

With houses, the discussion becomes more complicated because you're actually selling or buying two things: the building and the land. The percentages remain the same (progressive fee, 21% VAT, land registration 0.15%), but here discrepancies between the areas in the documents and reality, unregistered courtyards or undocumented modifications frequently appear. Any such problem can mean new cadastral survey, measurements and updates, that is, time and extra costs compared to an apartment.

I've addressed separately the specifics of houses, with emphasis on cadastral survey and documentation, in the article how much do documents cost when selling-buying a house. I recommend reading it before paying a deposit on a house.

Notarial fees when selling a building plot

For land, the fee and land registration are calculated on the value in the deed, with the same percentages, but the checks are different. The classification of the land matters (building plot or land outside town limits), shape and frontage, access to public road and the existence of a correct cadastral survey. A building plot without complete land registration or with unclear boundaries can block the transaction or financing.

For the buyer, the practical rule is simple: don't sign a preliminary agreement on land without a recent land register extract and without confirmation that the legal regime allows building, if that's what you're after.

Bank costs when buying with a mortgage

With credit, you don't just sign the sale. You also sign the documents through which the bank registers its mortgage guarantee, usually a first-rank mortgage on the property. This means additional documents at the notary and additional registrations in the land register, so higher notarial fees than a cash purchase at the same price.

Good news for those eligible: under the New House program the notarial fee is reduced by 30%, and mortgage registration is free. If you qualify, the savings are significant and it's worth checking eligibility before choosing the type of credit.

On top of these are strictly bank costs: property appraisal, file analysis, home insurance required by the bank. The appraisal deserves special attention. If the appraiser sets a value below the requested price, the bank finances less, and the difference falls on you as additional down payment or the price is renegotiated.

The interest rate environment in 2026 doesn't help you ignore these costs. According to the National Bank of Romania, IRCC is 5.57% and ROBOR 3M is 5.84%, and the average EUR/RON exchange rate in August 2026 is 5.2498. With indicators at these levels and inflation at 6.17% (August 2026), debt service takes up a serious portion of income, so any unbudgeted upfront cost hits your safety reserve directly. For reference, the average net salary nationally is 5,820 RON (July 2026), according to INS, which shows you how quickly a few thousand euros in transaction costs add up against ordinary income.

Check the transaction and mortgage volume published by ANCPI: in an active market, good properties don't wait, and a credit file prepared in advance makes the difference.

Agency commission: where it fits in your budget

Agency commission is not a state tax and is not paid at the notary's office, but it is a real cost in many transactions. Who pays it and how much depends on the mandate signed and the agreement between the parties. As a buyer, ask from the first viewing what the commission is and what services it includes: document verification, negotiation, file preparation for the notary and bank.

A good agent can reduce your costs indirectly: they spot problems in documents before you lock in a deposit and negotiate on facts, not impressions. A poor one just adds another line to your budget. The difference shows in the questions they ask before making an offer.

How to budget your total cost, without surprises

The classic mistake on a first purchase is to start from the asking price and treat everything else as a detail. The practical budgeting rule is simple: add 2–3% above the purchase price for taxes and fees, plus the agency commission where applicable. The notary costs for the entire transaction are around 2.5% of the price, so a 2–3% margin covers you comfortably, including the land register extract of about 40 lei and any additional documents.

A healthy budget has three layers: the negotiated price with the deposit, the package of taxes and transaction costs (notary, VAT, land registration, land register extract, commission, bank costs) and a reserve for moving, minor repairs and furnishing. If you're missing the third layer, any small problem becomes major stress.

Practical steps, in order:

• Set your target price and get bank pre-approval, if you're taking a loan.
• Apply the 2–3% rule above the price for taxes, then ask the notary for a written estimate or use the notary tax calculator for the estimated transaction price.
• Add bank costs and agency commission, if applicable.
• Check the land register extract before any deposit.
• Keep a separate reserve for the period after signing.

A warning about the declared price: if the contract price is below the minimum value in the market study (notary grid), taxes are calculated at the grid value, not the declared price. Don't build your budget on an artificially low price, because the notary will report to the minimum reference value anyway.

For context on how the market is moving in 2026 and what that means for negotiation, follow our analyses of the real estate market.

Frequently Asked Questions

How much does the notary cost when buying an apartment?

The fee is calculated progressively, according to the national grid from the Order of the Minister of Justice no. 177/C/2024, to which 21% VAT is added. As a concrete reference: for an apartment of 100,000 EUR (about 524,600 lei), the fee is approximately 5,726 lei, plus VAT of about 1,212 lei on the fee and filing fee. With a loan, the cost increases, because mortgage documents appear. Under the New House programme, the fee is reduced by 30%.

How much do notary taxes cost when buying an apartment?

The buyer's complete package (fee, 21% VAT, land registration 0.15%, land register extract of about 40 lei) is around 2.5% of the price. On the 100,000 EUR example: approximately 7,770 lei total, or about 1,480 EUR. Everything is based on the value in the deed, not the price in the listing, and if the declared price is below the minimum value in the notary grid, the calculation is done at the grid value.

What are the notary costs when buying a property?

In the strict sense: the fee for the authentic deed, calculated progressively according to the OMJ 177/C/2024 grid, plus 21% VAT and related documents (powers of attorney, declarations, certified copies). In the broad sense: plus the ANCPI land registration fee of 0.15% for individuals, the land register extract of about 40 lei and, sometimes, costs related to the mortgage. The property transfer tax (1% or 3%, on the seller) and bank appraisal are not notary costs, even though they are paid in the same period.

Who pays notary taxes in a sale-purchase?

As a rule, the buyer pays the notary fee with VAT, the land registration of 0.15% and the land register extract, because they are interested in becoming the owner and registering the right. The property transfer tax (1% for ownership over 3 years, 3% under 3 years, according to article 111 of the Tax Code) falls, usually, on the seller. It is not a hard and fast rule: the parties can negotiate a different split, but it must be clearly stated in the preliminary agreement.

Notary taxes when selling an apartment: what does the seller pay?

The seller bears, in principle, the property transfer tax: 1% of the entire value if they owned the property for over 3 years, 3% if they owned it for under 3 years. Since 2023 there is no longer a non-taxable threshold. For an apartment of 100,000 EUR, that means about 5,246 lei at the 1% rate or 15,738 lei at the 3% rate. Separately, the seller pays any documents from their own file, such as the removal of an old mortgage. Full details can be found in our dedicated article on notary taxes when selling an apartment.

How much do sale-purchase deeds cost for a house?

The fee (progressive, with 21% VAT) and land registration (0.15% for individuals) follow the same grid as for an apartment, based on the value in the deed. The difference appears in the preparatory documents: houses come with land, and the land may require new cadastral survey, measurements or updates if the documents don't match reality. That's why, for houses, the total document budget is often higher than the 2.5% rule that applies to apartments.

What taxes are paid when selling a building plot?

The calculation is the same: progressive notary fee with 21% VAT and land registration of 0.15% based on the value in the deed, and the transfer tax (1% or 3%), usually, on the seller. The specifics of land plots concern checks: building plot classification, road access, boundaries and correct land registration. A plot with cadastral problems can block the transaction or financing, so check the land register extract before the deposit.

Do notary fees increase if you buy with a mortgage?

Yes. In addition to the purchase agreement, the documents for a first-rank mortgage are also authenticated, and the mortgage is registered in the land register against an additional fee. Notable exception: under the Noua Casa programme, the notary fee is reduced by 30%, and mortgage registration is free. Separately, the bank adds the valuation and required insurance. Ask the notary for an estimate with two separate lines: purchase and mortgage.

What to check before signing

Notary fees for 2026 are not a mystery. They are calculated based on the transaction price, the national notary scale from Order 177/C/2024, and the complexity of your file. The buyer typically pays a progressive fee with 21% VAT, land registration of 0.15%, and a land register extract of around 40 lei—roughly 2.5% of the price in total. The seller pays transfer tax: 1% over 3 years of ownership, 3% under 3 years, on the full value. The bank and agency add their own costs, separately.

The difference between a smooth transaction and one with surprises lies in three simple steps: check the land register extract before the deposit, request a written estimate from the notary before scheduling, and budget for the real price plus 2–3%, not the advertised one. If you want to move forward with concrete figures, start with the notary fee calculator and, for a discussion on your specific case, contact us on the Vianto Properties contact page.

Looking for advice on your first purchase, with a complete budget for fees and costs? The Vianto Properties team is available to help with personalized recommendations. Contact us at +40 791 710 606 or office@vianto.ro, or explore available properties directly on the site.