VAT on apartment sales 2026 - 9% vs 21%

VAT doesn't seem like a "coffee talk" topic. Until you realize it can seriously change your budget. In 2026, the difference between 9% and 21% can tip a decision. Especially when you're looking at a new apartment, with parking, lift and good finishes. In Sibiu, the average asking price is 2,034 EUR/sqm, according to Imobiliare.ro (September 2026). And the market is still in an appreciating market, with +7.4% YoY. At the same time, transactions rose to 936 in June 2026, according to ANCPI. This means sustained demand and limited available stock in high-liquidity areas. In this context, "VAT on apartment sales 2026" becomes a practical question, not theory.

Key Takeaways (in brief)

• 2,034 EUR/sqm average asking price in Sibiu, according to Imobiliare.ro (September 2026).
• +7.4% YoY annual variation in Sibiu, according to Imobiliare.ro (September 2026).
• 936 transactions in June 2026 in Sibiu County, +26.7% YoY, according to ANCPI - transaction statistics.
• 500 mortgages in June 2026 in Sibiu County, according to ANCPI - mortgages.
• IRCC 5.57% and ROBOR 3M 5.84% (August 2026), according to BNR - interest rate indicators.

Contents

• 1) VAT on apartment sales 2026: 9% vs 21% - the logic behind it
• 2) Who pays VAT and how it shows in the asking price
• 3) Local examples in Sibiu: how VAT affects your budget and negotiation
• 4) VAT and credit: debt service, IRCC, ROBOR and EUR/RON exchange rate
• 5) Legal checklist: documents, land register extract without encumbrances and notarial deed
• 6) Strategy: how to buy or sell correctly in an appreciating market
• FAQ - frequently asked questions about VAT on apartment sales 2026

1) VAT on apartment sales 2026: 9% vs 21% - the logic behind it

Why VAT matters more than it seems

In practice, VAT is a cost component that goes into your budget. Sometimes it's included in the asking price. Other times it appears separately, in the offer or in the preliminary sale agreement. The difference between 9% and 21% is not just "a percentage". It's a difference in cash, down payment and credit eligibility. That's why, when you discuss VAT on apartment sales 2026, you need to clarify the VAT regime from the start.

In Sibiu, the market has sustained demand. You can see it in ANCPI data: 936 transactions and 500 mortgages in June 2026. In an area with high liquidity, a good apartment moves fast. If VAT isn't clear, you lose time. And time, in 2026, costs.

What 9% vs 21% means, in plain language

In simple terms, 9% is a reduced rate, and 21% is the standard rate. The difference usually appears when selling new apartments by a developer or by a VAT-registered company. In sales between individuals, we usually don't discuss VAT, but other costs. However, there are mixed situations, especially when the seller is a company.

Important: in this guide we don't replace tax consulting. But we show you how to ask the right questions. And how to verify documents, so you don't arrive at the notary with surprises. If you're preparing for a transaction, also read our guide on notarial fees for selling an apartment in 2026.

Where things break down: "price with VAT included" vs "price + VAT"

In listings, you'll see two formulations. "Price with VAT included" or "price + VAT". The difference is major for your budget. If you have an asking price that seems "ok" compared to the market, but VAT is added on top, then comparing with other properties becomes incorrect.

In Sibiu, the average asking price is 2,034 EUR/sqm, according to Imobiliare.ro (September 2026). This benchmark helps you feel if an offer is at market price. But you must always compare the same basis: with VAT included or without VAT.

Quick table: what you check before getting excited

Question	Why it matters	What you request in writing
Does the asking price include VAT?	You compare correctly with market price.	Offer/reservation with note "VAT included".
Is the seller VAT-registered?	Determines whether VAT applies.	Company details + invoicing + VAT regime.
Is it a new apartment or resale?	Changes the tax treatment in many cases.	Property deeds and property history.
Is a notarial deed being signed?	The transfer is done correctly and safely.	Notary appointment + document list.

If you want to follow the local context, visit our dedicated market page: Vianto Properties analyses of the real estate market. We publish useful benchmarks for Sibiu regularly.

2) Who pays VAT and how it shows in the asking price

VAT is not "a buyer's tax", but the buyer pays it out of pocket

Technically, VAT is collected by the seller, if they are a VAT payer. In practice, the buyer bears it through the price. That's why, in negotiation, the real discussion is about the total payment. This is where confusion arises: some compare an asking price "without VAT" with another price "VAT included". The result is a wrong decision.

In an appreciating market, sellers tend to be firmer. Still, there is always a negotiation margin. This depends on location, limited available stock, and time pressure. In areas with high liquidity, the negotiation discount is usually smaller.

Asking price vs transaction price: why it matters in the VAT discussion

In listings you see the asking price. At the notary you see the transaction price. The difference between them is the real negotiation space. VAT can influence this difference, especially for new apartments. If the developer has a "fixed" asking price, they can offer something else: parking space, storage unit, finishes. That is also a form of negotiation discount, just not directly visible in the amount.

In Sibiu, ANCPI data shows volume: 936 transactions in June 2026. That suggests the market has energy. But energy does not mean every asking price automatically becomes market price. A good consultant looks at comparables and the sales pace in the reference area.

When confusion appears: "VAT included" in marketing

Some projects communicate "VAT included" without detailing the regime. In the discussion about VAT apartment sale 2026, ask for written clarification. Especially if you reserve. Especially if you pay a deposit. It's not about distrust. It's about discipline.

• Ask for the complete offer, with total and conditions.
• Ask for delivery date and execution stage.
• Ask what happens if tax conditions change.
• Check if the asking price includes the parking space.
• Note everything in the preliminary sale agreement, not just "by word".

Table: market indicators that influence negotiation in 2026

Indicator	Value	Source	How it helps you
Average asking price Sibiu	2,034 EUR/sqm	Imobiliare.ro, September 2026	Benchmark for market price, at city level.
Annual variation Sibiu	+7.4% YoY	Imobiliare.ro, September 2026	Signal of appreciating market.
Transactions Sibiu county (June 2026)	936 (+26.7% YoY)	ANCPI	Shows liquidity and sales pace.
Mortgages Sibiu County (June 2026)	500	ANCPI	Shows how much is bought with financing.
IRCC	5,57%	BNR	Affects debt service on loans.

For similar guides, you'll find useful articles here: Vianto Properties Blog. I recommend using it as a checklist before viewings.

3) Local examples Sibiu: how VAT influences budget and negotiation

Neighbourhoods matter: lifestyle, not just square metres

In Sibiu, the same apartment "on paper" can have different value in real life. Location changes your routine. It changes your commute time. It also changes potential rent, if it's an investment. That's why, when you discuss VAT apartment sale 2026, don't get stuck just in percentages. Put VAT in the context of the neighbourhood and your plan.

Hipodrom is the kind of area where you have everything nearby. Shops, schools, transport. It's an area with high liquidity, because demand stays constant. If you want an apartment for a family, layout and floor matter a lot here.

Strand has a more relaxed vibe. You have good access to green areas and exits. It's sought by people who want quiet, but don't want to leave the city. In such areas, a new apartment with parking can have a firmer asking price.

Turnișor is a good mix between residential and quick access. Many choose it for short commute and neighbourhood feel. Here you often see new projects, and the VAT discussion comes up frequently.

Tilișca

Centre and Ultra-centre are for those who want the city on foot. Cafés, events, tourism. Here, if you buy for rent, you think about gross yield and net yield. Plus, heritage and renovation rules can complicate things.

To understand the city better, you can also read Sibiu's presentation on Wikipedia. It's useful for context, especially if you're from another city.

Practical example: how to ask the right question at a viewing

At a viewing, don't just ask "what's the price?". Ask "what is the asking price and does it include VAT?". Then ask "what is the VAT regime and who invoices?". If the seller is a developer, ask for the offer by e-mail. If it's a private person, ask if it was bought with VAT and when.

• Ask if the apartment is new or resale.
• Ask if the asking price includes VAT and parking.
• Ask what is signed: reservation, preliminary sale agreement, notarial deed.
• Ask what documents are ready now, not "at the end".
• Ask if there is a land register extract without encumbrances.

VAT and investment: gross yield, net yield and appreciation

If you're buying for investment, VAT changes your entry cost. Entry cost changes your gross return. Then, after expenses, it changes your net yield. Finally, it also changes your break-even in years. I won't give you rent figures by property type, because that would be too specific an estimate. But I'll give you the logic.

In a high-liquidity area, you have better chances of occupancy. That supports positive ROI. In a developing area, you can pursue capital appreciation, meaning a capital gain on resale. But appreciation is not guaranteed. It depends on projects, infrastructure, and whether fundamentals remain solid.

If you want to dive deeper into the investment side, I recommend you start here: Vianto's section on the real estate market. You'll better understand how market price is formed.

Table: Sibiu in national context, so you understand price pressure

City	Average asking price (EUR/sqm, September 2026, Imobiliare.ro)	Note
Cluj-Napoca	3.316	Top of the list, high pressure on budgets.
Brașov	2.309	Tourism and steady demand, many new projects.
București	2.312	Large market, big differences between areas.
Sibiu	2.034	Good balance between lifestyle and budget, sustained demand.
Constanța	2.020	Seasonality and investments, volatility in certain segments.
Iași	2.000	Regional hub, good rental demand.
Timișoara	1.984	Diverse market, new projects in expansion.
Oradea	1.885	Orderly growth, interest in urban quality.

This table helps you understand why, in Sibiu, a correctly priced property sells. And when it sells fast, the discussion about VAT on apartment sale 2026 needs to be clarified from the first messages.

4) VAT and credit: debt service, IRCC, ROBOR and EUR/RON rate

VAT can change your down payment and eligibility

If you finance through a loan, the bank looks at the total amount. If VAT is added on top of the asking price, the total amount increases. That can change the required down payment. It can also change your debt-to-income ratio. And that's where debt service comes in, meaning monthly effort relative to income.

In Sibiu, average net salary is 6,025 RON. Nationally, average net salary is 5,820 RON (July 2026), according to INS. In parallel, reference rates matter: IRCC 5.57% and ROBOR 3M 5.84%, according to BNR. In such a context, any difference in initial cost is felt.

Interest rates and market: signs of cooling vs orderly correction

In 2026, the market may show signs of cooling in certain segments. That doesn't automatically mean crisis. An orderly correction means targeted adjustments, especially where the asking price was pushed too high. Fundamentals remain solid when there is sustained demand and active transactions. In Sibiu, ANCPI volume suggests exactly that.

In the discussion about VAT on apartment sale 2026, interest rates matter because they influence how many buyers can close the transaction. When credit is more expensive, buyers negotiate more carefully. And they ask for total clarity on VAT, commissions and notary costs.

EUR/RON rate: why you need to track it

Most offers are in euros. But incomes are in lei. In August 2026, EUR/RON monthly average was 5.2498, according to BNR. The rate difference can change the amount in lei, especially for the down payment.

That's why, when you negotiate, also discuss the payment method. Sometimes, a good transacted price is achieved through a clear payment schedule. Other times, through flexibility on the date of the notarial deed.

Financial checklist for buyer (practical, not theory)

• Calculate your budget in lei, at a realistic rate, not an "optimistic" one.
• Ask the bank what is included in the financed amount.
• Clarify whether the asking price includes VAT or is "+ VAT".
• Check if you have a reserve for notary costs and appraisal.
• Don't sign a reservation without clear refund conditions.

For context on interest rates and indicators, use the direct source: BNR website for IRCC, ROBOR and rate. It's the most reliable reference.

Table: macro data that influences your decision in 2026

Indicator	Value	Source	Impact
IRCC	5,57%	BNR	Influences the rate and debt service.
ROBOR 3M	5,84%	BNR	Reference for some loans and financing costs.
EUR/RON monthly average (August 2026)	5,2498	BNR	Budget in lei can vary, especially for down payment.
Inflation (CPI)	6.17% YoY (August 2026)	INS	Influences costs and price expectations.

If you want to discuss it applied to your case, go to Vianto Properties contact page. A good calculation starts from your data, not from averages.

5) Legal checklist: documents, land register extract without encumbrances and notarial deed

Documents that matter before any VAT discussion

Before you get stuck on 9% vs 21%, check the basics. That is, the property and the documents. In many transactions, problems don't come from VAT. They come from the land register, from the property history, or from missing technical documents. When everything is clear, the discussion about VAT on apartment sale 2026 becomes simple and predictable.

The first document we request, almost reflexively, is land register extract without encumbrances. Or, as people also say, clean land register. Here you see mortgages, prohibitions, disputes, easement rights. If there is a first-rank mortgage, it's not the end of the world. But there must be a clear procedure for removal and payment.

Preliminary agreement vs notarial deed: what not to leave "in the air"

The preliminary agreement is useful, but it is not the end. The actual transfer is done through a notarial deed. In the preliminary agreement it must be clear: asking price, agreed transaction price, deadlines, financing conditions, penalties, withdrawal conditions. If VAT applies, it must be explicitly stated how it applies and whether it is included.

• Write clearly the total amount and currency.
• Write clearly whether VAT is included or added.
• Write clearly what happens if the bank is late.
• Write clearly the deadline for the notarial deed.
• Write clearly who pays certain costs, by agreement.

Property transfer tax: don't confuse it with VAT

VAT and property transfer tax are different things. VAT relates to the sales regime, usually for the VAT-paying seller. Property transfer tax is a tax obligation related to the transfer. In market discussions, they are often mixed up. And the buyer is left with the impression that "they pay VAT at the notary". Not always.

What I recommend: ask the notary for an estimated cost list before signing. And ask the agent to explain the difference to you. A clear process reduces your stress and increases your decision-making speed.

Complete checklist for the sale-purchase file

• Land register extract without encumbrances or clarification of existing encumbrances.
• Deed of ownership and history of acquisition.
• Identification documents and, if applicable, powers of attorney.
• Energy certificate, if required in the transaction.
• Relevant technical documents, especially for new constructions.
• Proof of payments and agreed payment schedule.
• Clear clauses for VAT, if applicable.

Table: frequent risks and how to avoid them

Risk	Sign	What you do
Unclear VAT in offer	"Price + VAT" without details	Request a written offer with total and VAT regime.
Land register with encumbrances	First-rank mortgage appears	Establish the removal procedure before the preliminary agreement.
Unrealistic deadlines	"We sign tomorrow" without documents	Don't rush the notarial deed without verification.
Wrong price comparison	Compare without VAT with with VAT	Normalize all offers to the same basis.

If you want to prepare thoroughly, visit the Vianto Properties blog. We have legal guides and practical steps, written in plain language.

6) Strategy: how to buy or sell correctly in an appreciating market

Buyer: how to negotiate smartly when VAT is in play

In 2026, buyers are more careful. Interest rates are relevant, and the exchange rate can vary. At the same time, in Sibiu there is sustained demand. That means you can't negotiate "at random". You must negotiate with arguments, based on market price and comparables.

When discussing VAT on apartment sale 2026, negotiate on total. If the asking price includes VAT, ask what can be adjusted. If the asking price is "+ VAT", ask for the total and compare with other offers. Then discuss the negotiation margin. In projects with limited available stock, the negotiation discount can be small. But you can get value through a package: parking, storage, finishes.

• Negotiate on total, not on "without VAT".
• Use benchmarks: 2,034 EUR/sqm average asking price in Sibiu (September 2026, Imobiliare.ro).
• Ask what is included exactly: parking, storage unit, VAT.
• Request a clear deadline for the notarial deed.
• Do not lock in a large deposit without protection clauses.

Seller: how to position your asking price correctly

If you are selling, the first step is to set a realistic asking price. Not "like the neighbour". But based on market price and location. In Sibiu, the market is appreciating, with +7.4% YoY, according to Imobiliare.ro (September 2026). But that does not mean every price is validated. Buyers compare. And they look at total cost, including VAT, if applicable.

If you sell as a company and VAT applies, communicate transparently. A clear listing reduces inquiries and increases lead quality. In areas with high liquidity, transparency shortens your selling time and protects your transaction price.

Examples of positioning by neighbourhood, with lifestyle logic

In Centru, the buyer seeks experience. Wants to walk out, wants cafés, wants atmosphere. Here, a properly renovated apartment can support a firmer asking price. But it must be clear what was renovated and how.

In Hipodrom, the buyer seeks functionality. Wants schools, shops, transport. Here, layout and floor can make the difference between strong interest and moderate interest. If you have a bright apartment with documents in order, you have good chances at a transaction price close to your asking price.

In Ștrand, the buyer seeks quiet and access. If you have a good view and parking, you have an advantage. In a market with sustained demand, such details increase liquidity.

In Turnișor, the buyer seeks balance. Wants quick access and a neighbourhood that "settles". If you are selling a new apartment, the discussion about VAT apartment sale 2026 must be clear from the listing.

In Tilșca, the buyer seeks a certain style. More privacy, less noise. Here, building quality and neighbourhood matter enormously. Limited available stock may mean less negotiation margin.

Table: how to choose the area based on your goal

Goal	Suitable areas (examples)	What you focus on
Living, family	Hipodrom, Ștrand	Schools, transport, layout, quiet.
Short commute and access	Turnișor	Access, parking, new building, efficiency.
Urban lifestyle	Centru, Ultracentral	Atmosphere, renovation, rental potential.
Comfort and privacy	Tilșca	Building quality, neighbourhood, view.

How Vianto helps you, concretely

We work with data and clear steps. We tell you if your asking price is at market price. We tell you what negotiation margin makes sense. And we tell you what to request in documents, so you reach the notarial deed without stress. If you are starting out, begin with an overview here: Vianto Properties - real estate agency in Sibiu.

FAQ - frequently asked questions about VAT apartment sale 2026

1) How do I know if VAT applies to an offer?

Ask directly who the seller is and whether they are a VAT payer. Then request in writing whether the asking price includes VAT or is "+ VAT". For new apartments sold by a developer, VAT often appears. For resales between individuals, usually not. Written clarification helps you at the bank and at the notary.

2) If the listing says "VAT included", do I need to check anything else?

Yes. Request the full offer and ask for "VAT included" to be stated explicitly in the reservation or preliminary agreement. Also check what the asking price includes: parking, storage unit, finishes. In practice, confusion arises from packages and optional items. For VAT apartment sale 2026, the good rule is simple: everything that matters must be on paper.

3) Does VAT affect negotiation or is it fixed?

VAT is regulated, but negotiation happens on the total payment. If the seller cannot adjust VAT, they can adjust the asking price or offer equivalent benefits. In areas with high liquidity and limited available stock, negotiation margin may be smaller. Still, a prepared buyer can achieve a better transaction price.

4) What is the link between VAT and mortgage credit?

The link is total cost. If VAT is added on top of the asking price, it increases the financed amount or the amount you must cover from your deposit. This can change your debt service. In 2026, IRCC is 5.57% and ROBOR 3M is 5.84% (August 2026), according to BNR. In a context of relevant interest rates, any difference in initial cost matters.

5) What documents should I request to avoid surprises at the notary?

Request a land register extract without encumbrances or clarification of existing encumbrances. Request the deed of ownership and history. If there is a first-rank mortgage, request the discharge procedure. For VAT apartment sale 2026, also request the written offer with VAT included or VAT separate. And at the end, ensure the transfer is done by notarial deed.

6) Can ANCPI tell me what real prices are in Sibiu?

No. ANCPI publishes the number of transactions and mortgages, not prices. In Sibiu County there were 936 transactions and 500 mortgages in June 2026, according to ANCPI. Average asking prices come from real estate portals, where Sibiu has 2,034 EUR/sqm and +7.4% YoY (September 2026, Imobiliare.ro). Use both types of data: volume for liquidity, portals for price benchmarks.

Conclusion: how to approach VAT when selling apartments in 2026, stress-free

The difference between 9% and 21% is not a detail. It is a piece of your budget. In a city like Sibiu, where the average asking price is 2,034 EUR/sqm (September 2026, Imobiliare.ro) and the market is appreciating (+7.4% YoY), decisions are made quickly. And ANCPI data, with 936 transactions and 500 mortgages in June 2026, shows an active market. In such a market, clarity beats speed. Especially when we talk about VAT apartment sale 2026.

My recommendation is simple. Normalize comparisons: VAT included or not. Ask for everything in writing: offer, reservation, preliminary sale agreement. Check land register extract without encumbrances and prepare documents in advance. And don't forget the financial context: IRCC, ROBOR and EUR/RON exchange rate, according to BNR, can change your debt service.

If you want a quick assessment of an offer or a negotiation strategy, visit Vianto Properties. You can also read our analyses in the Real Estate Market section and guides in the Blog. And if you're ready for concrete steps, write to us directly here: Contact Vianto Properties.

Looking for VAT advice on apartment sale 2026 or a safe transaction in Sibiu? The Vianto Properties team is available to help you with personalized recommendations. Contact us at +40 791 710 606 or office@vianto.ro, or explore our available properties directly on the website.