How much do documents cost when buying and selling a house in 2026

For a house, the question "how much do documents cost?" has more variables than for an apartment. Both the land and the building are included in the calculation, and sometimes the cadastre or land register need to be updated before the sale. However, the basic notary costs remain the same: notary fee, tax and land registration.

In this guide we break down all costs for buying and selling a house in 2026, show who pays them (buyer or seller) and how much everything comes to on a real example from Sibiu. The figures are aligned with Vianto Properties' notary tax calculator.

In short

• The notary costs of a house are divided into three: the notary fee plus 21% VAT, the transfer tax (1% or 3%) and land registration at ANCPI (0.15% for individuals).
• The buyer pays the notary fee, VAT and land registration. The seller pays the transfer tax and the land register extract.
• For a house worth 150,000 EUR in Sibiu, total notary costs are around 18,251 lei (about 3,479 EUR), or 2.32% of the price.
• The difference from an apartment appears mainly if the cadastre or updated land register are missing, work that is done before the sale.

What costs appear when buying and selling a house?

For any property transaction, three components are paid, and a house is no exception: the notary public fee, the property transfer tax (owed by the seller) and the land registration fee in the Land Register at ANCPI. Together, they typically amount to around 2-2.5% of the property value.

The fee is calculated on a progressive scale from the Order of the Minister of Justice no. 177/C/2024, to which 21% VAT is added (valid from 1 August 2025). The transfer tax is 1% or 3%, depending on how long the property has been held. Land registration is 0.15% for individuals and 0.5% for companies. We detail each one below.

How does a house differ from an apartment?

From the point of view of notary taxes proper, a house is calculated exactly like an apartment: the same fee scale, the same tax, the same land registration, applied to the total value. The differences appear around the documents and the object being sold:

• Land plus building. With a house you sell both the land and the building as a whole. The declared value includes both, and taxes are calculated on their sum.
• Cadastre and land register. For apartments in blocks, cadastral documentation is usually complete. For houses, especially older ones or those with unregistered extensions, the cadastre or land register may be missing or outdated. In this case, the work is done before the sale, and its cost depends on the area and the situation.
• The urban planning certificate is not necessary for an ordinary sale. This document is required for building or demolition permits, not for selling an existing house, so it does not add a cost to the transaction itself.
• The energy performance certificate remains mandatory, just as for an apartment, and falls on the seller.

Therefore, if the house documentation is in order, the process is very similar to that of an apartment. If not, prepare an additional budget for cadastre work, which is difficult to fix in advance without measurements.

Who pays what: buyer or seller?

The standard division is simple: the buyer pays the acquisition costs (the notary fee, VAT and land registration), and the seller pays the gain tax (the transfer tax), plus the land register extract.

The law clearly imposes only the tax on the seller. The rest is divided by custom and can be negotiated. We explain the rule in detail in the article about who pays notary taxes on buying and selling.

• The buyer: the notary fee, filing fee, 21% VAT and land registration at ANCPI (0.15% as an individual, 0.5% as a company).
• The seller: the transfer tax (1% or 3%), the land register extract and, if applicable, mortgage discharge and energy certificate.

What is the tax and fee on the 2026 scale?

The transfer tax, owed by the seller according to article 111 of the Tax Code, is 1% if the house has been held for over 3 years and 3% if held for under 3 years. Since 2023 there is no longer a non-taxable threshold, so it applies to the entire value. On the first sale by a legal entity developer, the tax is not owed.

The notary fee follows a progressive scale: the higher the value, the lower the marginal percentage. Here are the thresholds valid in 2026:

Property value	Fee (legal minimum)
up to 20,000 lei	2.2% (minimum 230 lei)
20,001 - 35,000 lei	440 lei + 1.9% over 20,000
35,001 - 65,000 lei	725 lei + 1.6% over 35,000
65,001 - 100,000 lei	1,205 lei + 1.5% over 65,000
100,001 - 200,000 lei	1,705 lei + 1.1% over 100,000
200,001 - 600,000 lei	2,805 lei + 0.9% over 200,000
over 600,001 lei	6,405 lei + 0.6% over 600,000

VAT of 21% is added to the fee. The land registration fee at ANCPI is 0.15% of the value for individuals. For an instant calculation on your house value, use the notary tax calculator.

Concrete example: a house worth 150,000 EUR in Sibiu

Let's take as an example a house sold for 150,000 EUR in Sibiu, with documentation in order and a seller who is an individual and has held it for over 3 years. At an indicative rate of 5.2460 lei/EUR, the value in lei is approximately 786,900 lei.

The notary fee falls into the last tier of the scale (over 600,000 lei): 6,405 lei plus 0.6% of what exceeds 600,000 lei, or approximately 7,526 lei. Add the filing fee (around 45 lei) and 21% VAT on the fee and filing, about 1,590 lei. Land registration of 0.15% means approximately 1,180 lei. In total, the buyer pays around 10,342 lei (about 1,971 EUR).

The seller pays the 1% transfer tax, or 7,869 lei, plus the land register extract (around 40 lei), so approximately 7,909 lei. If the house had been held for under 3 years, the tax would have been 3%, or 23,607 lei, and the total would have increased accordingly.

Added together, the notary costs of the transaction come to approximately 18,251 lei (about 3,479 EUR), or 2.32% of the price.

Component	Who pays	Amount (house 150,000 EUR)
Notary fee (net)	Buyer	≈ 7,526 lei
Filing fee	Buyer	≈ 45 lei
21% VAT (fee + filing)	Buyer	≈ 1,590 lei
ANCPI registration (0.15%)	Buyer	≈ 1,180 lei
Buyer subtotal		≈ 10.342 lei (≈ 1.971 EUR)
Transfer tax (1%, over 3 years)	Seller	≈ 7.869 lei
Land register extract authentication	Seller	≈ 40 lei
Seller subtotal		≈ 7.909 lei
Total transaction		≈ 18.251 lei (≈ 3.479 EUR), 2.32%

If your house value is different or you're buying with a mortgage, recalculate using the calculator above, which automatically adjusts each component.

Cadastre and land register: what to do if they're missing?

This is the most common cost surprise with houses. If the property has no cadastre or is not registered in the Land Register, the buyer cannot be registered in the Land Register, and a mortgage becomes impossible until the issue is resolved.

In practice, the cadastre and first registration in the Land Register are done before the sale, through measurements by an authorized expert. The cost depends on the land area, the number of buildings, and the complexity of the legal situation, so it cannot be reliably estimated without checking the documents. The rule we give clients: request the Land Register extract from the start, so you know if you're dealing with a house with complete documents or one that needs work.

What changes if the house is bought with a mortgage?

If the transaction is done with a mortgage, the buyer has some additional costs compared to the example above. The bank requires a mortgage contract authenticated by a notary and registration of this mortgage in the Land Register, both with their own costs that vary and are not included in the basic estimate. It's worth asking the bank from the start what notarial documents it requires, so you can include these amounts in your budget, not just the house price.

Under the New House program, however, the notary fee is reduced by 30%, and mortgage registration is free. Registration of the property right is paid normally, as in a regular transaction.

Common mistakes and how to avoid cost surprises

• Assuming it's the same as an apartment. For taxes, yes. For documents, a house with missing cadastre may require additional work. Check the documentation before setting deadlines.
• Confusion between 1% and 3%. The seller who bought the house two years ago pays 3%, not 1%. The acquisition date, not the age of the house, determines the rate.
• Price declared below the grid. If you declare below the minimum value from the Notaries' Chamber study, taxes are calculated at the grid value. For Sibiu, the grid is published by the Chamber of Public Notaries Alba Iulia.
• Forgetting acquisition costs in the budget. The buyer should set aside around 2-2.5% above the price for notary, VAT, and registration.

If you're comparing options, check current offers on the page with houses for sale in Sibiu. And if your transaction is actually on an apartment, the seller's costs are explained separately in the guide about notary taxes when selling an apartment, and for buyers we have the guide on notary taxes when buying an apartment.

A house with complete documents costs, at the notary, about as much as an apartment of similar value: around 2-2.5% of the price, split between buyer and seller. Surprises come from the cadastre, not from the notary grid. For an estimate on your case or help with the entire transaction, the Vianto Properties team will answer you at +40 791 710 606 or office@vianto.ro.

Frequently Asked Questions

How much do documents cost when selling and buying a house in 2026?

Total notary costs are usually 2-2.5% of the house value. For a house of 150.000 EUR in Sibiu (approximately 786.900 lei), that means approximately 18.251 lei, or about 3.479 EUR, split between buyer (approximately 10.342 lei) and seller (approximately 7.909 lei).

Who pays the notary when buying a house?

The notary fee, 21% VAT, and registration tax (0.15% for individuals) are usually borne by the buyer. The seller pays the transfer tax of 1% or 3% and the Land Register extract. The split can be negotiated, except for the tax, which is by law the seller's responsibility.

How do costs for a house differ from an apartment?

Notary taxes are calculated the same way: the same fee grid, 1% or 3% tax, and 0.15% registration. The difference appears if the cadastre or land register are missing, work done before the sale whose cost depends on the area and legal situation.

Is there a tax when selling a house owned for over 3 years?

Yes, but at the reduced rate: 1% of value for ownership over 3 years, versus 3% under 3 years. For a house of 150.000 EUR, the 1% tax is approximately 7.869 lei. Since 2023 there is no longer a tax-exempt threshold.

Do I need an urban planning certificate to sell a house?

Not for a regular sale. The urban planning certificate is required for building or demolition permits, not for selling an existing house. The energy performance certificate remains mandatory, at the seller's expense.

Note. The figures are indicative and based on minimum fees from Ministry of Justice Order no. 177/C/2024, on article 111 of the Tax Code, and on ANCPI rates valid in 2026. Actual fees may be higher than the legal minimum, and cadastre costs vary case by case. For the exact amount, request a quote from the notary office.

For all buyer costs, regardless of property type, see the guide to notary taxes on purchase in 2026.