Buy an Apartment in Romania Step-by-Step 2026

You're seriously considering Romania, but you want a clear plan. Not just "go and see". You want to know what how to buy an apartment in Romania looks like in 2026, with simple steps and proper checks. In Sibiu, the market still has sustained demand. According to Imobiliare.ro, the average asking price is 2,034 EUR/sqm in September 2026, with +7.4% YoY. And the momentum shows in the transactions. According to ANCPI data on transactions and mortgages, in Sibiu County there were 936 transactions in June 2026, with +26.7% YoY, and 500 new mortgages. In short, it's not a "dead" market. It's a market you need to enter prepared.

Key Takeaways (2026, real figures)

• In Sibiu, the average asking price is 2,034 EUR/sqm (September 2026, according to Imobiliare.ro).
• The annual rate is +7.4% YoY in asking price (September 2026, according to Imobiliare.ro).
• In Sibiu County there were 936 transactions in June 2026 (according to ANCPI), with +26.7% YoY.
• In Sibiu County there were 500 new mortgages in June 2026 (according to ANCPI).
• The cost of money matters: IRCC 5.57% and ROBOR 3M 5.84% (August 2026, according to BNR), and the BNR exchange rate is 5.2498 (August 2026 monthly average).

Contents

• 1) Understand the market and choose the city: why Sibiu matters
• 2) Budget, financing and debt service: how to prepare
• 3) Search and selection: Sibiu neighbourhoods and lifestyle
• 4) Due diligence: land register, documents and real risks
• 5) Negotiation, offer and transaction price: clean tactics
• 6) Notarial deed, taxes and handover: final checklist
• FAQ: frequently asked questions

1) Understand the market and choose the city: why Sibiu matters

1.1. What "market price" means in 2026

When you search for how to buy an apartment in Romania, the first step is to separate three concepts. Asking price is what you see in the listing. Transaction price is what is actually paid, after negotiation margin. And market price is the realistic range, depending on location, condition, floor, orientation and building.

In Sibiu, according to Imobiliare.ro, the average asking price is 2,034 EUR/sqm in September 2026. That doesn't mean every apartment "deserves" 2,034 EUR/sqm. It means the market has a benchmark. Your analysis starts here, it doesn't end here.

One important thing: the market can be "appreciating" and still have overvalued properties. In 2026, fundamentals remain solid in many areas, but that doesn't exempt you from checks. Especially when limited available stock pushes buyers towards quick decisions.

1.2. Sibiu in national context: asking price comparison

Romania is not a single market. There are local markets, with different rhythms. To understand the buying process correctly, compare cities. Below you have a simple comparison, on average asking price (EUR/sqm), according to Imobiliare.ro (September 2026).

City	Average asking price (EUR/sqm)
Cluj-Napoca	3.316
Brașov	2.309
București	2.312
Sibiu	2.034
Constanța	2.020
Iași	2.000
Timișoara	1.984
Oradea	1.885

Sibiu is in the mid-to-upper range. It's not the most expensive, but not "cheap" either. The advantage is balance: a tourist city, university city, with good infrastructure and quick access to mountain areas. For general context about the city, see the Wikipedia page about Sibiu.

1.3. Demand, transactions and mortgages: how to read the signals

In 2026, don't rely on impressions alone. Look at volume. According to ANCPI, in Sibiu County there were 936 transactions in June 2026, with +26.7% YoY. Also according to ANCPI, there were 500 new mortgages. This tells you two things.

One: there is sustained demand. Two: lending is present. When lending exists, prices move differently. But that doesn't guarantee every apartment sells quickly. Location matters and whether it's in a high-liquidity area.

Also, Sibiu has a local pace indicator, called Market Pulse. In June 2026, Market Pulse is 29/100. We don't treat it as an "oracle". We use it as a signal that the market has activity, but also selection.

1.4. Where to get correct information: sources and steps

To understand the purchase journey without getting lost, use simple sources. For interest rates and exchange rate, check the BNR website. For transactions and mortgages, check the ANCPI website. For economic context, see INS, including inflation.

At local level, I recommend you follow our market analyses. You have a dedicated page here: Vianto Properties Real Estate Market. And for practical guides, visit the Vianto Properties blog.

Mini-CTA: If you want a short discussion about the city and areas, go to viantoproperties.ro and tell us what you're looking for. We'll answer you with real options, not promises.

2) Budget, financing and debt service: how to prepare

2.1. Real budget: down payment, costs and reserve

In practice, the acquisition steps begin with the real budget. Not just "how much you have in your account". You need a structure: down payment, transaction costs and a reserve. In Romania, the transaction is finalized through a notarial deed. This involves taxes and time.

You also have an element many ignore: exchange rate. According to BNR, EUR/RON monthly average is 5.2498 (August 2026), and the daily rate changes from day to day. If your income is in lei and the apartment is listed in euros, the exchange rate difference can change your final budget.

Remember inflation too. According to INS, inflation is 6.17% YoY (August 2026). This affects renovation costs, materials and labour. I won't promise you renovation figures, because they vary a lot. But I'll tell you clearly: set aside a reserve.

2.2. Mortgage loan: IRCC, ROBOR and their impact

If you use credit, you need to understand the interest rate. According to BNR, IRCC is 5.57% and ROBOR 3M is 5.84% (August 2026). I won't go into bank offers, because they change. But I'll explain the logic: the interest rate affects debt service, that is, the monthly effort.

In a market with high interest rates, buyers tend to be more careful. This can increase negotiation margin on certain properties. Especially those with poor location or building issues. At the same time, in high-liquidity areas, good properties sell quickly. There, the negotiation discount can be smaller.

Another aspect: the bank will typically require first-rank mortgage as mortgage guarantee. This means the apartment becomes the main collateral. For you, it's important to have a land register extract with no encumbrances or to know exactly what encumbrances exist and how they will be removed.

2.3. Local incomes and accessibility: Sibiu vs Romania

Accessibility is also reflected in incomes. In Sibiu County, the average net salary is 6,025 RON. At national level, the average net salary is 5,820 RON (July 2026). The difference is not huge, but it matters in credit analysis.

What I recommend: make a conservative scenario. If interest rates stay high for a while, debt service can be uncomfortable. If rates drop, you have room. In both cases, don't stretch to the limit.

2.4. Investment or living: gross yield, net yield, capital appreciation

Many buy for investment. Here three concepts appear: gross yield, net yield, and capital appreciation (capital gain). Gross yield is the simple ratio between rent and price. Net yield includes costs, vacancy periods, taxes, and maintenance.

I don't give you rent figures by property type, because they're not in the database. But I can tell you how to think: in areas with high liquidity, vacancy risk drops. In peripheral areas, you can sometimes get a better price, but you have higher resale risk.

In 2026, with +7.4% YoY in asking price in Sibiu (September 2026, Imobiliare.ro), the market shows a market in appreciation. Still, there may be periods when the market shows signs of cooling. This doesn't mean crisis. It can be an orderly correction, where overvalued properties adjust, and good ones stay stable.

2.5. Financial preparation checklist (practical)

• Set your budget in euros and check the impact of the BNR exchange rate.
• Calculate debt service with IRCC 5.57% or ROBOR 3M 5.84% (BNR).
• Prepare your down payment and a reserve for unexpected costs.
• Decide your purpose: living, investment, or mix.
• Define criteria: area with high liquidity, floor, parking, balcony.

Quick CTA: If you want us to calibrate your budget on the local market, go to the contact page and send us your criteria. We'll tell you directly what's realistic.

3) Search and selection: Sibiu neighbourhoods and lifestyle

3.1. How to choose a "high-liquidity area"

In any buying guide, location is key. A high-liquidity area means apartments sell and rent more easily. Not just because "it's nice". But because you have steady demand: jobs, schools, transport, services, access.

In Sibiu, liquidity shows in areas with good infrastructure and quick access to the centre. But also in neighbourhoods with well-maintained blocks, parking, and proximity to retail. When limited available stock combines with sustained demand, good properties disappear from the market fast.

3.2. Sibiu neighbourhoods: lifestyle descriptions, explained

Below you have a mental map, not a dry list. Each neighbourhood has a lifestyle. And each lifestyle influences market price and transaction price.

• Centre and Ultra-centre - for people who want the city on foot. Cafés, events, architecture. Ideal if you want to go out often and have everything nearby. Watch out for old buildings, maintenance, and mixed neighbourhoods.
• Strand - a neighbourhood with urban rhythm, good for active families. You have quick access to commercial areas and to the centre. Usually, demand is steady, which helps liquidity.
• Turnișor - suitable if you want a mix of quiet and access. It has older areas and developing areas. Check the block, parking, and utilities carefully.
• Hipodrom - classic for Sibiu, with many services nearby. If you want schools, shops, and transport, you'll find options here. The building scale, homeowners' association, and repairs done matter a lot.
• Sub Arini - closer to nature and green areas. A quieter lifestyle, with an accent on comfort. Usually, good location is paid for, but it also resells more easily.
• Calea Dumbrăvii area - preferred by those who want access to parks and green areas. It's a reference area for living, with sustained demand in many segments.

There is no "best neighbourhood". There is the right neighbourhood for you. If you work remote and want quiet, you'll evaluate differently than someone who wants to be 10 minutes from the centre. That's the practical part of the purchase process: knowing your routine.

3.3. Filters that really matter in selection

After location, come the filters that change price and liquidity. I'll give you a short but useful list. Don't get stuck in details, but don't ignore them either.

• Location in the neighbourhood: main street vs side street.
• Block: year built, maintenance, basement, roof.
• Layout: efficiency, natural light, storage space.
• Floor and orientation: thermal comfort and light.
• Parking: included space, public parking, winter access.
• Surroundings: noise, traffic, ground-floor commercial spaces.

In high-liquidity areas, a well-positioned apartment may have less negotiation margin. In areas with high supply, you have more room for negotiation discount. Here you see the difference between asking price and transaction price.

3.4. Where to find offers and how to verify them quickly

You can start from real estate portals, but don't stop there. A good agency filters risks for you. Plus, it tells you directly if an asking price is in line with market price. For current offers, go to Vianto Properties' website and request a selection based on your criteria.

If you want to better understand local dynamics, you also have educational resources on the blog. It's helpful before viewings, especially if you're in the diaspora.

3.5. Orientation table: Sibiu vs other cities, for decision-making

To make it easier to choose a city, here's a simple table. It's especially useful if you're looking at Romania as an investment.

Indicator	Sibiu	Context
Average asking price (EUR/sqm)	2.034	Imobiliare.ro, September 2026
Annual variation in asking price	+7.4% YoY	Imobiliare.ro, September 2026
Monthly transactions	936 (+26.7% YoY)	ANCPI, June 2026
New mortgages per month	500	ANCPI, June 2026
Average net salary	6.025 RON	Local data, Sibiu County

Mini-CTA: Want a short list of options in neighbourhoods that match your style? Go to https://viantoproperties.ro/contact/ and tell us your budget and area.

4) Due diligence: land register, documents and real risks

4.1. Land register: clean extract, explained

If you want to master the buying process, here's the difference between a good transaction and a problem. The basic check is a clean land register extract, meaning a clear land register. In the land register you see the owner, area, share, but also encumbrances: mortgages, restrictions, disputes.

Don't buy "on word". Don't buy "because it will be sorted". If there's a mortgage, you need to know how it will be cleared. If there are promises, they must be clarified. If there are discrepancies, the process stops until they're resolved.

4.2. Owner, co-owners, inheritances: what you check before making an offer

In many cases, an apartment doesn't have just one decision-maker. There may be co-owners, heirs, powers of attorney. That's not bad, but it takes longer. In a market with strong demand, time matters. If you're prepared, you win.

Short checklist:

• Owner identity and property rights.
• Marital status, if applicable.
• Power of attorney, if someone else is signing.
• History of encumbrances in the land register.

4.3. Old vs new apartment: different risks

With older apartments, risks are usually technical and association-related. You care about installations, leaks, basement, roof, repairs. With new apartments, risks are documentation and handover: land registration, boundaries, parking spaces, common areas.

Regardless of type, don't skip careful viewing. If you're abroad, do a video viewing, but also request a physical viewing through a representative. At Vianto, we often work with diaspora clients and know where surprises appear.

4.4. Practical checks during viewing (without unnecessary technicalities)

Here's a simple list. You can use it as a roadmap. This is the kind of thing that makes the purchase journey safer.

• Look at corners and ceiling for signs of leaks.
• Open windows, check sealing and street noise.
• Test water pressure and drains.
• Check the electrical panel and main outlets.
• Ask about common costs and recent repairs.
• Check parking access, especially in the evening.

4.5. Why the agent and process matter, not just the offer

Many think the agent is just "the guy with the keys". In reality, a good consultant protects your time and money. They tell you if the asking price is realistic. They tell you if the location is in a high-liquidity area. And they tell you if there's a supply shortage for your apartment type.

Plus, they help you prepare documents for the notary and bank. That shortens the path to the notarial deed. And in an appreciating market, time is an advantage.

Mini-CTA: If you want a quick document check before making an offer, write to us via contact. We'll tell you what's missing and what risks you see in the land register.

5) Negotiation, offer and transaction price: clean tactics

5.1. How negotiation margin forms in 2026

Negotiation is not a game of ego. It's a discussion about reality. In 2026, with IRCC 5.57% and ROBOR 3M 5.84% (BNR), many buyers are more careful about debt service. This can increase negotiation discount on properties that sit on the market.

At the same time, in Sibiu there is strong demand, and transactions are many: 936 transactions in June 2026 (ANCPI). In high-liquidity areas, good properties sell fast. There, negotiation margin is usually smaller.

5.2. Written offer and terms: what a good offer looks like

A good offer is not just a sum. It's a sum plus clear conditions. That's how you control risk and time. In an acquisition process, the offer should include:

• The proposed price and currency.
• The deadline for signing the notarial deed.
• The condition of land register extract without encumbrances at signing.
• The financing condition, if it involves a mortgage.
• What stays in the apartment: furniture, appliances, parking space.
• Handover date and handover report.

An important detail: the difference between asking price and transaction price is settled here. If your offer is well-argued, you have better chances. If it's just "less, because that's what I want", it doesn't work.

5.3. Local examples: how to negotiate by neighbourhood

In Centru and Ultracentral, buyers seek experience. There, an apartment with good light and easy access can have steady demand. If the owner knows that, the negotiation discount can be small. On the other hand, if the apartment has maintenance issues or the building has high costs, the negotiation margin increases.

In Hipodrom, scale and repairs matter a lot. Two similar apartments, in the same neighbourhood, can have different market prices. In Strand, access and parking matter. In Sub Arini and Calea Dumbrăvii, location and quiet are premium. There, good properties hold their price better.

I won't give you negotiation percentages, because they'd be made up. But I'll give you the rule: negotiate on verifiable arguments, not on impressions.

5.4. How to avoid traps: "too good to be true"

In any market, below-price listings appear. Sometimes they're real, sometimes they hide problems. If you see an asking price well below the local benchmark, ask why. It could be urgency, it could be a title issue, it could be a technical problem.

In Sibiu, the starting benchmark is 2.034 EUR/sqm average asking price (September 2026, Imobiliare.ro). If you see much below, don't get excited. Do due diligence. Request the land register. Ask for clarifications. If everything is ok, then you've found an opportunity.

5.5. Table: how to link negotiation to market and financing

Factor	What influences	What you do practically
Interest rates (IRCC 5.57%, ROBOR 3M 5.84% - BNR)	Debt service, budget pressure	Negotiate on term and payment security
Transactions (936 in June 2026 - ANCPI)	Speed of sale in the market	Be quick with documents and written offer
Mortgages (500 in June 2026 - ANCPI)	Presence of buyers with credit	Prepare pre-approval, if possible
Asking price (2.034 EUR/sqm - Imobiliare.ro)	Market benchmark	Compare with similar properties, not with "your dream"

Mini-CTA: Want us to tell you what realistic negotiation margin is for a specific apartment? Send us the listing link at contact and we'll give you a quick assessment.

6) Notarial deed, taxes and handover: final checklist

6.1. Notarial deed: what happens, step by step

The end of the buying guide is signing at the notary. That's where the legal transfer happens. The notary verifies identities, documents, land register extract and conditions. If there's a mortgage, the bank has its own process, and the first-rank mortgage is registered as a mortgage guarantee.

My recommendation: don't schedule the notary until you have the essential documents confirmed. A good consultant will give you a clear list and tell you what's missing. That reduces delays and stress.

6.2. Property transfer tax: what you need to know

In Romania there is property transfer tax. I won't give you amounts, because they depend on the situation and aren't in my database. But I'll tell you what matters: discuss it early with the notary and include it in your budget.

There are also other notarial and registration costs. Don't ignore them. If you're an investor, these costs go into your net yield calculation, not just into "acquisition cost".

6.3. Handover, handover report and utilities

After the notarial deed comes handover. Many mistakes happen here. Handover must be clear: keys, meter readings, items left behind, condition. Ideally, you have a handover report. If the apartment has furniture included, you inventory it simply.

Handover checklist:

• Keys: door, intercom, mailbox, storage unit, parking.
• Meter readings: water, gas, electricity, if applicable.
• Documents: manuals, warranties, maintenance contracts.
• Confirmation: outstanding maintenance fees, if any.

6.4. After purchase: your 12-month plan

Many stop at signing. I recommend you have a 12-month plan. If it's for living, prioritize comfort. If it's for investment, prioritize occupancy and tenant stability. In both cases, monitor the market.

In Sibiu, with +7.4% YoY in asking price (September 2026, Imobiliare.ro), there is potential for capital appreciation over time. But don't rely on that alone. Look for properties with good location and steady demand. That increases your chances of positive ROI, even when the market shows signs of cooling.

6.5. Useful resources for your next steps

For an overview, visit our real estate market page. For guides and practical articles, check our blog. And if you want to see listings, start from our homepage.

Quick CTA: If you want us to coordinate the entire process, from selection to notary, visit Vianto Properties and request a strategy discussion.

FAQ: frequently asked questions about how to buy apartment in Romania

1) What is the first real step in how to buy apartment in Romania?

The first step is to define your budget and purpose: living or investment. Then check your financing options. In 2026, IRCC is 5.57% and ROBOR 3M is 5.84% (August 2026, according to BNR). This affects your debt service and monthly comfort. Only after that do you choose the area and apartment type.

2) How do I know if the asking price is fair compared to market price?

Compare with similar properties in the same area and building type. In Sibiu, the general benchmark is average asking price of 2,034 EUR/sqm in September 2026 (according to Imobiliare.ro). But the market price for a specific apartment depends on location, condition, floor and parking. Then estimate your negotiation margin to reach a realistic transaction price.

3) What must I check in the land register?

Check the owner, area, share and encumbrances. Ideally, you want a land register extract without encumbrances, meaning a clean land register. If there is a mortgage, it must be clear how it will be discharged at sale. If there are restrictions or disputes, stop the process until clarified. Don't sign "on promises".

4) Why do ANCPI transactions and mortgages matter when I buy?

Because they show you market pace. In Sibiu County there were 936 transactions in June 2026, with +26.7% YoY, and 500 new mortgages (according to ANCPI). This suggests sustained demand and presence of credit-backed buyers. In such a market, good properties move fast. You need to be ready with documents and decision.

5) How do I choose the right neighbourhood in Sibiu if I don't live here?

Start with your lifestyle. Centre and Ultra-centre are for walking and urban life. Strand and Hipodrom are practical, with services nearby, good for family pace. Turnișor offers a mix of quiet and access. Sub Arini and Calea Dumbrăvii are for those who want greenery and comfort. Then check if the area has high liquidity, so you have flexibility at resale.

6) What does finalizing a transaction in Romania mean?

Finalization means signing a notarial deed. That's where property rights transfer. If you have a loan, the bank typically registers a first-rank mortgage as security. After signing, comes handover with a protocol, keys and meter readings. Budget for property transfer tax, discussed in advance with the notary.

Conclusion: clear plan, good decision, safe transaction

If you've made it this far, you already have an advantage. You have a complete framework for how to buy apartment in Romania in 2026. The market is not a maze if you approach it methodically. In Sibiu, the benchmark is 2,034 EUR/sqm average asking price (September 2026, Imobiliare.ro), with +7.4% YoY. And the dynamics are confirmed by volume: 936 transactions and 500 new mortgages in June 2026 (ANCPI). At the same time, interest rates matter: IRCC 5.57% and ROBOR 3M 5.84% (BNR). This affects your debt service and negotiation strategy.

My recommendation is simple: choose an area with high liquidity, verify documents down to a clean land register extract and negotiate on facts. Not emotions. And if you're buying for investment, think in terms of gross yield, net yield and capital appreciation, not just "I like it".

Want to buy in Sibiu with a clear plan? Visit https://viantoproperties.ro/ and request a personalized recommendation based on budget and lifestyle. You can also follow our analysis on the real estate market and practical guides on our blog.

Looking for advice on buying an apartment in Romania? The Vianto Properties team is available to help with personalized recommendations. Contact us at +40 791 710 606 or office@vianto.ro, or explore our available properties directly on the website.