To buy a luxury property in Romania through a 30-year mortgage loan with 20% advance and a 30% debt rate you need a huge salary, according to specialists in mortgage loans.
The purchase of a luxury villa by mortgage requires a huge salary. Photo Nicu Durla
In the first 6 months of the year, in the main 10 counties of the country there were almost 16,800 available homes that were in the luxury segment, according to the sale announcements. Of these, about 7,400 homes are located in Bucharest, and another 3,400 housing in Cluj and almost 2,800 in Ilfov. Together, the capital and the two counties form 81% of the luxury housing offer in the 10 counties of the country.
The minimum price for a luxury home is 349,000 euros in the 10 analyzed counties, according to centralized data on the Storia platform. Instead, the maximum price varies strongly and is 7.5 million euros for a property in Bucharest and 3.4 million euros for a home in Cluj. Also, maximum prices exceed two million euros in Constanța (2.9 million euros) or Brașov (2.35 million euros).
On average, the luxury properties in Bucharest are the most expensive in the country, with an average price of 641,235 euros, and these are followed by the properties in Ilfov (5912 euros) and Constanța counties (551,575 euros). Meanwhile, Cluj and Brașov counties occupy “only” places 4 and 5 with average prices of 534,814 and 533,102 euros, despite the fact that the county residences are the most expensive in the country when the price per square meter is taken into account for all the houses available for sale, regardless of the segment.
At the same time, the only counties between the 10 analyzed in which the average price of such a property is less than 500,000 euros are Sibiu, Timiș, Dolj and Bihor.
In nine of the 10 counties analyzed, the luxury properties on the secondary market have a higher average price than the luxury properties on the primary market, which have not been traded so far. The biggest differences are in Brasov, where on average a luxury dwelling on the secondary market, respectively that has been inhabited, is 35% more expensive than a new one, while in Bucharest the average prices on the secondary market are almost 27% higher than in the newly built similar homes. The only exception to this rule is Dolj, where old homes are 1.2% cheaper than those on the secondary market. One of the explanations of this phenomenon is that in the center of the big cities, where the prices are generally higher, there are mainly old buildings, while the new constructions have been made especially outside the central areas.
What features do luxury properties have
The price of a luxury property is determined by numerous factors, including the number of rooms, the useful area, the facilities available or the geographical positioning.
For example, the most expensive property listed in the last six months in Romania has been a panoramic view configured with 6 rooms and a useful area of 480 square meters. The property was located in the Floreasca area in Bucharest, had 3 parking spaces, and the requested price was 7.5 million euros.
Also, in the Dorobanți area in the Capital there is a property listed for 2.99 million euros. It is located on the 2nd floor of a 4 -storey block built in 2007, has 4 rooms, a usable area of 280 square meters, and among the equipment is a fireplace. In addition, both bedrooms have their own bathrooms and there is also a washing room with their own bathroom and secondary entry from the staircase.
In Cluj-Napoca, a house with 6 rooms and a useful area of 300 square meters is available in the Făget neighborhood for 2.95 million euros. The house is positioned on a private street, and among the facilities are a relaxation area with the swimming pool, bar and jacuzzi, three bedrooms with own bathrooms or a laundry, and on the 3,300 square meter land are arranged including a tennis court, a pond and a foil.
Meanwhile, an 8 -room house and an area of 500 square meters built in Brasov in 1995 is sold for 2.35 million euros. Configured on 3 floors and attic, the house offers 4 bathrooms and two furnished kitchens, but also a fireplace in the living room.
What salary do you need to buy a luxury property by credit?
According to the norms of the National Bank of Romania (BNR), for the mortgage loans granted in lei, the minimum advance is 15% in the case of persons who do not own another property and 25% in the case of persons who already have another property.
Also, the NBR rules require a degree of indebtedness of up to 40%, which means that the value of the rate should not exceed 40% of the salary, but in practice banks recommend a lower degree of indebtedness for increased protection in case of economic or personal problems.
In addition, the average interest for mortgage loans at national level was 6.8% in May 2025. This average interest reflects the interest paid today by persons with mortgage loans, whether they were recently contracted or 5, 10 or 15 years ago. Basically, this average interest calculated by the NBR is more relevant in the long term compared to the interest rates currently displayed by banks, as they are based on an IRCC index whose value is 5.55%, but which varies quarterly and to which each bank adds a margin.
In order to calculate the characteristics of a mortgage for a luxury property in Romania, we have taken into account a series of rules that are usually applied internationally in such situations, namely a 30 -year mortgage loan of 20% of the value of the property and a dedication of 30%, which stipulates that at most 30% of the monthly net salaries will be allocated for payment.
These rules are compatible even with the BNR requirements in force mentioned above, and the interest taken into account for a mortgage for a luxury property in Romania is 6.8%, similar to the latest average interest calculated by the NBR.
In such a scenario, the calculations show that the lowest rate for such a credit is about 12,000 lei per month, which means that the salary needed to comply with the 30% rule is at least 40,000 lei per month, equivalent to about 8,000 euros per month.
These data are valid for the properties in Bihor, Dolj and Timiș, while for a home in Bucharest is about 17,000 lei per month, so that the required monthly salary reaches almost 57,000 lei, equivalent to about 11,200 euros per month.
Average prices for luxury properties in big cities
Here are the main landmarks for the purchase of a luxury property in Romania by mortgage loan in Bucharest and the 9 counties included in the analysis:
Bucharest
● The average price of a luxury property: 641,235 euros
● The monthly rate for a mortgage loan: 16,988 lei
● The minimum monthly minimum wage required: 56,568 lei
● The average net salary in Bucharest: 6,690 lei
Ilfov
● The average price of a luxury property: 591,912 euros
● The monthly rate for a mortgage loan: 15,682 lei
● The minimum monthly minimum wage required: 52,221 lei
● The average net salary in Ilfov County: 5.326 lei
Constant
● The average price of a luxury property: 551.575 euros
● The monthly rate for a mortgage: 14,615 lei
● The minimum monthly minimum wage required: 48,668 lei
● The average net salary in Constanța county: 4,840 lei
Cluj
● The average price of a luxury property: 534,814 euros
● The monthly rate for a mortgage: 14,168 lei
● Minimum monthly minimum wage required: 47,180 lei
● Net average salary in Cluj County: 6,245 lei
Braşov
● The average price of a luxury property: 533,102 euros
● The monthly rate for a mortgage: 14.122 lei
● Minimum monthly minimum wage required: 47,028 lei
● The average net salary in Brașov county: 5.214 lei
IASI
● The average price of a luxury property: 506,609 euros
● The monthly rate for a mortgage: 13,421 lei
● The minimum monthly minimum wage required: 44,693 lei
● Net average salary in Iași County: 5.177 lei
Sibiu
● The average price of a luxury property: 491,465 euros
● Monthly rate for a mortgage: 13.020 lei
● The minimum monthly minimum wage required: 43,357 lei
● The average net salary in Sibiu County: 5.667 lei
Timis
● The average price of a luxury property: 476,974 euros
● The monthly rate for a mortgage: 12,639 lei
● Minimum monthly minimum wage required: 42,088 lei
● The average net salary in Timiș County: 6,649 lei
Dolj
● The average price of a luxury property: 472,048 euros
● The monthly rate for a mortgage: 12,507 lei
● The minimum monthly minimum wage required: 41,648 lei
● The average net salary in Dolj County: 4,750 lei
Bihor
● The average price of a luxury property: 458,743 euros
● The monthly rate for a mortgage: 12,156 lei
● Minimum monthly minimum wage required: 40,481 lei
● The average net salary in Bihor County: 4,506 lei
Luxury Tax: Real estate must be declared at ANAF until September 30
From this year, the owners of the residential buildings with a taxable value over 2.5 million lei will be obliged to pay a tax of 0.3% for the difference between the taxable value and the ceiling of 2.5 million lei.
This new tax is mainly applicable to individuals, who will have to pay it for both houses and cars. However, the legal entities are not exempt from his payment, as the companies will owe it, but only for vehicles of over 375,000 lei they have.
Specifically, the law says that by September 30, the owners of the buildings more expensive than 2.5 million lei must declare to ANAF the value of the buildings, the term for cars being December 31.
Within 15 days from the expiration of the deadline for submitting the tax declaration, ANAF will draw up a list of persons who have not fulfilled their fiscal obligations.
The list will necessarily include the following elements:
a) the name and surname of the taxpayer;
b) the tax identification code of the taxpayer (personal numeric code/fiscal identification number, as the case may be);
c) the year to which the obligation of declaration refers.
After drawing up this list, the specialized department of ANAF will send to people “Notification regarding the non -declaration of the special tax on immovable and/or mobile goods ”, allowing the natural person to come to one or two hearings to expose his legal point of view of the good he holds.
Subsequently, ANAF will update the list of taxpayers who did not comply with the obligation to declare luxury houses and cars and will draw up and update at the end of each day. “The list of taxpayers to be imposed ex officio”.
The list will, at least include the following elements:
a) the name and surname of the taxpayer;
b) the tax identification code of the taxpayer (personal numeric code/fiscal identification number, as the case may be);
c) the year to which the obligation of declaration refers;
d) address of the residential building or the registration number of the car;
e) the taxable value of the residential building or the car, communicated by the local fiscal body.
