Down Payment for Buying Property in Romania: How Much to Bring, and What the Bank Will Not Finance

The first question in any financing plan is how much money needs to be in the account on the day you start. In Romania the figure of 15% circulates online, but it describes the legal minimum for a local resident, not what a bank will approve for an Israeli buyer with income from Israel.

In this guide we separate three layers: what the regulation permits, what banks actually require from non-residents, and which payments come out of your pocket in addition to the down payment.

1What is the minimum down payment according to the National Bank of Romania?

15% for a loan in lei, and 20% to 25% for a loan in euros. The threshold is set by Regulation 17/2012 of the National Bank of Romania (BNR), which limits the maximum loan-to-value ratio (LTV) for housing loans:

These are ceilings. A bank may require a higher down payment, and from non-residents it usually does.

2How much will a Romanian bank actually finance for an Israeli resident?

Usually up to 70% of the property value, so the down payment will be at least 30%. According to a market review from January 2026, this is the customary financing for a non-resident with income from abroad, whereas a foreigner who is resident in Romania and earns there can reach 70% to 85%.

Romanian citizens living abroad sometimes have more favourable routes. According to the Libra Internet Bank website, the bank's diaspora route is open only to Romanian citizens, recognises a salary from Israel and requires a down payment of at least 20%.

The financing ratio is also only a ceiling. The actual loan amount is determined by your income, through the debt service to income limit (DSTI) in the same regulation: total repayments are limited to 40% of net income for a lei loan, and to 20% for a foreign currency loan. A person whose income is not sufficient for the larger loan makes up the difference with the down payment.

3Can you buy in Romania with a 5% down payment?

Only within a government guarantee programme that is not intended for investors. The "5%" figure comes from the Noua Casă ("New Home") programme, managed by the national credit guarantee fund, FNGCIMM. Its main conditions:

• A 5% down payment on a home priced up to 70,000 euros.
• A 15% down payment on a new home priced from 70,000 to 140,000 euros.
• The buyer does not own a home, or owns one home with an area of less than 50 sq m.

The programme is aimed at first-time buyers of a home to live in. It helps in understanding demand in the local market, but a financing plan for an investor from abroad should not be built on it.

4Which costs are paid in addition to the down payment?

The down payment is your share of the price. On top of it there are purchase and loan costs, which the bank usually does not finance:

• VAT on a new home: the general rate in Romania is 21%. The 9% transitional regime ended on 30 September 2026. Check whether the price offered to you includes VAT.
• Notary fees: according to a graduated scale set by order of the Minister of Justice, plus VAT. The scale is available through the notaries' union, UNNPR.
• Land book registration fee: 0.15% of the transaction value for a private individual, according to ANCPI, the cadastre and land registration agency.
• Loan costs: a valuation on behalf of the bank, a file fee, building insurance and life insurance if required.
• Documents: translations, apostille and a power of attorney, if you do not attend every stage yourselves.

Illustration: for a property of 300,000 euros including VAT and with 70% financing, the loan is 210,000 euros and the down payment 90,000 euros. The registration fee for a private individual is 450 euros, and on top of that come the notary fees and the loan costs. It is worth leaving a margin in the budget, because the financing is subject to the bank's approval.

5Buying off-plan: where does the money come from during construction?

Mainly from the down payment funds. When buying from a developer the payments are spread over the construction period, and the mortgage is usually granted only when the property is finished and can be registered. The advance payments during the construction period are therefore usually paid from your own money.

Law 207/2025 (the "Nordis Law"), whose rules have since 25 August 2026 appeared in article 422(6) to (11) of the Code of Spatial Planning, Urbanism and Construction (Law 169/2026), provides that the advance payments are deposited in a dedicated account of the project, and that spending from them is limited according to the construction stages. Before signing the preliminary contract, lay out the payment schedule with the bank and with the developer and check exactly when the financing will come in.

6The down payment comes from Israel: what will the bank want to see?

Clear documentation of the source of funds. The bank will ask to see where the money came from, so it is preferable for the transfer to leave from an account in your name and to be well documented. Check in advance the transfer fees and the exchange rate, which can affect the amount that actually arrives.

7Before signing: how we build the budget

We start from the payment schedule in the contract and not from the financing percentage: how much is paid at each stage, when the bank comes in and what remains for you. From this follows the required down payment, together with the purchase costs. The financing documents are checked with the bank, and the signing itself takes place before a public notary in Romania, accompanied by a lawyer licensed locally.

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The information in this guide is general in nature and does not constitute legal or tax advice on any specific transaction. Every transaction is assessed on its own facts.