In brief
The notarial grid (grila notarială) is a table of minimum values for properties, which the chambers of notaries in Romania update at least once a year under article 111 of the Fiscal Code. It is not a market price and not a valuation, but a floor: where the price in the contract is lower than the grid, the tax on sale is calculated according to the grid. For a new home bought at market price the grid is usually lower than the price, so it has an effect mainly on the day of sale or inheritance.
Key takeaways
- 1The grid is set by market studies that the chambers of notaries commission from authorised valuers, and is updated at least once a year (article 111 of the Fiscal Code).
- 2The tax on a sale by an individual (3% up to three years of ownership, 1% thereafter) is calculated on the declared price, but not less than the grid.
- 3On an inheritance not completed within two years of the death, 1% is paid, and the grid is the basis because there is no contract price.
- 4The annual property tax and the bank valuation are not calculated according to the grid.
- 5Declaring a price lower than the grid does not save tax, and a concealed price different from the real one may be treated as a sham transaction.
Israelis who buy in Romania usually encounter the term grila notarială when they compare the price they paid with the value shown in the notaries' table, and discover a gap. This gap does not mean that you paid too much. It means that the grid is intended for an entirely different purpose: to set a minimum basis for calculating taxes and fees.
In this guide we explain who sets the grid, how to read it, when it changes the amount you will pay and when it has no effect.
Who sets the notarial grid, and what does it represent?
The chambers of notaries. Under article 111 of the Romanian Fiscal Code (Law 227/2015), the chambers commission from authorised valuers market studies that set out minimum values for properties, and update them at least once a year. In everyday language these studies are called grila notarială.
The Bucharest Chamber of Notaries (CNPB) is responsible for Bucharest and Ilfov county, and its 2026 study for Ilfov is available for download. According to the study itself:
- It is valid from 1 January to 31 December 2026.
- The values are minimum values, in euros per sq m, for use by notarial offices and in the cases provided by law.
- Using the values to justify a transaction price is "not recommended", because a real valuation requires an inspection of the property itself.
- The value of a house is calculated according to the developed built area (Ad), that is, all floors including the walls.
The tax on a sale by an individual (3% up to three years of ownership, 1% thereafter) is calculated on the declared price, but not less than the grid.
What does a line in the study look like?
The study divides each locality into zones, and houses by type of structure, year of construction and level of finish. This is what the 2026 values look like for a new house in one of the localities in northern Ilfov, according to the CNPB study:
| Item in the study | Minimum value |
|---|---|
| House with a reinforced concrete frame, built from 2011, high-end finish | 710 euros per sq m of developed built area |
| House with load-bearing brick walls and concrete floors, built from 2011, high-end finish | 675 euros per sq m of developed built area |
| Vacant land within the locality: centre / intermediate / periphery | 59.1 / 37.7 / 29.6 euros per sq m |
| Land occupied by buildings: centre / intermediate / periphery | 41.4 / 26.4 / 20.7 euros per sq m |
| Correction coefficient for a building commissioned in 2022 to 2026 | x1.10 |
Illustrative calculation: a new house of 180 sq m of developed built area, brick walls and concrete floors, high-end finish, on a plot of 400 sq m in the intermediate zone. The building: 180 sq m times 675 euros times 1.10, that is, 133,650 euros. The land: 400 sq m times 26.4 euros, that is, 10,560 euros. The total minimum value is about 144,000 euros. The final value for a specific property is determined by the notary.
If the price in the contract is 300,000 euros, the grid plays no role: all calculations are made on the price. The grid is a floor, not a ceiling and not a valuation. For a new house sold at market price, it comes into the picture only when a price lower than it is declared.
For which payments does the grid change the amount?
| Payment | The rule | Role of the grid |
|---|---|---|
| Income tax on a sale by an individual | 3% of the value up to three years of ownership, 1% thereafter. The notary collects it on the day of signing | The basis is the declared price, but not less than the grid |
| Notary fees | A scale of brackets in Order of the Minister of Justice 177/C/2024 | The basis does not fall below the grid |
| ANCPI registration fee | 0.15% for a private individual | The basis does not fall below the grid |
| Inheritance tax | Exempt if the succession procedure is completed within two years of the death, 1% after two years | The grid is the basis, because there is no contract price |
| Compensation for nationalised properties (Law 165/2013) | Valuation of the property | The notaries' study is used for the valuation |
The implication for an Israeli buyer: on the day of purchase, at market price, you will hardly notice the grid. You will notice it when you sell at a low price, and when the property passes by inheritance and the procedure lasts more than two years.
Where does the grid have no effect?
- The annual property tax: for individuals it is calculated according to a fixed taxable value per sq m in the Fiscal Code, 2,677 lei in 2026 for a residential building with utilities, multiplied by a zone coefficient and a rate set by the local authority.
- The bank valuation: the bank sends an authorised valuer who appraises the specific property, and this is a valuation separate from the grid.
Why is it not advisable to declare a price lower than the real price?
Because it does not save tax and creates legal risk. If the declared price is lower than the grid, the tax is calculated on the grid in any event. According to a legal analysis published in May 2026, a contract at a price lower than the grid is valid, but a concealed price that differs from the real price may be treated as a sham transaction, with all the consequences that follow for both parties.
The question arises mainly for those familiar with markets in which under-declaration was common. In Romania, the grid mechanism neutralises the saving in advance, and leaves only the risk.
Before signing: how we treat the grid
In every transaction we ask the notary for the grid value for the specific property, compare it with the price and calculate in advance the tax, the fees and the charges. Where the grid is relevant, for example on a sale or in inheritance planning, we coordinate the calculation with your tax adviser in both countries. The value is determined and the signing carried out by a public notary in Romania.
The information is current as of October 2026 and is not legal, tax or financial advice. Grid values are updated every year, and the notary determines the value for the specific property. The numerical example is for illustration only.
Frequently asked questions
What is the grila notarială?
A table of minimum values for properties, which the chambers of notaries update at least once a year under article 111 of the Fiscal Code. It serves as a floor for calculating the tax on sale and as the basis for notary fees and the registration fee. For Bucharest and Ilfov it is published on the website of the Bucharest Chamber of Notaries.
Is the grid the market value of the property?
No. These are minimum values, and the study itself states that it is not recommended to use them to justify a transaction price. For a real value, a valuation of the specific property is needed.
What happens if the price in the contract is lower than the grid?
The contract is still valid, but the tax on sale is calculated on the grid value and not on the declared price. The notary fees and the registration fee are also calculated on a basis that does not fall below the grid.
Does the grid affect the annual property tax?
No. The annual property tax for individuals is calculated according to a taxable value per sq m fixed in the Fiscal Code, 2,677 lei in 2026 for a residential building with utilities, multiplied by a zone coefficient and a rate set by the local authority.
Read next · 7 min readA Will for an Israeli With Property in Romania: Choice of Law, Form of the Will and Coordination With the Will in IsraelHow to write a will that works for property in Romania: Regulation 650/2012 and choice of law, notarial or handwritten wills, reserved shares, the Israeli will.Read the guideSources
- CNPB - Studiile de piață privind valorile minime imobiliare
- CNPB - Studiu de piață Ilfov 2026 (PDF)
- CNPB - Impozitul pe venitul din transferul proprietăților imobiliare din patrimoniul personal
- Codul fiscal, Legea 227/2015 - legislatie.just.ro
- UNNPR - Uniunea Națională a Notarilor Publici din România
- ANCPI - Agenția Națională de Cadastru și Publicitate Imobiliară
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.