In brief
In Romania the agent's commission on a sale transaction usually ranges from about 1% to about 4% of the transaction value, and 21% VAT is added if the agency is VAT-registered. No law determines who pays and there is no mandatory brokerage licence. Under the Civil Code, the intermediary is entitled to a commission only if the transaction was concluded as a result of their intermediation, and the client must notify them of the signing within 15 days, so a written brokerage agreement is your main protection.
Key takeaways
- 1The customary commission range in sale transactions is about 1% to about 4%, sometimes 2% to 6%, plus VAT if the agency is registered.
- 2The law does not determine who pays: the seller, the buyer or both, according to the agreement.
- 3Romania currently has no mandatory brokerage licence. Bill L162/2024 passed the Senate in 2024 and has not been found to have been enacted.
- 4Under article 2097 of the Civil Code, a commission is due only when the transaction was concluded as a result of the intermediation.
- 5Under article 2101, a person who did not notify the intermediary of the signing within 15 days is exposed to a double commission, unless the contract provides otherwise.
Israeli buyers come to Romania with habits from the Israeli market: a licensed agent, a signed order for brokerage services, and a commission known in advance. In Romania the framework is different, and most disputes with agents stem from the assumption that it is the same.
This guide explains what is customary in the market, what Romanian law provides, and how to draft a brokerage agreement that protects you before the first viewing.
How much agent commission is paid in Romania?
Usually between about 1% and about 4% of the transaction value, and in some cases 2% to 6%, depending on the agency, the type of property and the services. That is according to Storia, one of the largest listing websites in Romania, in March 2026. Sometimes the commission is a fixed amount. If the agency is VAT-registered, VAT is added.
The effect on a property of 300,000 euros, with 21% VAT:
| Commission rate | Commission | 21% VAT | Total |
|---|---|---|---|
| 1% | 3,000 euros | 630 euros | 3,630 euros |
| 2% | 6,000 euros | 1,260 euros | 7,260 euros |
| 3% | 9,000 euros | 1,890 euros | 10,890 euros |
| 4% | 12,000 euros | 2,520 euros | 14,520 euros |
The difference between 1% and 3% on a single property is a significant amount, so the commission is a matter for negotiation and not a figure to be taken for granted.
The law does not determine who pays: the seller, the buyer or both, according to the agreement.
Who pays the commission: the buyer or the seller?
There is no rule in the law. The commission can fall on the seller, the buyer or both, according to the agreement with the agency, and some agencies charge both parties in the same transaction. It is therefore worth asking at the very first meeting:
- Who else is paying you in this transaction? An agent who is also paid by the seller does not represent only you.
- Does the commission include VAT? 2% plus VAT and 2% including VAT are two different numbers.
- When buying from a developer: is there an agent in the transaction and who pays them. When the developer pays, the commission is already built into the price.
Is a licence needed to act as an agent in Romania?
No, as of October 2026. In Israel, the Real Estate Brokers Law prohibits engaging in brokerage without a licence, and provides that a broker is entitled to a commission only if the client signed a written order. In Romania there is currently no licensing requirement.
A bill to regulate the profession, L162/2024, passed the Senate on 23 May 2024 and was sent to the Chamber of Deputies. Under the bill, a public register of agents would be established at ANCPI, with courses, an examination and professional liability insurance. The bill has not been found to have been enacted. The practical meaning: an "agent" may be a long-established agency, or may be a person with a telephone. Without a licence to filter them, the checking falls on you.
What does the Civil Code provide on a brokerage contract?
The brokerage contract (intermediere) is governed by articles 2096 to 2102 of the Romanian Civil Code. The rules that matter to a buyer:
| Article | The rule | What it means for you |
|---|---|---|
| 2097 | A commission only if the transaction was concluded as a result of the intermediation | No commission merely for showing a property that was not bought |
| 2098 | Reimbursement of expenses only if expressly provided in the contract | Read whether there is an expenses clause |
| 2099 | Several intermediaries share the commission equally, unless otherwise agreed | Ask whether another intermediary is involved |
| 2101 | A duty to notify the intermediary of the signing within 15 days, otherwise a double commission, unless the contract provides otherwise | Send a written notice immediately after the signing |
| 2102 | The intermediary represents you only if you expressly authorised them | Do not sign a broad authorisation without need |
This is the article that surprises Israelis more than any other. Under article 2101, a person who did not notify the intermediary of the signing of the transaction within 15 days is exposed to a double commission, unless the contract provides otherwise. Where the commission is calculated on the transaction value, the value must also be notified. One email, in the same week in which you signed at the notary, prevents the dispute.
What should you check in an exclusivity agreement before signing?
In Romania the brokerage terms, and particularly exclusivity, are set by the contract. Four clauses call for careful reading:
- Term: how long the exclusivity is in force, and how it is ended.
- Commission after termination: whether a commission will be due even on a transaction signed after the agreement ends, with a party the agent introduced.
- Scope of properties: a closed list of properties, and not "any property shown to you".
- The actual service: viewings only, or also checking the land book extract, accompanying you to the notary and translation.
How do you check an agent before starting to work with them?
- The company: ask for the company name and registration number, and check in the ONRC trade register that it is active and who owns it.
- VAT: check on the website of the tax authority ANAF whether it is VAT-registered, because this affects the final price.
- Listings: check whether the property is also advertised by other agencies and at what price. A price difference is a reason to ask.
- In writing: obtain a written commission offer, with VAT and the identity of the payer, before the first viewing.
A good agent knows the market, knows what has sold and for how much, and saves a great deal of time. The problem is not the commission itself, but a commission that was not put in writing.
Before signing: how we review a brokerage agreement
We read the brokerage agreement before the first viewing, make sure that the commission amount, the VAT and the identity of the payer are written expressly, and check the exclusivity and authorisation clauses. After the signing at the notary we make sure that the notice to the agent is sent on time. Drafting the agreement under Romanian law is done by a lawyer licensed in Romania.
The information is current as of October 2026 and is not legal, tax or financial advice. The commission ranges are general market data and not a binding price list, and the example in the table is for illustration only. Before signing a brokerage agreement it is advisable to consult a lawyer.
Frequently asked questions
How much agent commission is paid in Romania?
According to Storia (March 2026), in sale transactions the commission usually ranges from about 1% to about 4% of the transaction value, and in some cases 2% to 6%. If the agency is VAT-registered, 21% VAT is added.
Who pays the agent's commission in Romania?
The law does not specify. The commission can fall on the seller, the buyer or both, according to the agreement with the agency. Ask in advance whether the agent is also paid a commission by the other party.
Do real estate agents in Romania need a licence?
As of October 2026, no. A bill establishing a register of agents at ANCPI passed the Senate in May 2024 and was sent to the Chamber of Deputies, and it has not been found to have been enacted.
What happens if I did not notify the agent that the transaction was signed?
Under article 2101 of the Civil Code, notice must be given within 15 days of the signing. A person who did not give notice may have to pay a double commission, unless the contract provides otherwise.
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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.