Does a Home in Romania Give Residence or a CNP? What Each Passport Gets, and the Difference Between a NIF and a CNP

Israelis who buy a home in Romania often ask whether the property opens a door to European residence for them, or at least to a Romanian identification number that will make practical life easier. The short answer is no, and it holds for every passport that is not of the European Union. But the home does play a role, and it is worth understanding exactly which.

1Does buying an apartment or villa in Romania give residence?

No. Government Emergency Ordinance 194/2002, which governs the status of foreigners in Romania, lists the purposes for which a long-stay visa and then a residence permit are granted: work, business activity, studies, family reunification and a few other defined purposes. "Property ownership" is not on the list, and Romania has no "golden visa" for real estate buyers. For EU citizens too, a home is not a basis for a long stay.

A bill for an investor visa of EUR 400,000 was withdrawn from the Senate in December 2025. In other words, there is currently no amount above which a home gives status.

2What is the difference between a NIF and a CNP?

Two numbers, two different functions. The NIF is a tax number, and the CNP is the personal identification number that appears in all state registers.

According to ANAF's guide on registering non-residents, a foreigner who owes tax in Romania and has no CNP receives a NIF on form 030 (Article 82 of the Fiscal Procedure Code). When IGI issues them a document with a CNP, the tax authority replaces the NIF with the CNP in its records.

3When does a foreigner receive a CNP in Romania?

The CNP comes only after there is a registered status:

• Citizens of the EU, the European Economic Area and Switzerland: those registered by IGI receive a CNP, and it appears on the document evidencing residence in Romania (Government Emergency Ordinance 102/2005, Article 41).
• Foreigners from outside the EU, including Israelis: IGI issues a CNP to those whose right of temporary stay has been extended, that is, who have received a residence permit, or to those who have received long-term residence. The CNP is recorded on the residence permit (Government Emergency Ordinance 194/2002, Article 144^1(1)).
• Exception: IGI may issue a CNP to a foreigner without a right of stay only at the reasoned request of a public institution, for the purpose of certain rights and obligations and with the foreigner's consent (Article 144^1(2)). This is not a route an apartment buyer can choose.

4What does an Israeli passport holder get, and what changes with a European passport?

For Israeli passport holders, the 90 days are counted across the whole Schengen area together. The ETIAS advance travel authorisation system is not yet operating. The end-2026 target has been removed, and the EU has announced that it will publish the start date several months in advance.

The source also sets out rules for holders of other passports: holders of temporary protection from Ukraine (extended until 4.3.2028) receive from IGI a residence permit with a CNP, but buying a home does not turn the protection into a regular permit. Citizens of Russia and Belarus are not prohibited from buying a home, but under the EU sanctions regulations a bank will not accept deposits from them above EUR 100,000, unless they have a residence permit in an EU state, the EEA or Switzerland.

5Which stay routes exist for an Israeli who wants to live in Romania?

A long-stay visa (D) is granted only for the purposes in Article 24(1) of Government Emergency Ordinance 194/2002. The routes relevant to most buyers:

• Work: a Romanian employer employs you and applies for a work permit.
• Business activity (Article 43): for a partner or shareholder with a management role in a Romanian company. In a limited liability company (SRL), an approved business plan, EUR 100,000 in an account with a Romanian bank, an investment of EUR 100,000 and 10 new jobs within 12 months are required. In an SA company: EUR 150,000 and 15 jobs.
• Family reunification: for family members of someone who already has status, with proof of relationship, accommodation and means of subsistence.
• Studies: for students admitted to a recognised institution.
• Other purposes (Article 49): for example remote work as digital nomads, company director, medical treatment or volunteering, according to the conditions of each case.

The business route is not a passive "investor visa". The conditions in Article 43 are cumulative and examined in a business plan. A villa for private use, even if it is registered in the name of a Romanian company, is not the investment the article refers to. Buying through a company can solve the question of land ownership, but not the question of residence.

6So how does the home help?

• Proof of accommodation: almost every visa or permit application requires a document showing where you will live. A home registered in your name in the land book is clean proof.
• NIF: to sell, let or open a bank account you will need a NIF. Without status, this is your number vis-à-vis the state.
• Continuity: living at the same address over years makes it easier to prove continuous stay when applying for long-term residence.

Residence is not required in order to buy, nor in order to apply for a mortgage. You buy with a passport, and in practice many notaries also ask for a NIF. According to the source, a Romanian bank can finance up to 70% of the price, so the equity is at least 30%.

7Does a residence permit in Romania make you tax resident there?

Not necessarily. A residence permit and a CNP are an immigration status. Tax residence is a separate question, determined by days of stay and centre of life, in each country according to its own rules. Anyone planning to move to Romania should check both, including the implications for their status as an Israeli resident for tax purposes.

8What to do before deciding, and how we accompany the process

If you are buying in order to live in Romania, choose the stay route first, and then the property. If you are buying without moving, a NIF is enough. We help Israeli buyers understand the options according to their passport and purpose, and refer them to an immigration lawyer licensed in Romania when an application needs to be filed. Proceedings before IGI and ANAF are handled by authorised professionals in Romania.

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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.