In brief
As of 2026, buying an apartment or a villa in Romania does not grant a residence permit or residency, and Romania has no “golden visa” programme for real estate investors. Israelis may stay in Romania for up to 90 days in any 180 days without a visa, and beyond that a lawful route is required: employment, business activity, family reunification, studies or a digital nomad visa.
Key takeaways
- 1Since 1 January 2025 Romania has been a full member of Schengen: up to 90 days in any 180-day window, with days counted together across the whole Schengen area.
- 2A bill for an investor residency programme, with a threshold of EUR 400,000, was withdrawn from the legislative process on 8 December 2025.
- 3The business route requires a business plan, an investment of at least EUR 100,000 and the creation of at least 10 new jobs within 12 months.
- 4Renewal of a temporary permit is filed in person at IGI, at least 30 days before expiry; permanent residence is possible after 5 years of lawful and continuous stay.
- 5A residence permit is not tax residency; that is a separate question examined in Romania and in Israel.
One of the common questions of Israelis looking into buying a home in Romania is whether the home will also bring status with it. The short answer is no: a property gives you an address, not a visa. But that is not the end of the story. There are lawful routes to live in Romania, and the property can strengthen each of them. This guide separates what the property gives from what it does not, and explains what does open the door.
Does buying an apartment or a villa in Romania grant a residence permit?
No. Ownership of real estate in Romania is not a legal basis for status, as of 2026, and there is no immigration route there based on investment in an apartment or a villa. If someone presents you with such a promise, ask to see the legal provision on which it is based.
A bill for an investor residency programme, with a threshold of EUR 400,000, was withdrawn from the legislative process on 8 December 2025.
What happened to the Romanian “golden visa” proposal?
There was an attempt. In October 2025 a bill was tabled in the Senate, at the initiative of senators from the Liberal party, to grant residency to investors from a threshold of EUR 400,000, with real estate also counted as an investment. The Supreme Council of National Defence (CSAT) gave a negative opinion on it, and on 8 December 2025 it was removed from the legislative agenda. As of October 2026 no alternative has been proposed.
How long may Israelis stay in Romania without a visa?
The answer is 90 days out of any 180 days, on a rolling basis, for tourism or business visits. Romania fully joined the Schengen area on 1 January 2025, and since then its rule has been identical to the other countries in the area.
| Point | What it means in practice |
|---|---|
| Joint count | The days accumulate across all Schengen countries: a week in Greece and two more weeks in Romania are deducted from the same quota of 90 |
| No extension based on property | Such a stay is not a status, and owning a house does not allow it to be extended from within Romania |
| Electronic registration | Since April 2026 the European EES system has been fully operational and records every border crossing |
This quota is enough for most of the steps a buyer needs: viewing properties, signing before a notary and following construction. Most buyers who live outside Romania manage this way, without filing any application for status.
Which routes do grant a residence permit in Romania?
The legal framework is Emergency Ordinance 194/2002 (OUG 194/2002), which deals with the status of non-EU foreigners. In most cases there are two stages: first a long-stay type D visa through a Romanian mission abroad, and then, after entry, an application for a temporary residence permit at the immigration authority (IGI, Inspectoratul General pentru Imigrări).
| Route | Suitable for | The main condition |
|---|---|---|
| Employment | Those recruited by a Romanian employer | A work permit applied for by the employer |
| Business activity (D/AC) | Shareholders with a management role in a Romanian company (SRL) | A business plan, an investment of at least EUR 100,000 and the creation of at least 10 new jobs within 12 months |
| Family reunification | Spouses and children of a person who already holds status | Proof of family relationship, accommodation and means of subsistence |
| Studies | Students at a recognised institution | Admission to studies |
| Digital nomads | Remote workers for a foreign company | Income of at least three times the gross average salary in Romania, in each of the six months preceding the application |
It is important to understand the business route correctly. There is no benefit here for a passive investor. The Romanian Ministry of Foreign Affairs makes clear that the investment is made according to the business plan, within one year of receiving the permit, and a government body dealing with trade and investment promotion reviews it. A private home you bought to live in is not considered an investment for this purpose.
The digital nomad visa was regulated by Law 22/2022, and it is particularly relevant to Israelis employed remotely, for example in the high-tech industry. The income threshold is derived from the average salary in the Romanian economy and changes with it, so the current amount should be checked on the day of filing.
How does the property help nonetheless?
The home is not the reason for the status, but anyone who has already applied under one of the routes will benefit from it in several places:
- Proven place of residence. Permit applications almost always require a document showing where you will live, and a land register extract (ANCPI) in which you are registered as owners is the cleanest evidence.
- Continuity over the years. Living consistently at one address makes it easier to prove continuous stay when the time comes.
- A condition for family reunification. On this route it is also examined whether the housing is suitable for the family.
How do you move from a temporary permit to permanent residence?
The temporary permit is usually issued for one year, and is then renewed. The renewal application is filed in person at the IGI office in the area where you live, no later than 30 days before expiry. Lateness may break the continuity of stay.
After five years of lawful and continuous stay, the option opens to apply for long-term, that is permanent, residence. What is checked:
| Condition | What needs to be shown |
|---|---|
| Stay | 5 years lawfully and continuously, without long absences beyond what is permitted |
| Livelihood | Means of subsistence |
| Health | Health insurance cover |
| Accommodation | A legal document for the place of residence |
| Criminal record | No criminal record |
| Language | Basic knowledge of Romanian |
Those who had Romanian citizens in their family can look into an entirely different route: the Romanian citizenship law opens to some descendants of former citizens the option of applying for citizenship. This is a separate process, and it should be examined on its merits with a lawyer.
Does a residence permit make you tax residents of Romania?
Not necessarily, and sometimes it happens without being planned. Immigration status and tax residency are two different tests. Under the Romanian Fiscal Code and ANAF, a stay of more than 183 days within 12 months, or a centre of vital interests located in Romania, may make you Romanian tax residents. In Israel the test is the centre of life, and where both countries regard you as residents, the tax treaty between them determines which prevails.
What should be done before planning a move?
Separate three decisions: buying the property, the immigration route and tax planning. When we accompany a buyer who is also considering living in Romania, we make clear what the property gives and what it does not, and refer the buyer to a Romanian immigration lawyer and to tax advice in both countries before starting. The applications themselves are filed with the authorities in Romania, with the assistance of a lawyer licensed to practise in Romania.
The content of this article is general information only and does not constitute legal, immigration or tax advice. Immigration conditions change. Before filing an application, it is recommended to consult an immigration lawyer in Romania.
Frequently asked questions
Does buying property in Romania grant residency?
No. Romania has no investor visa through real estate. A bill for such a programme, with a threshold of EUR 400,000, was withdrawn from the legislative process in December 2025 and is not in force.
How long can an Israeli stay in Romania without a visa?
Up to 90 days in any period of 180 days, as in the other Schengen countries. The days are counted together across the whole Schengen area, and a longer stay requires a type D visa and a residence permit.
What are the conditions for Romania's digital nomad visa?
Remote work for a company registered outside Romania, and income of at least three times the gross average salary in Romania in each of the six months preceding the application.
After how long can permanent residence in Romania be obtained?
After 5 years of lawful and continuous stay, provided there are means of subsistence, health insurance, an accommodation document, a clean criminal record and basic knowledge of Romanian.
Is residency required to buy property in Romania?
No. You can buy without residency and sign before a notary during a visit. Notarial signing is not possible remotely, but you can sign by way of a power of attorney.
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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.