We work with a mortgage broker who compares the real offers, not the ones in the ads. For you, it costs zero: the broker is paid by the bank, by law.
Monthly payment
Total paid over 30 years
Of which interest
Indicative minimum net income (so the payment stays under 40% of income)
This is a simplified calculation with equal installments (annuity), without insurance or bank fees. That's why a real offer may come out a bit higher: in the broker's example below, at 4.55% on 500.000 lei, the payment reaches 2.623 lei once the monthly costs are included. The interest rate presets are the indicative ones from June 2026; your actual offer is calculated based on your profile, at today's rates.
Same amount, three different payments. That's why you compare offers before, not after.
The interest rates are indicative, valid as of June 2026. Your offer depends on your profile and is recalculated at today's rates.
How much down payment do I need?
15% for the first property you buy. If you already have another property in your name, the required down payment goes up to 25%.
Can I get a mortgage for an apartment that's still under construction?
The mortgage is actually granted once the building is finished and has all the paperwork: title registration, cadastral survey, land register excerpt, energy performance certificate. Until then, you can get a financial pre-approval, valid for 60 days, confirming you qualify for the amount you want. The sound order is: pre-approval first, preliminary sale contract after.
What kinds of income do banks accept?
Salary, child-raising allowance, self-employed (PFA) income, company dividends, law practice income, rental income, per diems for drivers, seafarer contracts. Copyright royalties are accepted by only a few banks.
How long do I need to have had an income?
Generally, one uninterrupted year of work. With your current employer, the last 3 months count, if there was no gap longer than 30 days between your previous and current job. If there was, 6 months are required.
I work abroad. Is that possible?
Yes. You'll need your contracts from there and at least one or two years of work history. Your income is counted at a weighted 80%, and the required down payment is higher, between 30% and 40%.
Can I take out the mortgage together with someone else?
Yes, and it's often recommended. Both spouses' incomes are combined. A co-borrower can also be a brother, a cousin, or the person you live with, not just a spouse. Parents can be involved too.
What debt-to-income ratio does the bank accept?
Your total monthly payments, across all your loans, generally need to stay under 40% of your income. Some banks go up to 50%, depending on available limits.
What costs do I have, besides the down payment?
Around €2.000: notary fees approximately €1.500, the property appraisal around 1.000 lei, and the loan file review also around 1.000 lei.
Does the broker cost me anything?
No. The broker is paid by the bank. By law, they're not allowed to charge the client a commission.
Fixed or variable interest rate?
In June 2026, the fixed interest rate started at around 4.55%, while the variable interest rate was between 8% and 9%, because it's made up of IRCC plus the bank's margin. Given a gap like that, fixed is the clear choice. The fixed rate holds for 2, 3, or 5 years, then switches to variable.
How much can the monthly payment differ from one bank to another?
On 500.000 lei over 30 years, the difference between a fixed interest rate of 4.55% and one of 5.79% is over 300 lei per month. Between fixed and variable, over 1.000 lei per month.
How long does the whole process take?
About a month, in four stages: financial pre-approval (one to two days), legal review of the paperwork, the property appraisal by a certified/approved appraiser, then final approval (two to four days).
Why are loan files usually rejected?
Most often for three reasons: the employer hasn't filed its financial statements on time or is operating at a loss, the client has late payments on record with the Credit Bureau or has taken out too many loans in recent years, or the property's paperwork isn't in order.
What is the FICO score, and how high should mine be?
It's a score from the Credit Bureau, between 400 and 800. Most people fall between 600 and 700. Below 600, you're classified as high risk, and getting a mortgage becomes very difficult.
I had late payments a few years ago. Do I still have a chance?
Yes. Generally, late payments older than 5 years no longer count. What matters is your recent history, your score, and your current debt-to-income ratio.
Do credit cards work against me?
Yes, even if you don't use them. The bank counts 4% of the card's limit as if it were a monthly payment. A card with a high limit can block your loan file. It's usually simpler to lower the limit than to close the card, since closing it takes 30 days.
Is VAT included in the mortgage?
Yes. The bank finances the price including VAT, and the parking space and storage unit can be included in the same amount. You don't have to pay the VAT out of pocket.