PFA (Sole Proprietorship) in Romania — Real Estate Investment Formation Guide
Consider setting up a holding company in a tax-efficient jurisdiction (like the UAE or certain US states like Wyoming or Delaware) to own local property-holding LLCs. This isolates liability and optimizes tax on rental income and capital gains.
Last verified: June 13, 2026
Corporate Tax
10.0%
State Tax
0.0%
Formation Cost
$50
Annual Fee
$0
Forming a PFA (Sole Proprietorship) in Romania as a Real Estate Investment means a total tax burden of 10.0% and an official formation cost of $50. There is no minimum capital requirement. Standard formation takes 3-4 business days, or 1-2 business days expedited. No local director is required; the process can be managed remotely. This guide covers the steps, tax breakdown, banking options, and compliance requirements — all from verified data.
First-year total cost
≈ $360
Ongoing (per year)
≈ $350
Why PFA (Sole Proprietorship) for Real Estate Investment?
A business model focused on acquiring, managing, renting, or selling real estate properties for profit. Choosing the right jurisdiction is critical for asset protection, minimizing capital gains taxes, and facilitating cross-border investments.
Ideal for
- Property developers
- International landlords
- REIT managers
- House flippers
- Family offices
Challenges to watch
- High capital requirements
- Complex local property taxes
- Strict foreign ownership laws in some countries
- Illiquidity of assets
Key decision criteria
- Look for jurisdictions with strong property rights
- Favorable capital gains tax rates
- Double taxation treaties (DTTs)
- Robust asset protection laws
PFA (Sole Proprietorship) formation requirements
Minimum capital
None
Standard timeline
3-4 business days
Expedited timeline
1-2 business days
Local director
Not required
Registered office
Virtual office allowed
Notarization
Required
The founder acts as the sole proprietor (authorized individual) and must have the legal right to reside and work in Romania.
Estimated breakdown (based on avg. $500,000 revenue)
Simulate with your own revenue →
VAT / Sales Tax
Standard rate 21%. Registration threshold: 395,000 RON. Non-resident providers of digital services to Romanian consumers must charge 21% VAT, typically registering via the EU OSS scheme.
Banking & payments for Real Estate Investment
Opening a traditional bank account for a PFA requires a Romanian Personal Identification Number (CNP) and usually an in-person visit to a local branch. However, since a PFA founder must already have legal residency to register the entity, local banking is straightforward once the CNP is obtained. For faster, remote setups, fintechs like Revolut Business and Wise are widely used.
Supported payment gateways
Remote-friendly accounts
Revolut Business
Highly recommended for PFAs dealing with international clients. Fully remote opening and excellent multi-currency support.
Wise
Ideal for receiving payments in multiple currencies with low conversion fees. Easy online setup for Romanian PFAs.
Romania incentives & advantages
Start-Up Nation Romania
Up to 250,000 RON (approx. 50,000 EUR) covering up to 90% of eligible project expenses.
Early Payment Tax Discount
Typically a 3% to 10% discount on the total tax amount owed, depending on the annual ANAF ordinance.
PFA (Sole Proprietorship) formation steps
Obtain proof of education or professional qualification (diplomas, certificates) matching your desired CAEN codes.
Secure a registered office (headquarters) in Romania, which can be a rented apartment, owned property, or a virtual office.
Reserve your business name at the National Trade Register Office (ONRC).
Prepare the registration file, including your ID, proof of address, qualifications, and standard ONRC forms.
Submit the application to the local Trade Register either in person or via the online portal.
Receive the Registration Certificate (CUI) within 3 to 4 working days upon approval.
Register with the tax authority (ANAF) and set up the Virtual Private Space (SPV) to comply with the mandatory RO e-Factura system.
Real Estate Investment FAQ
Can a foreign company own real estate directly?
It depends on the country. Many nations require a locally registered entity or impose higher taxes on foreign corporate owners.
Why use an LLC for real estate?
An LLC protects your personal assets from liabilities related to the property, such as tenant lawsuits or debt obligations.
What is a holding company structure in real estate?
It involves a parent company (often in a tax-friendly jurisdiction) owning subsidiary companies that hold individual properties, isolating risk per property.
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Related guides
Complete PFA (Sole Proprietorship) guide
Taxes, requirements, banking, compliance
PFA (Sole Proprietorship) cost calculator
One-time and annual cost breakdown
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