Partnership Limited by Shares (SCA) 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
16.0%
State Tax
0.0%
Formation Cost
$100
Annual Fee
$0
Forming a Partnership Limited by Shares (SCA) in Romania as a Real Estate Investment means a total tax burden of 16.0% and an official formation cost of $100. This guide covers the steps, tax breakdown, banking options, and compliance requirements — all from verified data.
First-year total cost
≈ $2,800
Ongoing (per year)
≈ $1,600
Why Partnership Limited by Shares (SCA) 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
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 register for and charge 21% VAT, typically via the EU OSS scheme.
Banking & payments for Real Estate Investment
Opening a corporate bank account in Romania can be moderately difficult for non-resident founders due to strict KYC and AML regulations. Traditional banks usually require a physical visit or a notarized Power of Attorney, while fintechs like Revolut Business offer smoother remote alternatives.
Supported payment gateways
Remote-friendly accounts
Revolut Business
A highly popular digital alternative in Romania offering multi-currency accounts and remote onboarding for registered companies.
Wise
Excellent for international transactions and holding multiple currencies, with a fully remote setup process.
Partnership Limited by Shares (SCA) formation steps
Reserve the company name with the National Trade Register Office (ONRC), ensuring it includes the mandatory 'SCA' designation.
Draft the Articles of Association (Act Constitutiv) detailing the general and limited partners, share capital distribution, and management structure.
Deposit the minimum share capital of 90,000 RON into a corporate bank account and obtain a bank deposit certificate.
Secure a registered office address in Romania, providing the lease agreement and the landlord's written consent.
Prepare declarations on honor and notarized specimen signatures for the general partners (administrators) and limited partners.
Submit the complete incorporation dossier to the ONRC for registration and publication in the Official Gazette of Romania.
Register for tax purposes (VAT, corporate income tax) and submit the Ultimate Beneficial Owner (UBO) declaration within the legal timeframe.
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 Partnership Limited by Shares (SCA) guide
Taxes, requirements, banking, compliance
Partnership Limited by Shares (SCA) cost calculator
One-time and annual cost breakdown
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