Limited Partnership (SCS) 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
$35
Annual Fee
$0
Forming a Limited Partnership (SCS) in Romania as a Real Estate Investment means a total tax burden of 16.0% and an official formation cost of $35. This guide covers the steps, tax breakdown, banking options, and compliance requirements — all from verified data.
First-year total cost
≈ $2,085
Ongoing (per year)
≈ $1,500
Why Limited Partnership (SCS) 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: 300,000 RON. Non-resident providers of digital services to Romanian consumers must charge 21% VAT, typically handled via the EU OSS (One-Stop Shop) system.
Banking & payments for Real Estate Investment
Opening a business bank account in Romania has become more stringent due to strict KYC and AML regulations. While local directors can open accounts relatively quickly, non-resident founders often face enhanced scrutiny, requiring detailed business plans, proof of funds, and sometimes an in-person visit or a local representative.
Supported payment gateways
Remote-friendly accounts
Revolut Business
A leading fintech choice in Romania offering multi-currency accounts and seamless remote onboarding for local entities.
Salt Bank
A newly launched Romanian neobank backed by Banca Transilvania, designed for digital-first banking experiences.
Limited Partnership (SCS) formation steps
Choose and reserve a unique company name with the National Trade Register Office (ONRC).
Draft and notarize the Articles of Association detailing the roles and contributions of general and limited partners.
Deposit the agreed-upon initial capital contributions into a temporary corporate bank account.
Prepare affidavits and specimen signatures for the general partners who will act as managers.
Secure a registered office address in Romania, requiring a valid lease agreement and landlord consent.
Submit the complete incorporation file to the ONRC for registration and obtain the Certificate of Incorporation (CUI).
Register for taxation (Corporate Tax or Microenterprise Tax) and VAT (if applicable) with the Romanian tax authority (ANAF).
Open a permanent corporate bank account and activate online banking for business operations.
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 Limited Partnership (SCS) guide
Taxes, requirements, banking, compliance
Limited Partnership (SCS) cost calculator
One-time and annual cost breakdown
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