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Real-estate Consultancy

ESPACO Investment constantly proposes, through a consolidated domestic culture based on exceptionalism, to provide you with the best possible real estate advice, both in terms of commercial projects and residential solutions.

Our consultants are not in any way banal sellers, who have their own individual agendas and take advantage of a real estate business. Certainly not! ESPACO consultants create an emotional, professional, ethical and human framework capable of delivering consistent, predictable, practical and honest services.

Of course there are a lot of real estate agents and brokers who can give you advice. But, we offer solutions!

ESPACO is an exceptional real estate company owing to its peculiar purpose, which is total commitment with a view to guaranteeing the safety and the success of your business.

In our case, the success of a business results from how the expertise and the experience of the company  advisors help to understand the individual needs of each customer and to bring forward customized property solutions of top quality at low investment risk and maximum profit expectation.

Our varied services reflect the high professionalism of a coherent competent team that takes responsibility in providing the most valuable information so that each stage of the transaction process can be clear, transparent, easy to understand and to guide towards the desired earning.

We are in continuous adjustment, investing in the quality of our own resources for you to enjoy the experience, the knowledge and the efficiency of our responses in terms of successful transactions, investments, property evaluations etc.

How simple it is to work with us is proven by the promptness of our response whenever you contact us, by our capacity to understand the specificity of any request and the quick offers of the most integrated solutions of which we can choose the best one in due time.

We get intensively involved employing advanced varied specialty methods according to the market general trends and to the complexity of the property demands.

Everything to ensure your satisfaction about the success of your property business!

ESPACO offers a coherent set of complex professional services that are necessary for any real estate business, among other things. Thus you may choose among the following service categories, according to your goals:

Advice on real estate transactions

Our professional team provides complete solutions on the sale/rent of any kind of real properties (houses/mansions, apartments, offices, business premises, industrial premises, lands).

Advice on investment management

For both the national and the foreign investors that are interested in certain sectors of the Romanian property market. The activities included are: estimates of the transaction costs, investment risk analyses, strategic planning, assistance on negotiations, identification of financial solutions, post-investment assistance.

Legal coordination

For any real property transaction (sale/purchase or lease) to be profitable, it is absolutely necessary to implement appropriate legal solutions. Therefore, while being aware of the real estate legislation in force, we always design efficient solutions so that the legal measures may keep the optimum ratio between the achievement time and costs. 

Licensed evaluations

The valuators of our team are ANEVAR members and provide licensed evaluation services in line with the highest quality standards, adjusted to any type of real property belonging to both natural and legal persons.

Heating and Energy Audits

Before making the final decision about buying or leasing a property, whether it is an apartment or building, any customer is interested about the actual energy consumption that is necessary to provide adequate heating comfort. This is a natural approach that reflects the need of accurate estimate of the monthly utility costs, including the cost of the desired comfort. The importance of the building energy performance is acknowledged by the law. Thus, the owner who wishes to sell / rent or register a property must have the Energy Certificate of the property under the law no. 372/2005. Our partners will help you enjoy the quality services to obtain the energy certificates.

Property management

We have the necessary expertise in order to manage apartments, houses/mansions, office buildings, shopping centres, residential buildings,  warehouses and industrial parks. Our services are designed mainly for the owners, the investors and the tenants who wish to enjoy their time and their dwellings without bothering about bills and unforeseen events.

Market Reports /Property Analysis

We believe that a profitable investment is the result of a valid research of both the current and the future real property market. For this reason we permanently analyze the property events, we hold a wide portfolio of offers and prove that we have the necessary expertise for an accurate estimate of the property market values and of the market regressive or advancing tendencies.

In order to make a real property transaction the owner must have in due time a file prepared to include the following documentation: 

  • The property ownership document;
  • Tax Certificate issued by the Mayor’s Office;
  • Land Register copy issued by the court of law of jurisdiction in the property territory;
  • Identification documents (identity card, passport, driving licence);
  • Marriage Certificate

The property ownership document may be: 

  • sale-purchase agreement (executed between a seller and a buyer, between a legal person and a natural person);
  • donation agreement; 
  • property exchange agreement;
  • heir certificate;
  • 2 copies of the Title Deed (one original and one photocopy);
  • one cadaster drawing of the property;
  • one photocopy of the owner’s identification document;
  • declaration form 

The Tax Certificate is issued by the Mayor’s Office – Taxes and Duties Department and is valid for 48 hours. It must specify the following details: the owner or the owners and their correct name; the correct address of the property; the relevant land area; no debts. Thus, it requires that all and any taxes must be paid up and there must be no unpaid fines on the record. In order to receive the Tax Certificate, the following documentation is required: 

1. Copy of the owner’s identification document;

2. Application form;

3. Tax Certificate fee (to be paid at the Taxes and Duties Department cash desk).

Land Register copy (issued by the National Agency of Cadaster and Real Estate Publicity  – Cadaster and Real Estate Publicity Office  – district Land Register Office) is the most relevant document to show the property legal status. It is valid for 24 hours, that is why it is issued only on the transaction day. If the parties wish to enter into a preliminary agreement, the land register check may be done by telephone. The land register copy must specify the correct address (according to the property title); the correct name(s) of the owner(s) and that the property is subject to no charges.

MENTION: If the property intended for sale was not recorded in the land register, first a public notary should proceed to its registration according to the following documentation:

– 2 copies of the property ownership document (at least one original);
– property drawing; 
– property delivery-reception protocol;
– registration application submitted with the Land Register Division of the Law Court.

The identification documents must be within the validity term in order to be of use for the execution of the property sale. If the identification document expired in the course of the current year, identification can be done using the passport or the driving licence. If the ID is so damaged that the seals applied by the relevant bodies are not legible any more, the identification will rely on the latest two documents mentioned above or on two witnesses that know the person concerned.

The marriage certificate is absolutely necessary when the real deed is executed, since the sale-purchase is a deed of disposition which requires the agreement of both spouses and the only document to prove that they are spouses is the marriage certificate. 

For any further information ESPACO Investment is ready to help you at the contact number 0726.11.99.88 or on the e-mail address

The real estate laws listed below are indicated for information purposes.  
It is possible that the legislation may be amended or cancelled, partially or in full. 
Therefore it is recommendable that, before making any decision for renting out/ leasing, selling or buying a property, the information updates should be checked out together with an expert, such as a legal adviser!

Law no. 1/2000 – Reconstruction of the Property Rights in Agricultural and Forest Lands.
Law no. 7/1996 rep 2006 – Cadaster and Real Estate Publicity Law, republished in the Official Gazette no. 201/the 3rd of March 2006.
Law no. 7/1996 – Cadaster and Real Estate Publicity Law  
Law no. 10/1995 – Construction Quality Law 
Law no. 10/2000 – Law regarding the legal conditions of specific properties overtaken by abuse in the period of the 6th of March 1945 – the 22nd of  December 1989.
Law no. 18/1991 rep 1998 – Agricultural Real Estate Law, republished in the Official Gazette no. 1/the 5th of Jan. 1998.
Law no. 18/1991 – Agricultural Real Estate Law
Law no. 33/1994 – Law on expropriation for public use purposes  
Law no. 34/2006 – Amendment and supplementation of the Law no. 190/1999 on mortgage loans for real estate investments.
Law no. 54/1998 – Law on the legal circuit of lands 
Law no. 79/1997 – Amendment of the Law no. 85/1992 on the sale of dwellings and premises of different destination built of the public funds and of the business entity or the state budget funds. 
Law no. 85/1992 rep 1998 – Law on the sale of dwellings and premises of different destination built of the public funds and of the business entity or the state budget funds, republished in the Official Gazette no. 264/the 15th of July 1998.
Law no. 85/1992 – Law on the sale of dwellings and premises of different destination built of the public funds and of the business entity or the state budget funds.  
Law no. 112/1995 – Law for the regulation of the legal condition of dwelling buildings that were nationalized
Law no. 114/1996 rep 1997 – Dwelling Law, republished in the Official Gazette no. 393/the 31st of Dec. 1997.
Law no. 114/1996 – Dwelling Law
Law no. 145/1999 – Law for amending and supplementing the Dwelling Law no. 114/1996.
Law no. 190/1999 – Law on the mortgage loan for investments in real property

Law no. 247/1995 – Law on the reform of real property and justice and connected measures 
Law no. 282/2004 – Law on the protection of the acquirers’ rights regarding certain aspects of the agreements granting the right of use of real property for limited time 
Law no. 343/2006 (copy) – Law amending and supplementing the Law no. 571/2003 on the Tax Code
Law no. 343/2006 – Law amending and supplementing the Law no. 571/2003 on the Tax Code
Law no. 550/2002 – Law on the sale of the state-owned business premises and of the service entities under the management of the county boards or of the local boards and of the those that are assets of the state-owned autonomous companies of local interest. 

Order no. 844/2010 – Order approving the Rules for Official Entry in the Land Register upon completion of the cadaster works
Ordinance no. 3/2003 – Ordinance on the organization of the realtor activity
Ordinance no. 36/2002 – Ordinance on the local taxes and duties
Decision 333/2002 – Unconstitutionality claim regarding the provisions of art. 13-32 of the Government Order no. 3/2000 on the organization of the realtor activity

Decree-Law no. 61/1990 – Sale of dwellings that were built of the state funds for the population 
Decision no. 1275/2000 – Approval of the Methodology Rules for implementation of the Dwelling Law no. 114/1996.


A property transaction process involves the gathering of many details, as well as working with many persons and state institutions. The list below summarizes the main addresses and useful data that are necessary in order to prepare the documentation for property transactions:

Properties with seismic risk in Bucharest

These data are given here for information purposes only. For further details please contact us at the number  0726.11.99.88 or e-mail to