How to Buy an Apartment Under Construction with a Mortgage: The Complete SDC 2026 Guide

From Your First Visit to the Bank to the Keys in Your Hand. Steps, Costs and Waiting Times.

Many people who dream of a new apartment give up at the research stage, put off by legal terms, trips to the bank and stages that seem to pile up. In reality, the process is well structured. If you know what comes at each step, it all becomes much easier to understand and manage. The good news is that across the whole process you will only need to make a few trips in person, and the SDC team will guide you at every stage. In this guide we walk you through the entire process, from your first conversation with the bank to the moment you become an owner. The example used in this guide For the examples below we will take as a reference point an apartment worth EUR 135,000 + VAT. The figures are indicative and are intended to make the steps of the purchase process easier to explain. Step 1: Getting Financial Pre-approval Average duration: 3–7 working days Trips in person: 1 (to the bank) Cost: 0 lei The first step is to find out what budget the bank can grant you. At this stage you are not yet choosing the apartment; you are obtaining financial pre-approval. The bank analyses your income and credit history and will establish the maximum amount you can borrow, applying a maximum debt ratio of 40% of your net monthly income. As a rule, the following will be requested: identity documents, proof of income, tax record, and a bank statement for payment of the deposit. Step 2: Choosing the Apartment and Reserving It Average duration: 1 day Trips in person: 1 (you come to the SDC showroom) Cost: reservation fee Once you have financial pre-approval, you choose the right apartment together with the SDC team. The loan amount approved by the bank and the price of the apartment will determine the deposit you need to pay. Example: if the bank approves a loan of EUR 100,000 and the chosen apartment costs EUR 135,000 + VAT, the difference is your own contribution. The deposit is not paid in full at this stage. Part is paid on signing the preliminary contract, and the remainder on signing the final sale-purchase contract. What you need to know about VAT in 2026 From 1 August 2025, the standard VAT rate applicable to new homes is 21%, in accordance with the legislation in force. The SDC team will explain from the outset the VAT applicable to your chosen apartment and all the costs involved. Step 3: The Notarised Preliminary Contract Average duration: 1–2 days Trips in person: 1 (to the notary) Cost: the notary fee for authenticating the preliminary contract (calculated according to the value of the deposit) Once the apartment has been chosen and the documentation approved by the bank, the preliminary sale-purchase contract is signed. Under Law no. 207/2025 (the "Nordis Law"), the preliminary contract for an apartment under construction must be authenticated by a notary and registered in the Land Register as a future asset. This gives you legal protection from the moment of signing and guarantees your rights over the home. After this stage comes the construction completion period, with no further trips to the bank or the notary required. Step 4: Technical Approval and Property Valuation Average duration: 5–10 working days Trips in person: 0 Cost: 300–600 lei (the valuation report) Once construction is complete, the SDC team contacts you and provides all the necessary documentation: the individual Land Register extract, the apartment layout and the energy performance certificate. The valuer appointed by the bank visits the property, and the bank checks all the legal and technical documents before final approval of the loan. The valuation report is drawn up at this stage, after handover and issuance of the final Land Register entry. SDC gives you 60 days to complete the entire loan file. Step 5: Final Approval and Signing the Contracts Average duration: 2–4 working days Trips in person: 1, to the notary Costs: notary fees and Land Register registration fees vary according to the value of the apartment and the applicable notary tariffs (approx. EUR 2,500) After final approval of the file, the bank sends the loan agreement to the notary. The notary prepares the sale-purchase contract and the documentation needed to register the mortgage in favour of the bank. In the presence of the notary and the bank's representative, both the loan agreement and the sale-purchase contract are signed. Within the following 3-5 working days the Land Register extract is issued in the new owner's name, with the mortgage registered in favour of the bank. Once it has been issued, the bank draws down the loan and transfers the amount to the developer, and the purchase process is complete. Standard Mortgage or the Noua Casă Programme? Many buyers believe the Noua Casă programme is always the most advantageous option. In practice, the choice depends on each buyer's situation. A standard mortgage generally offers a faster approval process, with no obligation to set up a collateral deposit and no restrictions on selling the home later. In addition, many banks offer fixed-interest periods at the start of the loan, which can bring more predictability. The Noua Casă programme involves a longer approval period, because the file is also reviewed by the National Guarantee Fund. The interest rate is variable for the entire term of the loan, a collateral deposit must be set up, and in the first few years there are restrictions on selling the home. On the other hand, the programme may benefit from certain concessions on notary costs. Before making a decision, it is advisable to talk to the bank or to an SDC consultant, so that you choose the option that best suits your budget and your long-term plans. Costs after purchase Once you receive the keys, there are a few mandatory costs to include in your financial planning: the compulsory PAD insurance, optional home insurance (approx. 200–400 lei/year), the life insurance required by the bank (where applicable), and the annual property tax, payable from the year following the purchase. The SDC team, with you at every step A first mortgage can seem complicated, but you do not have to go through all the stages on your own. The SDC team provides the necessary documentation, works with the bank and the notary, and guides you throughout the process, from choosing the apartment to signing the final contract. Have questions, or want to find out what budget you qualify for? Contact the SDC team and we will work out the first step together.