Str. Valea Gârboului nr. 62, ap. 22, Florești
Pre-purchase due diligence (public sources only) · 31 October 2026 · 3 rooms, 62 m² + 21 m² balconies, floor 2, built 2017, underground parking
169,000 €Asking (159k flat + 10k parking)
167,500 €Your deal (−0.9 %)
155–165k €Fair range (estimate)
160–163k €Target · 165k compromise
2,540 €/m²Deal, flat only, 62 m²
2.9–4.0k €Closing costs with mortgage
Verdict: buy with conditions
A normal, fair-to-slightly-expensive resale. We found nothing that kills the deal: no insolvency, seizure or lawsuit touching the building, no illegal floors, not in a flood zone. But the key checks need the seller's documents, and the block sits on a slope inside a landslide-risk zone on Florești's draft urban plan.
Before you pay any deposit
- Flat CF: seller (and all co-owners) are the owners; ~62 m² useful, balconies separate; no seizure or lawsuit note. Any mortgage is paid off at closing.
- Parking CF: its own unit ("-U…") in the seller's name. If it is a share or a right of use, cut the price.
- Building: own CF for the flat (block received and registered); no cracks in walls, stairwells, retaining walls or garage; ask for the geotechnical study.
- Association: no debts, no major defects, garage never flooded; is court case 22918/211/2025 theirs?
- Bank valuation near the price, or a clause that returns the deposit if the bank values lower or refuses the loan.
- Price: aim for 160–163k €; 165k € is fair. Pay 167.5k € only if everything above is clean.
Honest downsides: one road out to a congested DN1; a 1.5 km walk to frequent buses; no metro before ~2031; the empty plot in front can take a 6–7 level building (draft plan); crowded schools; no hospital in Florești.
Red flags
Deal-breakers (if confirmed; none confirmed yet)
- CF shows 62 m² including balconies → ~41 m² useful, ~3,840 €/m².
- No unit CF, "construcție în curs de execuție", or no reception report.
- Seizure, enforcement or lawsuit in the CF; seller not the registered owner.
- Cracks or signs of ground movement in the block or garage.
Use to negotiate
- Only 0.9 % off asking; the Cluj average is 4.5 %.
- Online 73 days with no price cut; two agencies added in October at the same price.
- Parking at 10k € is top of market (9–9.5k € elsewhere in Florești).
- Landslide-risk overlay on the draft PUG; 20–30 % slope.
- Plot in front zoned for up to 6–7 levels: view not protected.
- Commute: single exit to DN1 rated level of service F.
- Valuation may come in 0–8 % low.
- 2017 block, one windowless bathroom vs newer comps.
- Furniture: banks value it at ~0; used value ~3–7k €.
Minor
- Ad says "nr. 62"; records show blocks 62A and 62B.
- 62 vs 63 m²; decomandat vs semidecomandat across ads.
- Developer thinly capitalised; 10-year defect window likely ends ~2027.
- Related developers in court with owners of their other blocks.
- Pending insurer case vs an unnumbered "Asoc. Valea Gârboului".
- A Booking.com rental operates in 62A.
- Garage flooding in cloudbursts happens in Florești.
- Army firing range 0.6–1.1 km south.
- Construction trucks up the valley; metro works at VIVO! for years.
- Energy certificate not shown; a 2017 one expires in 2027.
- Cluj-Napoca boundary 145–180 m away: confirm the UAT on the CF.
- Agree in writing that no agency commission is owed by you.
- New 2026 rule: you must also show a clean local-tax certificate, or the sale is void.
Price verdict
167,500 € is acceptable, not good: at or slightly above the top of the fair range of 155–165k € (our estimate) Unverified.
| Scenario | Area | Asking | Deal |
|---|---|---|---|
| 62 m² interior (ads say so) Likely | 62 | 2,565 | 2,540 |
| Agency 1 figure | 63 | 2,524 | 2,500 |
| Worst case: balconies inside | ~41 | 3,878 | 3,841 |
| Valuer-style, balconies × 0.5 | 72.5 | 2,193 | 2,172 |
€/m², flat only (159,000 € asking / 157,500 € deal).
- Furnished 3-room flats near VIVO! ask a median of ~2,550 €/m² (12 listings). This flat is right on the median Likely
- Several similar flats have sat unsold for 6–18 months at 2,400–2,700 €/m² Verified
- All Florești, 3-room median asking: 2,041 €/m² (VDI.ro); Cluj-Napoca ~3,300 €/m² (Storia via Alba24)
- Expected bank valuation: ~154–168k € incl. parking Likely
Negotiation arguments
- Not selling: online since 19 Aug; two agencies added 19 and 30 Oct, still 159k (OLX, agency 1, agency 2).
- Commission: a direct deal saves the seller the agency fee.
- Normal discount: 4.5 % in Cluj (Imobiliare.ro Q4 2025) → ~161,400 €.
- Comps: 64 m² at 158k (311068502); 71 m², 2022, 159k, unsold since June (305212425); 67 m² at 161.5k, unsold since Apr 2025 (285747077).
- Age and layout: 2017, one bathroom with no window.
- Parking: stand-alone underground spaces ask 9,000–9,500 € (example).
- Furniture: valued at ~0 by the bank.
- Landslide overlay and buildable plot: a future buyer will see them too.
- Valuation clause: price drops to the valuation, or the deposit comes back.
Location, building, developer
- VerifiedTwo blocks, 62A and 62B, "Corp A, B", permitted by Florești in 2017 (permit register, OSM)
- LikelyUAT Florești; the Cluj-Napoca boundary (Gârbău stream) is 145–180 m away (OSM boundary)
- VerifiedAgency 2's map pin sits on 62B; 62B has ≥29 flats and a floor 3 (2026 permits)
- Likely4 storeys with a lift; own gas boiler (agency ad)
- UnverifiedA Booking.com rental "Garbaului 62a 3 rooms" may or may not be this flat (Booking)
- LikelyDeveloper: Multi Amenajari SRL (CUI 27235327), with Wohnung Invest SRL
- VerifiedActive; no insolvency on portal.just.ro; 2025 equity 68k lei vs 37M lei debts (ANAF)
- VerifiedNo court case names a 62A/62B association; related firms are in disputes at Aurel Vlaicu 184 (dropped Oct 2026) and Șesul de Sus 202 (pending) (portal.just.ro)
- VerifiedNo record of illegally added floors at 62A/62B
- UnverifiedMain permit and reception report not online (pre-2017)
Area risks
- VerifiedThe draft PUG map puts the block and the hill in a "risc geotehnic / alunecări de teren" zone; the text names Dealul Gârbăului as landslide-prone (map A2.2, PUG text)
- LikelyBlock on a 20–30 % slope, ~20 m above the stream (EU-DEM)
- UnverifiedNo landslide reported at nr. 52–64
- VerifiedThe new PUG is stalled (environmental permit postponed Apr 2026) (Actual de Cluj)
- VerifiedGârbău stream is not an official flood-risk area; river flood risk low (ABA Someș-Tisa). Garage flooding in cloudbursts happens in Florești (example)
- VerifiedEmpty plot in front zoned LV3/5, up to 6–7 levels; hill behind for sport/HORECA via PUZ (draft). No permit for a block next door up to June 2026
- VerifiedMetro station "Prieteniei" at VIVO!, 0.8–1.3 km; Florești section targets 2031 and is late (Wikipedia)
- LikelyDN1 widened to 6 lanes with a bus lane, opened 1 Sep 2026 (ClujToday)
- VerifiedArmy firing range 0.6–1.1 km south; use unknown
- VerifiedDN1 1.3 km away (little road noise); no air station in Florești; ordinary property crime only
Daily life and commute
| Weekday 7:30–9:00 | Free-flow car | Car at peak | Public transport |
|---|---|---|---|
| Piața Unirii | 6.7 km / 11 min | 25–45 min | 45–65 min (walk → M26) |
| Gara Cluj-Napoca | 8.5 km / 14 min | 30–50 min | 55–75 min (24B / M21 + change) |
| Iulius Town | 10.0 km / 18 min | 35–60 min | 65–85 min (walk → 24B direct) |
Free-flow: OSRM Verified. Peak times are estimates Unverified. Test with Google Maps "Depart at" 7:45, then drive it once. Destinations are our defaults; send yours.
- VerifiedOnly exit: north to DN1 at VIVO!, rated level of service F in the morning (traffic study)
- VerifiedVIVO! stops ~1.5 km walk: M26 every 10–12 min, 24B every 7–10 min (M26, 24B). Line 29 from Roata: ~3 buses in the morning peak; M27 every ~40 min
- LikelyProfi 130 m; VIVO! (Carrefour, pharmacy) ~1 km; kindergartens 1.7 km+
- VerifiedSchools and kindergartens are crowded (three shifts for a month at Liceul Tăuțan, 2026) (Actual de Cluj)
- UnverifiedNo hospital or out-of-hours clinic in Florești
- VerifiedOn public water and sewer; occasional planned outages; storm drainage weak. Street paved 2022, lit 2023; snow clearing is a common complaint
Total cost to close (on top of 167,500 €)
| Item | Cash | Mortgage |
|---|---|---|
| Notary, sale (Ord. MJ 177/C/2024 + 21 % VAT) Verified | 1,850–2,300 | same |
| ANCPI registration 0.15 % | ~250 | ~250 |
| CF extracts, PAD insurance | ~35–55 | ~35–55 |
| Valuation, mortgage notary, bank fees | 0 | ~570–730 |
| Property + life insurance, year 1 | 0 | ~330–850 |
| Total (€) | ~2,100–2,600 | ~2,900–4,000 |
- Add 5–15k € extra cash if the valuation is low (85 % LTV: each 1,000 € shortfall = 850 € more cash).
- LikelyThe seller pays the income tax: 1 % if owned more than 3 years (3 % if 3 years or less); no VAT on a private resale (notari.pro)
- LikelyNoua Casă does not apply: over the 140k € cap, and that tier is for new homes only (FNGCIMM)
- Standard mortgage: at least 15 % down for a first home in lei.
Documents to ask for, in order
Before any deposit
- CF and cadastral numbers of the flat and the parking → order your own extracts (ePay ~20 lei or OCPI Cluj).
- Floor plan (releveu): ~62 m² useful, balconies separate.
- Collective CF: is the parking its own unit?
- Seller's title deed.
- Building permit (AC) and reception report (PV de recepție).
- Geotechnical study (association or developer).
- Energy certificate (copy).
- 12 months of gas, electricity and association bills.
- Your bank pre-approval and your own local-tax check.
Antecontract (at a notary, noted in the CF)
- All sellers' IDs and spouse consent.
- Furniture and appliance inventory (annex).
- Notary fee quote. Clauses: arvună type, financing clause, 60–90 day deadline, delivered free of mortgage and occupants, no agency commission owed by you.
Before the final contract
- Bank valuation report.
- Association certificate of no debts (valid 30 days).
- Seller's and your fiscal certificates (valid 30 days).
- Original energy certificate.
- Seller's bank payoff letter, if there is a mortgage.
Questions for the next visit
Seller
- 62A or 62B? CF numbers for the flat and the parking?
- Is the parking its own CF unit?
- Is 62 m² useful area without balconies? 62 or 63?
- When did you buy? Co-owners? Spouse consent?
- Any mortgage? Which bank?
- Boiler brand, age and last service? Winter bills?
- Ever rented out, including on Booking?
- Leaks, mould, cracks, or water in the garage since 2017?
- First listing date and price? Do I owe the agencies anything?
- What exactly stays in the flat?
- Will you accept a financing clause?
- Possible dates for the final contract and handover?
Owners' association
- Fees, repair fund, this flat's debts?
- Big repairs planned or special levy?
- Cracks or movement? Geotechnical study?
- Has the garage flooded? Is there a pump?
- Is case 22918/211/2025 about this building?
- Open defects with the developer before the 2027 window ends?
- Are parking spaces separate CF units?
- Short-term rental rules?
- Is the firing range used, and how loud is it?
- Fibre providers in the building?
- Plans for the empty plot in front?
- Is the building fully handed over and registered?
Primăria Florești (free): a certificat de urbanism (informativ) confirms the UAT, the risk zone and the zoning of the plot in front.
What we could not check, and how you can
| Not checked | How to check |
|---|---|
| CF of the flat and parking (owner, area, mortgage, seizure) | epay.ancpi.ro (account, ~20 lei) or OCPI Cluj (~25 lei); free for the seller |
| Parcel on the ANCPI map | geoportal.ancpi.ro in a browser, at 46.7413 N, 23.5313 E |
| Building permit and reception | Seller or association; Legea 544 request to Primăria Florești |
| Seller in court records | Once the CF shows the name: portal.just.ro (free) |
| BPI / ONRC for the developer | Paid; portal.just.ro showed no insolvency |
| Owner and plans for the empty plot; full-resolution PUG maps | Certificat de urbanism; ask Primăria about a PUZ/PUD |
| Live peak-hour traffic | Google Maps "Depart at"; drive it once |
| Earlier listings or price history | Retry archive.org; reverse image search; ask the seller |
| imobiliare.ro index, Storia pages, actual sale prices | Open in a browser; ask the notary for the 2026 market study figure; ask the valuer for the comps |
| Facebook complaints, firing range, fibre, family doctors | Florești groups (search "Valea Gârbăului", "62A", "62B"); neighbours; providers' coverage checkers |