# Apartment due diligence: Str. Valea Gârboului nr. 62, ap. 22, Florești

Research date: 31 October 2026. Public sources only. Three research agents worked in parallel; their full notes (with every source) are in [`notes/`](notes/).

How to read the tags:
- **Verified**: seen in an official source or directly in the data.
- **Likely**: credible, but indirect or from non-official sources that agree.
- **Unverified**: one weak source, our own estimate, or could not be confirmed.

---

## 1. Verdict: buy with conditions

**The flat looks like a normal, fair-to-slightly-expensive resale in a decent spot. We found nothing that kills the deal. But the most important checks have not been done yet, and they can only be done with documents from the seller.**

Why not "walk away":
- No insolvency, lawsuit or seizure found that touches the building. No sign of illegally added floors. Not in an official flood zone.
- The price is at the top of the market, not above it.
- 21 m² of balconies, floor 2 with lift, own boiler, forest view, underground parking. Those are real pluses.

Why not a plain "buy":
- **We have not seen the land book (CF).** We do not know the real surface, whether the parking is a separate unit, or whether there is a mortgage or seizure.
- **The building is on a 20–30 % slope inside a "landslide risk" zone** on Florești's draft urban plan. No landslide has been reported at the block, but you must check for cracks and ask for the geotechnical study.
- **167,500 € is at or a little above the top of the fair range (155,000–165,000 €).** You got only ~0.9 % off the asking price. The Cluj average is ~4.5 %.

**Conditions before paying any deposit (arvună):**
1. CF of the flat: the seller (and all co-owners) are the owners; about 62 m² *useful* area, balconies counted separately; no seizure, no lawsuit note. Any seller mortgage gets paid off at closing.
2. CF of the parking: its own unit number ("-U…") in the seller's name. If it is only a share or a right of use, the parking is worth much less.
3. Building: own CF for the flat (so the block was received and registered); no visible cracks in walls, stairwells, retaining walls or the underground garage; ask for the geotechnical study.
4. Owners' association: no debts, no major defects, the garage never flooded (or the cause was fixed); confirm whether court case 22918/211/2025 is theirs.
5. Bank valuation near the price, **or** a clause that returns the deposit if the bank values lower or refuses the loan.
6. Price: aim for **160,000–163,000 €**. **165,000 €** is a fair compromise. Pay 167,500 € only if every check above comes back clean.

What living there will really be like (the honest part):
- One road out, to a congested DN1 at VIVO!. Peak car trips into Cluj: roughly 25–60 minutes depending on where you go.
- Frequent buses need a ~1.5 km walk to VIVO! (uphill on the way home).
- The metro is not a near-term benefit: no service at VIVO! before about 2031, and years of station works first.
- The empty plot in front of the block is zoned on the draft plan for buildings up to 6–7 levels. Your view is not protected.
- Florești schools and kindergartens are crowded. There is no hospital or out-of-hours clinic in Florești.

---

## 2. Red flags

### Deal-breakers (only if confirmed; none confirmed yet)
| Flag | Why it matters | How to check |
|---|---|---|
| CF shows 62 m² **including** the balconies | Real useful area would be ~41 m². Price per m² would jump from ~2,540 to ~3,840 €/m². The ads say balconies are extra (Likely), but only the CF counts. | CF Part I + floor plan (releveu). Measure on the visit. |
| No individual CF for the flat, CF says "construcție în curs de execuție", or no reception report | Legally the building is "not finished" ([Legea 50/1991 art. 37](https://legislatie.just.ro/Public/DetaliiDocument/1515)). A bank will likely refuse it. | CF extract; ask for the proces-verbal de recepție. |
| Seizure (sechestru), enforcement or lawsuit noted in the CF; seller not the (only) registered owner | You could lose the flat or the deposit. | CF Parts II and III. |
| Cracks or signs of ground movement in the block, walls or garage | The block is on a landslide-risk slope (draft PUG). Active movement means expensive, possibly unfixable trouble. | Look on the visit; ask the association; ask for the geotechnical study. |

### Use to negotiate
| Flag | Detail |
|---|---|
| Price only ~0.9 % below asking | The Cluj average gap between asking and sale price is 4.5 % ([Imobiliare.ro Q4 2025 via Economedia](https://economedia.ro/?p=318973)). Fair range 155–165k (estimate). |
| Not selling at 159k | Private ad online since 19 Aug 2026 (73 days), no price cut. Two agencies added it on 19 and 30 Oct at the same price ([OLX API](https://www.olx.ro/api/v1/offers/308329876/), [agency 1](https://www.olx.ro/api/v1/offers/310851176/), [agency 2](https://www.olx.ro/api/v1/offers/311316657/)). A direct deal also saves the seller the agency commission. |
| Parking at 10,000 € is top of market | Stand-alone underground spaces in Florești ask 9,000–9,500 € ([example](https://www.olx.ro/d/oferta/vand-parcare-subterana-strada-urusagului-IDkVk3K.html)). Worth even less if it has no separate CF. |
| Landslide-risk zone | Draft PUG puts the block inside a "risc geotehnic / alunecări de teren" overlay ([map A2.2](https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf)). May weigh on resale and insurance. |
| View and quiet not protected | Draft PUG zones the empty plot in front for up to S+Ds+P+4E+R (6–7 levels) (same map). |
| Commute | Only exit is DN1 at VIVO!, rated "level of service F" in the morning ([Florești traffic study 2021](https://floresticluj.ro/wp-content/uploads/2024/08/2021.12.08_Studiu-trafic-Floresti-v02-raport.pdf)). |
| Bank valuation may come in 0–8 % low | Each 1,000 € shortfall costs you 850 € more cash at 85 % loan-to-value. |
| Older and smaller bathroom offer than comps | 2017 block, one windowless bathroom. Many similar-priced comps are 2020–2022 builds, some with 2 bathrooms. |
| Furniture | Banks give it ~0 value. Used value ~3,000–7,000 € (estimate). Don't pay extra for it. |

### Minor
- **Address**: the ad says "nr. 62"; official records have two blocks, **62A and 62B**. Agency 2's map pin sits on 62B. The contracts must name the right block and CF number. (Verified, [Florești permit register 2017](https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc))
- **Ad inconsistencies**: 62 vs 63 m²; "decomandat" vs "semidecomandat". The CF decides.
- **Developer is thinly capitalised**: Multi Amenajari SRL, 2025 equity ~68k lei vs ~37M lei debts. Hard to collect from them if hidden defects appear. The 10-year window for non-structural defect claims likely closes around 2027.
- **Related firms are in court with owners of their other blocks** (Wohnung Invest, Șesul de Sus 202; Multiamenajări Construct, Aurel Vlaicu 184, with ISC/ISU co-defendants).
- **Pending case against an unnumbered "Asociația de proprietari Valea Gârboului"** (insurer claim, 22918/211/2025). Might be a different building.
- **Short-term rental in 62A** on Booking.com. Some guest turnover.
- **Underground garage flooding** in cloudbursts is a recurring Florești problem (not reported for this building).
- **Army firing range 0.6–1.1 km south** in the same valley. Use and noise unknown.
- **Construction traffic, mud and dust** from many new houses being built further up the valley.
- **Metro works at VIVO!** for years; no metro service before ~2031.
- **Energy certificate** not shown in the ad; a 2017 certificate would expire in 2027.
- **City boundary is 145–180 m away.** Data says Florești; confirm on the CF (taxes and the fiscal certificate depend on it).
- **Agency commission**: two agencies list the flat. Put "no intermediary, no commission owed by the buyer" in the antecontract.
- **New 2026 rule**: since 25 Feb 2026 **you, the buyer**, must also prove you owe no local taxes, or the sale is void. Pay any local taxes and fines before signing.

---

## 3. Price verdict

**Is 167,500 € fair? It is acceptable, not good.** It sits at or slightly above the top of a fair range of **155,000–165,000 € for flat + parking** (our estimate, Unverified). Realistic target: **160,000–163,000 €**. Fair compromise: **165,000 €**.

Price per m² (simple arithmetic on listing figures):

| Scenario | Area | Asking 159,000 € | Your deal, flat part 157,500 € |
|---|---|---|---|
| 62 m² is interior only (what the ads say; Likely) | 62 m² | 2,565 €/m² | 2,540 €/m² |
| Agency 1 figure | 63 m² | 2,524 €/m² | 2,500 €/m² |
| 62 m² includes balconies (worst case) | ~41 m² | 3,878 €/m² | 3,841 €/m² |
| Valuer-style: balconies at half weight | 72.5 m² | 2,193 €/m² | 2,172 €/m² |

What the market says:
- Furnished/finished 3-room flats of 60–71 m² near VIVO! ask a **median ~2,550 €/m²** (12 listings, range 2,240–2,880). Yours asks 2,565 €/m², right on the median, not below it. (Likely; comps in section 4.6)
- Several similar VIVO! flats have sat unsold for 6–18 months at 2,400–2,700 €/m². (Verified via OLX listing dates)
- All of Florești, 3-room median asking price: 2,041 €/m² ([VDI.ro, 31 Oct 2026](https://vdi.ro/apartamente-de-vanzare/cluj/floresti)). The VIVO! area asks more than the Florești average.
- Cluj-Napoca city asks ~3,300 €/m² ([Storia/OLX July 2026 via Alba24](https://alba24.ro/cat-au-crescut-preturile-apartamentelor-in-iulie-situatia-pe-orase-din-tara-in-vara-anului-2026-1152762.html)). VIVO! area is ~20–25 % cheaper.

Negotiation arguments you can use:
1. **Time on market**: 73 days online, then two agencies added at the same price. It is not selling at 159k.
2. **Commission saving**: agencies say "0 % commission" for the buyer, so the seller pays them. A direct deal saves the seller that money.
3. **Normal discount**: Cluj sales close ~4.5 % below asking. 4.5 % off 169,000 € is ~161,400 €.
4. **Comps**: 64 m² for 158,000 € ([311068502](https://www.olx.ro/d/oferta/apartament-3-camere-de-vanzare-bmwvivo-mall-IDl3d7U.html)); 71 m², built 2022, 159,000 €, unsold since June ([305212425](https://www.olx.ro/d/oferta/apartament-modern-cu-3-camere-zona-vivo-floresti-IDkEDH3.html)); 67 m², 161,500 €, unsold since April 2025 ([285747077](https://www.olx.ro/d/oferta/apartament-cu-3-camere-67-mp-balcon-in-floresti-aproape-de-vivo-IDjkXRP.html)). Bigger or newer flats ask about the same.
5. **Age and layout**: 2017 block, one bathroom without a window.
6. **Parking**: stand-alone underground spaces ask 9,000–9,500 €.
7. **Furniture**: valuers give it ~0. Used value ~3,000–7,000 €.
8. **Landslide overlay and buildable plot in front**: real risks a future buyer will also notice.
9. **Valuation clause**: if the bank values below the price, the price drops to the valuation or the deposit comes back.

**Bank valuation**: likely ~146,000–158,000 € for the flat plus ~8,000–10,000 € for parking if it has its own CF, so **~154,000–168,000 € total** (Likely, estimate). 167,500 € is at the top edge.

---

## 4. Research findings

### 4.1 Location and building

- **Verified**: Two apartment blocks, **Str. Valea Gârbăului 62A and 62B**, Florești (postcode 407280), at about 46.7413 N, 23.5313 E. OSM has no plain "nr. 62". — [OSM 62A](https://www.openstreetmap.org/way/717016122), [OSM 62B](https://www.openstreetmap.org/way/717016121)
- **Verified**: Florești's official 2017 permit register lists utility permits for "str. Valea Gîrboului, nr. 62A, 62B" / "Corp A, B" / "2 imobile", beneficiary SC Multiamenajări SRL. So 62A and 62B are two buildings permitted by Florești. — [autorizatii_de_construire_2017.doc](https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc) (list at [floresticluj.ro](https://floresticluj.ro/urbanism/autorizari-constructii/autorizatii-de-contruire-emise/))
- **Likely**: Administrative unit is **Florești**, not Cluj-Napoca. Permits came from Florești and OSM/Nominatim place both blocks inside Florești. But the Cluj-Napoca boundary (the Gârbău stream) is only **145–180 m** away. Confirm on the CF. — [Nominatim](https://nominatim.openstreetmap.org/details?osmtype=W&osmid=717016122&addressdetails=1&format=json), [OSM boundary](https://www.openstreetmap.org/way/759016795)
- **Verified**: Agency 2's ad pin (46.74128, 23.531055) sits exactly on 62B. The private ad's pin is blurred elsewhere. — [OLX API 310851176](https://www.olx.ro/api/v1/offers/310851176/), [OLX API 308329876](https://www.olx.ro/api/v1/offers/308329876/)
- **Verified**: 62B has at least 3 upper floors and at least 29 flats (a 2026 balcony-enclosure permit for "nr. 62B, et. 3, ap. 29"). Balcony enclosures here need a building permit. — [AC2026-T1-T2.xlsx, permit 150/30.06.2026](https://floresticluj.ro/wp-content/uploads/2026/09/AC2026-T1-T2.xlsx)
- **Likely**: The building has 4 storeys with a lift; the flat is on floor 2 "din 4". — agency ads [310851176](https://www.olx.ro/api/v1/offers/310851176/), [311316657](https://www.olx.ro/d/oferta/apartament-la-etaj-intermediar-2-balcoane-zona-valea-garboului-IDl4fGp.html)
- **Unverified**: Exact number of flats per block and stairwells. Not public. Ask the association.
- **Unverified**: No marketing name for the complex was found.
- **Unverified**: A short-term rental, "Garbaului 62a 3 rooms" (~65–70 m², 2 bedrooms), is on Booking.com. Not known whether it is this flat. Compare photos. — [Booking.com](https://www.booking.com/hotel/ro/garbaului-62a-3-rooms.ro.html)
- **Dead end**: ANCPI geoportal and ePay did not load from our tools, so the parcel number is not known.

### 4.2 Developer and construction

- **Likely**: Developer is **SC Multiamenajări SRL**, most likely the firm **MULTI AMENAJARI SRL** (CUI 27235327, J12/1230/2010, Cluj-Napoca, real-estate development). It worked with **Wohnung Invest SRL** on the same street in 2017. — [2017 permit register](https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc); check the firm at [mfinante.gov.ro](https://mfinante.gov.ro/apps/agenticod.html)
- **Verified**: MULTI AMENAJARI SRL is **active**, a VAT payer, not inactive, not deregistered (ANAF, queried 31 Oct 2026). — [ANAF public API](https://webservicesp.anaf.ro/api/PlatitorTvaRest/v9/tva)
- **Verified**: Its finances are thin. 2025: turnover 1.89M lei, net loss 222,628 lei, debts 37.2M lei, equity 67,856 lei, 4 employees. This matters only if you ever need to claim against the developer. — [ANAF balance sheet 2025](https://webservicesp.anaf.ro/bilant?an=2025&cui=27235327)
- **Verified**: No insolvency case on portal.just.ro for MULTI AMENAJARI, MULTIAMENAJĂRI CONSTRUCT or WOHNUNG INVEST. (BPI itself is paid and was not checked.) — [portal.just.ro](https://portal.just.ro/SitePages/acasa.aspx)
- **Verified**: Two small cases against MULTI AMENAJARI SRL (a 5,143 lei debt claim, a copyright royalties claim). Neither touches building 62.
- **Verified**: The related firm's other block: the owners' association of Aurel Vlaicu 184 bl. C2 (Cluj-Napoca) sued **Multiamenajări Construct**, the city, **ISC** (construction inspectorate) and **ISU** (fire inspectorate). The claim was dropped on 8 Oct 2026. Suing ISC/ISU together suggests a construction or fire-safety dispute (our inference, Unverified). — case 7096/211/2023 on [portal.just.ro](https://portal.just.ro)
- **Verified**: The partner developer's other block: the owners at Șesul de Sus 202, Florești, sued **Wohnung Invest** for contractual liability (case 4826/211/2023). Pending; next hearing 3 Dec 2026. Defects not shown publicly.
- **Verified**: No court case names an association at Valea Gârbăului/Gârboului 62 (all spellings tried).
- **Unverified**: One pending case names only "Asociația de proprietari Valea Gârboului" (no number): insurer Omniasig vs the association (22918/211/2025), next hearing 20 Nov 2026. This kind of case is often about water damage from shared pipes. Ask which building it is.
- **Unverified**: The main building permit and the reception report for 62A/62B are not online (the register starts in 2017; the main permit was likely 2015–2016).
- **Likely**: In 2018 ISC told Florești to stop issuing permits on an expired urban plan (PUG). 62A/62B were finished in 2017, so their permit most likely predates the dispute. Not confirmed. — [Actual de Cluj](https://actualdecluj.ro/primaria-floresti-somata-sa-nu-mai-aprobe-nicio-constructie-in-baza-planului-urbanistic-general-actual-care-e-expirat-de-mai-bine-de-un-an/)
- **Verified**: No news, court case or permit found about illegally added floors at 62A/62B or by these developers. — permit registers 2017–2026 on [floresticluj.ro](https://floresticluj.ro/urbanism/autorizari-constructii/autorizatii-de-contruire-emise/)
- **Verified (weak)**: No public complaint found about leaks, cracks, mould, insulation, lift or garage flooding at 62A/62B. Resident Facebook groups could not be read (login needed), so this proves little.
- **Likely**: Builders and designers answer for hidden defects for 10 years after reception, and for structural defects for the life of the building (Legea 10/1995 art. 29). Reception was likely 2017, so the 10-year window likely ends around 2027. The private seller also owes you the Civil Code hidden-defects warranty. — [Cod civil art. 1707–1708](https://legislatie.just.ro/Public/DetaliiDocument/175630)

### 4.3 Legal checklist before the antecontract (plain words)

**a) CF extract for the flat AND the parking** (Verified, [Legea 7/1996 art. 23](https://legislatie.just.ro/Public/DetaliiDocument/213719))
- **Part A** describes the property: cadastral number, measured surface, address, plan. Check: 62A or 62B, ap. 22, surface.
- **Part B** shows the owner(s) and their title. Check: the seller and every co-owner. Also notes like a ban on sale ("interdicție de înstrăinare"), lawsuits, or "locuința familiei".
- **Part C** shows burdens: mortgage (ipotecă), seizure (sechestru), enforcement (urmărire). A bank mortgage is normal if the seller has a loan; it must be paid off and removed at closing. A seizure or lawsuit is a stop sign.
- The association may note unpaid fees in the CF ([Legea 196/2018 art. 33](https://legislatie.just.ro/Public/DetaliiDocument/203233)).
- **How to get it**: you can order it yourself on [epay.ancpi.ro](https://epay.ancpi.ro) (account + card, ~20 lei) or at the OCPI Cluj counter (~25 lei). You need the CF or cadastral number. The seller, as owner, can get it free. Get your own fresh copy. (Likely, [Alba24](https://alba24.ro/extrase-de-carte-funciara-online-gratuite-incepand-cu-2-iunie-taxele-vor-fi-eliminate-complet-1082398.html))
- Also look at the building's collective CF ("CF colectivă"). It shows if the garage spaces are separate units.

**b) Parking: own unit, share, or right of use?** (Verified, [Cod civil art. 649–651](https://legislatie.just.ro/Public/DetaliiDocument/175630))
- **Own unit** (own CF, number ending "-U…"): you own it outright. You can sell it, mortgage it, and the bank can value it.
- **Share (cotă-parte) of the common garage**: can only be sold with the flat, never alone (art. 651).
- **Right of use**: exclusive use of a common part needs a 2/3 owners' vote (art. 650). It can be challenged or changed later.
- Agency 2 claims "loc de parcare subteran cu CF separat" (Verified that the ad says so; Unverified that it is true). Ask for that CF.

**c) Surface**
- "Suprafață utilă" excludes balconies and loggias; "suprafață construită" includes them and the walls (Likely, [Legea 114/1996 Anexa 1](https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1)).
- Expect the CF to show ~62 m² useful plus balconies listed separately. If it shows 62 m² total, stop.
- CF extracts sometimes put the total in the wrong column. If numbers disagree, pay an authorised surveyor to check.

**d) Energy certificate, association certificate, fiscal certificate**
- **Certificat energetic**: the seller must give you a copy before the contract and the original at signing. Without it the sale can be annulled. A 2017 certificate is valid 10 years (to 2027). (Likely, [Legea 372/2005 art. 21–22](https://legeaz.net/monitorul-oficial-868-2020/lege-372-2005-performanta-energetica-republicata))
- **Adeverință from the association**: required by the notary; shows fees paid. Valid 30 days; issued within 3 working days. (Verified, [Legea 196/2018 art. 33](https://legislatie.just.ro/Public/DetaliiDocument/203233))
- **Certificat fiscal (seller)**: from Primăria Florești, shows local taxes paid including the full year of sale. Valid 30 days. (Verified, [Cod procedură fiscală art. 159](https://legislatie.just.ro/Public/FormaPrintabila/00000G0YZX4HQ2NBF771PRKG2U2WS61K))
- **Certificat fiscal (you, the buyer)**: new since 25 Feb 2026 (OUG 7/2026). You must also show no local tax debts where you live, or the notary checks it online. A sale without it is void. (Verified, same source; press: [Economedia](https://economedia.ro/consultantii-avertizeaza-vanzari-nule-de-case-sau-apartamente-din-cauza-unei-ordonante-de-urgenta-cumparatorii-trebuie-sa-prezinte-obligatoriu-certificat-fiscal-ca-nu-au-taxe-si-amenzi-neplatite.html), [Capital](https://www.capital.ro/o-noua-obligatie-la-vanzarea-de-imobile-se-impune-acum-si-cumparatorului-gabriel-biris-muncim-dar-si-gandim.html))

**e) Building reception and registration**
- A building counts as finished only after the reception at completion with a Primăria representative ([Legea 50/1991 art. 37](https://legislatie.just.ro/Public/DetaliiDocument/1515)). (Verified)
- Practical test: if the flat has its own CF and the seller is registered as owner of a finished flat, the block was received and registered. Warning signs: "construcție în curs de execuție", no unit CF. Ask for the permit (AC) number/date and the reception report (PV de recepție). (Likely)

**f) Buying from a private person: deposit, antecontract, timeline**
- The **final contract must be signed at a notary**, or it is void ([Cod civil art. 1244](https://legislatie.just.ro/Public/DetaliiDocument/175630)). (Verified)
- **Arvună confirmatorie** (art. 1544): if you back out without reason, you lose it; if the seller backs out, you can claim **double**. **Avans** is just part of the price, with no "lose it / double it" effect unless the contract says so. Write which one it is. (Verified)
- The antecontract must contain everything the final contract needs (art. 1279). If the other side refuses to sign the final contract, a court can replace it (deadline 6 months, art. 1669). (Verified)
- **Have the antecontract signed at a notary and noted in the CF** (art. 906). This stops the seller from selling or mortgaging to someone else. (Verified/Likely)
- **Must-have clauses**: all sellers named (and spouse consent if married, Cod civil art. 322); flat AND parking with CF numbers, useful area and balconies; price split flat / parking / furniture with an inventory list; deposit amount and type; **financing clause** (deposit returned in full if the bank refuses or values below the price); deadline 60–90 days with automatic extension if the bank is late; seller delivers free of mortgage, seizure and occupants; seller provides the energy, association and fiscal certificates; handover date, meter readings, utility transfers; "no intermediary, no commission owed by the buyer"; seller's hidden-defects warranty not excluded.
- **Typical timeline with a mortgage: 6–10 weeks.** Week 0–1: CF extracts, documents, bank pre-approval. Week 1–2: notarised antecontract + deposit. Weeks 2–5: valuation and loan approval. Final day: sale and mortgage contracts at a notary the bank accepts; the bank pays the seller a few days later. (Likely, [Wall-Street.ro](https://www.wall-street.ro/articol/Finante-Banci/290/cumpararea-unei-case-prin-credit-poate-dura-si-trei-luni.html))

### 4.4 Area risks

**Landslides**
- **Verified**: Florești has no new urban plan (PUG) in force. The update stalled: its environmental permit was postponed in April 2026. The old PUG and approved PUZs still apply. — [floresticluj.ro PUG page](https://floresticluj.ro/urbanism/strategii-urbane/pug/), [Actual de Cluj, 7 Apr 2026](https://actualdecluj.ro/pug-floresti-amanat-la-avizul-de-mediu-dupa-opozitia-activistilor-controverse-legate-de-extinderea-spre-hoia-si-faget-a-zonelor-construibile/)
- **Verified (on the draft map)**: The draft PUG zoning map puts **62A/62B, their neighbours and the hill behind inside a "Risc geotehnic … alunecări de teren" zone** with a temporary ban on *new* building until a geotechnical study is done. — [Map A2.2](https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf), [Map A2.1](https://floresticluj.ro/wp-content/uploads/2024/08/A2.1-Situatia-existenta-si-disfunctionalitati-localitatea-Floresti_3.pdf)
- **Verified**: The draft PUG text names **Dealul Gârbăului** (the hill the block stands on) as often affected by erosion and landslides. It says building on such slopes in Florești has reactivated old landslides, and clay soils let water seep into basements. — [PUG documents, Dec 2025 (zip)](https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip)
- **Likely**: The block stands mid-slope at about a **20–30 % gradient**, ~20 m above the stream (elevation data, 25 m resolution). — [OpenTopoData EU-DEM](https://api.opentopodata.org/v1/eudem25m?locations=46.74134,23.5303|46.74134,23.5311|46.74134,23.5315|46.74134,23.5331)
- **Unverified**: No landslide at Valea Gârbăului 52–64 found in news, ISU or Prefecture reports. The overlay is a planning rule for new buildings, not proof this block moves.
- **Verified**: Cluj County is redoing its landslide risk maps; not published yet. — [Actual de Cluj](https://actualdecluj.ro/harta-actualizata-a-zonelor-de-risc-geotehnic-pentru-judetul-cluj-va-fi-gata-in-2-ani-si-costa-1-milion-de-euro/)

**Flooding**
- **Verified**: The Gârbău stream runs ~150 m east and ~20 m lower. It is **not** an official significant flood-risk area. The nearest one is the Someșul Mic, ~1.5 km north. — [ABA Someș-Tisa flood risk plan](https://rowater.ro/wp-content/uploads/2023/09/1-PMRI-Somes-Tisa.pdf), [OSM stream](https://www.openstreetmap.org/way/595790829)
- **Verified**: The draft PUG draws only a 15 m no-build strip along the stream; no flood zone at the block. — [Map A2.2](https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf)
- **Verified**: Cloudburst flooding is a recurring Florești problem: the VIVO! car park flooded in May 2023; basements on other streets flooded in June 2026; one Florești underground garage once took over 1 m of water. Valea Gârbăului was not named. — [Spotmedia](https://spotmedia.ro/stiri/eveniment/rupere-de-nori-la-cluj-masinile-au-ramas-blocate-la-mall-din-cauza-revarsarii-de-ape-video), [Actual de Cluj](https://actualdecluj.ro/efectele-puhoaielor-care-au-maturat-clujul-ieri-in-floresti-un-garaj-de-mii-de-metri-patrati-a-fost-inundat-2-000-de-tone-de-apa-au-trebuit-evacuate-masini-distruse-in-manastur-au-fost-inundate-ap/)
- **Likely**: River flood risk is **low**. The real water risks are runoff from the hill above and water in the underground garage.

**Future construction nearby**
- **Verified (on the draft map)**: The **empty plot between the blocks and the street is zoned "LV3/5"**: housing with shops, up to S+Ds+P+4E+R (about 6–7 levels). The hill behind is zoned for sport/leisure/HORECA via PUZ, max 35 % site coverage. Any project there would also need a geotechnical study first. — [Map A2.2](https://floresticluj.ro/wp-content/uploads/2024/08/A2.2-Reglementari-urbanistice_-zonificare-Floresti_4.pdf)
- **Verified**: Permit lists to June 2026 show **no permit for a new block right next to 62A/62B**. Up the valley: many single-family and twin houses, and a 9-flat block at nr. 41. — [Florești permit lists 2021–2026](https://floresticluj.ro/urbanism/autorizari-constructii/autorizatii-de-contruire-emise/)
- **Verified**: An electricity network extension "în zona Valea Gârboului" was permitted in March 2026 (~2.18M lei). Expect some trenching. — [AC2026-T1-T2.xlsx, permit 50](https://floresticluj.ro/wp-content/uploads/2026/09/AC2026-T1-T2.xlsx)
- **Verified**: Across the stream, on the Cluj-Napoca side, a PUZ was approved in Aug 2026 for a palliative-care hospital, a forest park and a pet cemetery. Traffic would use the Cluj-side road, not your street (no road link nearby). — [Actual de Cluj](https://actualdecluj.ro/emil-boc-anunta-un-spital-de-ingrijiri-paliative-de-50-de-milioane-de-euro-pe-valea-garbaului/)
- **Unverified**: Who owns the empty plot and whether a PUZ is pending for it. Needs a paid CF extract and a question to Primăria.

**Big projects**
- **Verified**: Metro line M1 has a station **"Prieteniei" at VIVO!**, about **0.8–1.3 km** from the block. Works in Florești started June 2024, but progress was reported at only ~1–2 %. The Florești section targets **2031** and is running late. — [Wikipedia](https://ro.wikipedia.org/wiki/Metroul_din_Cluj), [Actual de Cluj](https://actualdecluj.ro/primele-miscari-la-metroul-din-floresti-utilaje-aduse-pentru-saparea-statiei-copiilor-dar-expertii-spun-ca-proiectul-e-departe-de-foraj/)
- **Likely**: No metro service at VIVO! before the early 2030s. Expect years of station works at the junction your street uses. Don't pay a premium for "metro nearby".
- **Likely**: DN1 Cluj–Florești was widened to 6 lanes with a 3.5 km bus lane, opened **1 Sept 2026**. Buses reportedly save ~15 min. Lot 2 was terminated and re-tendered, so more road works are likely from 2027. — [ClujToday](https://clujtoday.ro/tronsonul-1-al-centurii-metropolitane-cluj-napoca-a-fost-inaugurat-autobuzele-dintre-cluj-si-floresti-economisesc-15-minute-pe-traseu/), [Monitorul de Cluj](https://www.monitorulcj.ro/administratie/140021-supralargirea-drumului-dintre-cluj-napoca-si-floresti-este-gata-emil-boc)
- **Likely**: A southern bypass is drawn on the draft PUG, crossing the valley 0.6–0.8 km north. It is not funded or under construction. — [Actual de Cluj](https://actualdecluj.ro/al-doilea-tronson-al-centurii-de-sud-a-florestiului-blocat-din-pricina-constructiilor-de-pe-traseu/)
- **Likely**: The metropolitan train uses the rail line north of the Someș. It does not serve this area directly. — [G4Media](https://www.g4media.ro/clujul-pregateste-trenul-metropolitan-parteneriat-intre-primarie-si-cfr-va-circula-pe-relatia-gilau-floresti-cluj-napoca-baciu-apahida-jucu.html)

**Noise, air, wildlife, crime**
- **Verified**: DN1 is ~1.3 km away. Main-road noise should not reach the flat. The street is a dead-end valley road; traffic is mostly residents and construction trucks for the houses up the valley. — [OSM](https://www.openstreetmap.org/way/356903352)
- **Verified**: An **army firing range** ("Poligon trageri Est Valea Gârbăului", 7.8 ha) lies ~0.6–1.1 km south. Whether it is used, and how loud it is: Unverified. — [PUG documents (zip)](https://floresticluj.ro/wp-content/uploads/2025/12/Documente.zip)
- **Verified**: No official air monitoring station in Florești. Cluj-Napoca exceeded the WHO PM2.5 guideline on 222 days in 2025. — [Actual de Cluj](https://actualdecluj.ro/clujenii-au-respirat-aer-poluat-in-peste-60-din-zilele-lui-2025/)
- **Likely**: Being uphill, by scrub and forest, and 1.3 km from DN1 should mean cleaner air than on DN1. Winter wood-smoke from houses in the valley is possible. Not measured.
- **Unverified**: No news of bears or wild boar on Valea Gârbăului 2024–2026. Forest is ~0.5–0.7 km away.
- **Verified**: Florești crime news in 2026 is ordinary property crime (house burglaries, thefts from vans). No street-level statistics exist. — [Actual de Cluj](https://actualdecluj.ro/raport-ce-vrea-politia-din-cluj-pentru-2026-mentinerea-criminalitatii-stradale-si-din-mediul-rural-si-a-furturilor/)

### 4.5 Daily life and commute

**Commute, weekday 7:30–9:00** (destinations chosen by us; tell us yours)

| Destination | Free-flow car (Verified, OSRM) | Car at peak (estimate) | Public transport at peak (estimate) |
|---|---|---|---|
| Piața Unirii | 6.7 km / ~11 min | 25–45 min + parking | 45–65 min (walk to VIVO! → M26) |
| Gara Cluj-Napoca | 8.5 km / ~14 min | 30–50 min | 55–75 min (24B or M21/M22 + change) |
| Iulius Town / Iulius Mall | 10.0 km / ~18 min | 35–60 min | 65–85 min (walk to VIVO! → 24B direct) |

- **Verified**: The only real car exit is north along the street (~1.8 km) to DN1 at VIVO!. — [OSRM route](https://router.project-osrm.org/route/v1/driving/23.5316,46.7413;23.5899,46.7695?overview=false)
- **Verified**: Florești's 2021 traffic study rated DN1 by VIVO!/Metro at **level of service F** (forced flow), worst in the morning toward Cluj. — [Traffic study](https://floresticluj.ro/wp-content/uploads/2024/08/2021.12.08_Studiu-trafic-Floresti-v02-raport.pdf)
- **Verified**: Residents reported ~1 hour from Florești to Cluj on bad mornings in Jan 2026 (before the widening), and ~2 hours on a snow day. — [Actual de Cluj](https://actualdecluj.ro/o-ora-din-floresti-pana-in-cluj-napoca-traficul-de-dimineata-starneste-reactii-pe-retelele-sociale/)
- **Likely**: Your street joins DN1 east of the worst Florești bottlenecks, so you skip most of the Florești queue.
- **Unverified**: All peak times above are our estimates. **Test them**: Google Maps → Directions → "Depart at" a weekday 7:45; then drive it once on a Tuesday–Thursday in school term, and take the bus once.

**Public transport**
- **Verified**: Main option: **VIVO! stops on DN1, ~1.5 km walk (18–22 min, uphill on the way back)**. Weekday peak: **M26** to Piața Mihai Viteazul every ~10–12 min; **24B** to Iulius Mall every ~7–10 min; M21/M22 to Bucium every ~10–15 min; 28B every ~30 min; 43P every ~20–30 min. — CTP timetables: [M26](https://ctpcj.ro/orare/csv/orar_M26_lv.csv), [24B](https://ctpcj.ro/orare/csv/orar_24B_lv.csv), [M21](https://ctpcj.ro/orare/csv/orar_M21_lv.csv), [M22](https://ctpcj.ro/orare/csv/orar_M22_lv.csv)
- **Verified**: **Line 29** from "Roata" (Cluj side, ~0.6–0.75 km walk across the stream) goes to the centre, but runs only 9 times a day, with about 3 departures in the morning peak. — [CTP 29](https://ctpcj.ro/orare/csv/orar_29_lv.csv)
- **Verified**: **M27** serves only the lower end of the street, every ~40 min. — [CTP M27](https://ctpcj.ro/orare/csv/orar_M27_lv.csv), [Actual de Cluj](https://actualdecluj.ro/oficial-se-va-circula-din-aceasta-saptamana-pe-linia-noua-m27-din-floresti-care-deserveste-zona-razoare-si-valea-garbaului/)
- **Likely**: The footpath and bridge to Roata may be unlit or unpaved. Not checked on the ground.

**Shops, health, schools**
- **Likely**: Profi supermarket ~130 m; Mega Image ~0.5–0.8 km; VIVO! (Carrefour, Dr. Max pharmacy, banks) ~1 km; Lidl ~1.4 km; playground ~300 m. — [OSM Profi](https://www.openstreetmap.org/node/9990624174)
- **Unverified**: No family doctor mapped within 2 km. Florești has **no public hospital and no out-of-hours centre**; urgent cases go to Cluj-Napoca. — [Europa Liberă](https://romania.rferl.org/a/satele-dormitor-ale-marilor-orase-fara-spitale/32890918.html)
- **Verified**: Florești admitted 681 children to crèches/kindergartens in June 2026; the mayor admits pressure "remains high". Admission favours parents who both work. — [Actual de Cluj](https://actualdecluj.ro/?p=301331)
- **Verified**: Liceul "Dumitru Tăuțan" ran three shifts for about a month in 2026. A new 1,000-pupil school is due ~2027. — [Actual de Cluj](https://actualdecluj.ro/?p=298445), [Actual de Cluj](https://actualdecluj.ro/?p=300918)
- **Likely**: Nearest kindergartens are ~1.7 km+ away. Many families here use Mănăștur (Cluj) schools, which adds to the morning drive.

**Utilities**
- **Verified**: Water and sewer from Compania de Apă Someș. Planned outages have hit Valea Gârbăului (e.g. 3 days in Nov 2024). No report of chronic low pressure here. — [Actual de Cluj](https://actualdecluj.ro/?p=253567)
- **Verified**: The blocks are on the public water and sewer networks (2017 connection permit). Further up the valley, new houses use septic tanks, so the networks end not far south. — [2017 permit register](https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc)
- **Verified**: Florești's own strategy says storm-water drainage is inadequate. — [PUG strategy](https://floresticluj.ro/wp-content/uploads/2025/09/STRATEGIA-PUG-FLORESTI.pdf)
- **Likely**: **Own gas boiler** (centrală proprie). Agency 2 says so, and the photos show radiators. Confirm with a gas bill. — [Agency 2 ad](https://www.olx.ro/d/oferta/apartament-la-etaj-intermediar-2-balcoane-zona-valea-garboului-IDl4fGp.html)
- **Unverified**: Fibre internet providers at the address. Coverage checkers need a form; ask neighbours or the association.

**Street reputation**
- **Verified**: In 2019–2020 residents petitioned over a potholed, unpaved road. Since then: asphalt and sidewalks (2022), street lighting (2023). — [Monitorul de Cluj](https://www.monitorulcj.ro/actualitate/69659-petitie-pentru-asfaltarea-strazilor-razoare-si-valea-garbaului), [Actual de Cluj](https://actualdecluj.ro/se-fac-trotuare-in-floresti-si-se-toarna-asflat-pe-mai-multe-artere-cu-probleme/)
- **Verified**: Short street closures for road and water works in Nov 2024 and Feb 2025. — [Actual de Cluj](https://actualdecluj.ro/se-inchide-din-nou-un-segment-din-strada-valea-garbaului/)
- **Verified**: Snow clearing is a repeat complaint in Florești (Jan 2026). — [Actual de Cluj](https://actualdecluj.ro/nemultumiri-in-floresti-dupa-ninsorile-din-ultima-noapte-acuzatii-privind-deszapezirea/)
- **Likely**: Mud and dust from construction trucks going up the valley, especially in wet months.
- **Dead end**: Facebook groups need login. Search "Valea Gârbăului", "Gârboului", "62A", "62B" in the big Florești residents' groups and in "InfoTrafic Cluj-Napoca".

### 4.6 Price check

**The listing**
- **Verified**: Private OLX ad 308329876, created **19 Aug 2026**, refreshed 28 Oct 2026, 159,000 € "ușor negociabil", no visible price cut. — [OLX API](https://www.olx.ro/api/v1/offers/308329876/), [ad](https://www.olx.ro/d/oferta/apartament-valea-garboului-langa-vivo-3-camere-cu-parcare-subterana-IDkRIGv.html)
- **Verified**: The **same flat** (same sofa, chandelier, rug, kitchen) is also listed by **two agencies at 159,000 €**: agency 1 since 19 Oct ("Comision 0 %", 63 m², "semidecomandat", "etajul 2 din 4"), and **BLINGimobiliare.ro** since 30 Oct (62 m², "centrală termică proprie", "parcare subterană cu CF separat la 10,000 €", "mobilat și utilat"). — [agency 1](https://www.olx.ro/d/oferta/comision-0-apartament-cu-3-camere-parcare-subterana-in-zona-vivo-IDl2iAE.html), [agency 2](https://www.olx.ro/d/oferta/apartament-la-etaj-intermediar-2-balcoane-zona-valea-garboului-IDl4fGp.html)
- **Verified**: No active rental ad for this flat on OLX. — [OLX rentals search](https://www.olx.ro/api/v1/offers/?category_id=909&city_id=54845&query=valea%20garboului)
- **Unverified**: Older (expired) ads of this flat could not be checked. archive.org was offline; the OLX API returns only active ads.

**The 11 starting comps (status on 31 Oct 2026)**

| # | Listing | m² | € | €/m² | Notes | Status |
|---|---|---|---|---|---|---|
| 1 | [285747077](https://www.olx.ro/d/oferta/apartament-cu-3-camere-67-mp-balcon-in-floresti-aproape-de-vivo-IDjkXRP.html) | 67 | 161,500 | 2,410 | Răzoare, furnished | Active since **Apr 2025** |
| 2 | [308458040](https://www.olx.ro/d/oferta/apartament-3-camere-62-52-mp-2-balcoane-zona-vivo-IDkSg1G.html) | 62.5 | 165,000 | 2,639 | Valea Gârboului, 2018, ext. parking +5k | Active since Aug 2026 |
| 3 | [311068502](https://www.olx.ro/d/oferta/apartament-3-camere-de-vanzare-bmwvivo-mall-IDl3d7U.html) | 64 | 158,000 | 2,469 | Furnished, ext. parking +10k | Active since Oct 2026 |
| 4 | not found | 64 | 166,000 | – | – | Likely sold or withdrawn |
| 5 | [311166169](https://www.olx.ro/d/oferta/apartament-3-camere-floresti-IDl3Cxb.html) | 66 | 169,000 | 2,561 | Teilor, furnished | Active since Oct 2026 |
| 6 | [298064543](https://www.olx.ro/d/oferta/vind-apartament-3-camere-la-cheie-IDkaEcD.html) | 71 | 154,500 | 2,176 | Teilor, ground floor | Active since **Jan 2026** |
| 7 | [305725994](https://www.olx.ro/d/oferta/apartament-ultrafinisat-de-3-camere-70-mp-14-mp-terasa-zona-teilor-IDkGNiq.html) | 70 | 155,000 | 2,214 | Teilor, ground + terrace | Active since Jun 2026 |
| 8 | [310208062](https://www.olx.ro/d/oferta/apartament-3-camere-68-mp-zona-tineretului-IDkZBhQ.html) | 68 | 151,000 | 2,221 | Tineretului, parking incl. | Active since Oct 2026 |
| 9 | [310064094](https://www.olx.ro/d/oferta/apartament-modern-3-camere-64mp-balcon-parcare-tineretului-IDkYZPM.html) | 64 | 158,900 | 2,483 | Tineretului, ext. parking +6k | Active since Oct 2026 |
| 10 | [309041287](https://www.olx.ro/d/oferta/apartament-3-camere-64-mp-parcare-inclusa-zona-sub-cetate-IDkUHKT.html) | 64 | 149,000 | 2,328 | Sub Cetate, parking incl. | Active since Sep 2026 |
| 11 | [308371412](https://www.olx.ro/d/oferta/apartament-2-camere-decomandat-valea-garbaului-vivo-IDkRTus.html) | 50 (2 rooms) | 136,000 | 2,720 | Valea Gârbăului, 2018 | Active since Aug 2026 |

**More VIVO! / Valea Gârboului comps (furnished or finished)**

| Listing | m² | € | €/m² | Built | Parking | Since |
|---|---|---|---|---|---|---|
| [311310151](https://www.olx.ro/api/v1/offers/311310151/) (Valea Gârboului) | 52 | 135,000 | 2,596 | ? | underground +10k | Oct 2026 |
| [298282357](https://www.olx.ro/d/oferta/apartament-cu-3-camere-63-mp-cu-2-bai-si-balcon-mare-in-zona-valea-IDkbyRL.html) (Valea Gârboului, 2 baths) | 63 | 169,000 | 2,683 | 2022 | garage optional | Jan 2026 |
| [310835230](https://www.olx.ro/d/oferta/apartament-semidecomandat-cu-3-camere-balcon-parcare-zona-vivo-IDl2ers.html) | 60 | 159,000 | 2,650 | 2016 | ext. +6k | Oct 2026 |
| [310718365](https://www.olx.ro/d/oferta/apartament-3-camere-64mp-etaj-1-la-cheie-parcare-zona-vivo-IDl1K2x.html) | 64 | 158,990 | 2,484 | – | +12k | Oct 2026 |
| [305212425](https://www.olx.ro/d/oferta/apartament-modern-cu-3-camere-zona-vivo-floresti-IDkEDH3.html) | 71 | 159,000 | 2,239 | 2022 | underground +11.5k | Jun 2026 |
| [310056449](https://www.olx.ro/d/oferta/apartament-cu-3-camere-in-zona-vivo-utilat-si-mobilat-modern-IDkYXQt.html) | 69 | 169,990 | 2,464 | 2022 | underground extra | Oct 2026 |
| [310959099](https://www.olx.ro/api/v1/offers/310959099/) | 65 | 170,000 | 2,615 | – | underground +10k | Oct 2026 |
| [303427527](https://www.olx.ro/d/oferta/apartament-3-camere-70-mp-total-acces-pietonal-vivo-IDkx9mn.html) | 62 | 165,000 | 2,661 | – | ext. +10k | May 2026 |
| [308808269](https://www.olx.ro/d/oferta/apartament-3-camere-2-bai-67-50-mp-garaj-optimus-vivo-IDkTJ8x.html) (2 baths) | 67.5 | 165,000 | 2,444 | – | underground +11k | Sep 2026 |

All are **asking** prices (Verified as "what the ad says"). No public source gives actual sale prices per flat.

- **Unverified**: New, semi-finished flats near VIVO! ask ~2,100–2,450 €/m² (VAT included) plus 10,000–13,500 € (+VAT) for underground parking. After finishing and furnishing, a new flat costs about the same as yours.
- **Unverified**: Digi24 (Oct 2025, agent quotes): 3-room flats in Florești "reach 160,000 €". Yours is at the top of that. — [Digi24](https://www.digi24.ro/stiri/economie/piata-imobiliara-a-explodat-in-cea-mai-mare-comuna-din-tara-cu-cat-se-vinde-azi-un-apartament-in-floresti-preturile-au-luat-o-razna-3477183)
- **Dead end**: imobiliare.ro price index for Florești blocked automated access. Check it at [imobiliare.ro/indicele-imobiliare-ro/cluj/floresti](https://www.imobiliare.ro/indicele-imobiliare-ro/cluj/floresti).

**Parking**: 10,000 € is the usual asking price for underground parking in VIVO! listings, and 500–1,000 € above stand-alone underground spaces elsewhere in Florești (9,000–9,500 €). Fair negotiated range: **8,500–10,000 €**, only if it has its own CF. (Likely)

**Furniture and appliances** (Unverified, our estimate from the photos): kitchen with built-in hob/oven, fridge, AC, corner sofa, dining set, 1.60 m bed, mirrored sliding wardrobe, daybed, bathroom furniture. New cost ~11,000–20,000 €; used value today **~3,300–7,100 €**. It saves you time and money if you would keep it. Banks give it ~0. Attach an inventory list to the antecontract.

**Bank valuation**: Valuers (ANEVAR standards) compare ~3 similar flats, adjust, and give furniture no value. Expected ~154,000–168,000 € including parking (Likely, estimate). The bank lends a % of the **lower** of price and valuation. Minimum down payment for a first home with a lei loan is 15 % (Likely, [Economedia](https://economedia.ro/creditele-imobiliare-ale-romanilor-in-2026-analiza-clujenii-si-timisorenii-achita-cel-mai-mare-avans-cand-cumpara-o-locuinta-constantenii-abia-depasesc-minimul-acceptat.html)).

| Valuation | Max loan (85 %) | Your cash for the price |
|---|---|---|
| 167,500 € | 142,375 € | 25,125 € |
| 160,000 € | 136,000 € | 31,500 € |
| 155,000 € | 131,750 € | 35,750 € |
| 150,000 € | 127,500 € | 40,000 € |

### 4.7 Total cost to close

Exchange rate: 1 € = 5.3426 lei (BNR, 30 Oct 2026, via [mirror](https://cursbnr.nxm.ro/data/30-10-2026)). 167,500 € = 894,886 lei.

| Item | Basis | Cash (€) | With mortgage (€) |
|---|---|---|---|
| Notary fee, sale contract | 6,405 lei + 0.6 % over 600,000 lei = 8,174 lei + 21 % VAT ([Ord. MJ 177/C/2024](https://legeaz.net/monitorul-oficial-70-2024/ordin-mj-177-c-2024), Verified; we re-checked the grid) | ~1,850 (minimum) to ~2,300 | same |
| ANCPI registration (flat + parking) | 0.15 % of value (Likely) | ~250 | ~250 |
| CF extracts | 20–25 lei each | ~10–30 | ~10–30 |
| Notarised antecontract | 1 % of the deposit + VAT; deducted from the final fee at the same notary | ~200 (credited back) | same |
| Bank valuation | 470–800 lei (Likely) | 0 | ~90–150 |
| Notary fee, mortgage contract | 1,778 lei + 0.1 % over 500,000 lei + VAT | 0 | ~460 |
| Bank file fee, mortgage registration | bank-dependent (Unverified) | 0 | ~20–120 |
| PAD compulsory home insurance | 130 lei/year ([UniCredit PAD sheet](https://www.unicredit.ro/content/dam/cee2020-pws-ro/DocumentePDF/DocumenteInstitutional/PID_PAD.pdf), Verified) | ~25 | ~25 |
| Optional property + life insurance (bank asks), year 1 | Unverified | 0 | ~330–850 |
| **Total** | | **~2,100–2,600 €** | **~2,900–4,000 €** |

- Add **5,000–15,000 € more own cash** if the bank values below the price.
- Not included: moving, utility transfers, any association deposit, local property tax (Florești raised local taxes for 2026, [Actual de Cluj](https://actualdecluj.ro/impozite-locale-majorate-la-floresti-cat-platesc-in-plus-proprietarii-in-2026/)).
- Ask the notary for a written fee quote before the antecontract.

**Taxes the seller pays (not you)**
- **Likely**: Income tax on the sale (Codul fiscal art. 111): **3 % if owned ≤3 years, 1 % if longer**. The notary collects it at signing. A 2017 owner likely pays 1 % (~1,675 €). We found no 2025–2026 change to these rates. Confirm with the notary. — [notari.pro, updated Jul 2026](https://notari.pro/noutati/impozit-vanzare-apartament-imobil-teren)
- No VAT: a private resale is not subject to VAT.
- The seller also normally pays for the energy certificate, their fiscal certificate and the association certificate. Do not accept a clause moving the seller's tax onto you.

**State programme**
- **Verified**: Noua Casă continues in 2026. — [Digi24](https://www.digi24.ro/stiri/economie/programul-noua-casa-continua-si-in-2026-guvernul-a-aprobat-plafonul-de-garantare-de-500-milioane-lei-3756211)
- **Likely**: Price caps: up to 70,000 € (new or old homes), or 70,001–140,000 € for **new homes only** (≤5 years). **This flat does not qualify** (above 140,000 €, built 2017). — [FNGCIMM](https://www.fngcimm.ro/noua-casa)
- Plan for a normal mortgage with at least 15 % down.

---

## 5. Document checklist (ask in this order)

**Before any deposit**
1. **CF / cadastral numbers** of the flat and the parking, in writing. Order fresh CF extracts yourself (ePay or OCPI Cluj).
2. **Floor plan (releveu)** of the flat. Check: useful area ~62 m², balconies separate.
3. **Collective CF** of the building (or ask the notary): is the parking a separate unit?
4. **Seller's title deed** (the contract they bought with), to see how and when they acquired it.
5. **Building permit (AC) number/date and reception report (PV de recepție)**, or the association's copy of the building's technical book.
6. **Geotechnical study** for the building (from the association or developer), if available.
7. **Energy certificate** (copy).
8. **Last utility bills**: gas (confirms own boiler), electricity, water, association fees for 12 months.
9. **Bank pre-approval** for your loan, and your own check that you owe no local taxes.

**For the antecontract (at a notary)**
10. Seller's ID (all owners), spouse consent if married.
11. Inventory list of furniture and appliances (annex).
12. Notary's written fee quote.

**Before the final contract**
13. Bank valuation report (you are paying, ask for a copy).
14. **Association certificate** of no debts (valid 30 days).
15. **Seller's fiscal certificate** from Primăria Florești, and **your own** fiscal certificate (valid 30 days).
16. Original energy certificate.
17. If the seller has a mortgage: the bank's payoff letter and how the release will be done at closing.

---

## 6. Questions for the next visit

**For the seller**
1. Is it 62A or 62B? Can you send the CF and cadastral numbers of the flat and the parking?
2. Is the parking its own CF unit, or a share / right of use?
3. Is the 62 m² the useful area without balconies? Is it 62 or 63 m²?
4. When and how did you buy it? Any co-owners? Married (spouse consent)?
5. Is there a mortgage on the flat? Which bank?
6. Own gas boiler? Brand and age, last service (ISCIR check)? What do gas and electricity cost in winter?
7. Has the flat ever been rented out, including on Booking.com?
8. Any leaks, mould, cracks, or water in the garage since 2017? Any repairs?
9. When did you first list it, at what price? Are the agencies working for you, and do I owe them anything?
10. What exactly stays (all furniture and appliances)? Any reason you are selling?
11. Would you accept a financing clause (deposit back if the bank refuses or values lower)?
12. Earliest and latest date you could sign the final contract and hand over the flat?

**For the owners' association (administrator or president)**
1. Monthly fees, repair fund balance, any debts of this flat?
2. Any big repairs planned (roof, facade, lift, garage waterproofing), and any special levy coming?
3. Any cracks, settlement or movement in the building, retaining walls or garage? Is there a geotechnical study?
4. Has the underground garage ever flooded? Is there a drainage pump?
5. Is case 22918/211/2025 (Omniasig vs "Asociația de proprietari Valea Gârboului") about this building? What happened?
6. Any open issues with the developer (roof, facade, waterproofing, lift)? Do they know the 10-year defect window likely ends in 2027?
7. Are parking spaces separate CF units? Who uses which space?
8. Rules on short-term rentals? How many flats are on Booking/Airbnb?
9. Is the firing range to the south used? How noisy is it?
10. Which internet providers (fibre) are in the building?
11. Any plans you know of for the empty plot in front?
12. Is the building fully handed over by the developer and fully registered in the land book?

**For Primăria Florești (free, no account)**
- A **certificat de urbanism (informativ)** for the parcel: confirms UAT Florești, the risk zone, and the zoning of the plot in front.
- Under Legea 544/2001: the AC and reception for 62A/62B, and any PUZ/PUD or permit request for the empty plot next to it.

---

## 7. What we could not check, and how you can

| Not checked | Why | How you can check |
|---|---|---|
| CF of flat and parking (owner, surface, mortgage, seizure) | Needs payment and an account | [epay.ancpi.ro](https://epay.ancpi.ro) (~20 lei) or OCPI Cluj counter (~25 lei), with the CF number from the seller. Or the seller gets it free. |
| Parcel number on the ANCPI map | geoportal did not load | Open [geoportal.ancpi.ro](https://geoportal.ancpi.ro) in a browser; zoom to 46.7413 N, 23.5313 E; click the parcel. |
| Building permit and reception report | Not online before 2017 | Ask the seller/association, or a Legea 544/2001 request to Primăria Florești (Str. Avram Iancu 170). |
| Insolvency bulletin (BPI) and ONRC certificate for the developer | Paid | portal.just.ro showed no insolvency file. ONRC "certificat constatator" if you want certainty. |
| Full court judgments | rejust.ro not queried | Search [rejust.ro](https://www.rejust.ro) for "Multi Amenajari", "Wohnung Invest". |
| The seller's name in court records | We did not search the seller (your rule) | Once the CF shows the owner, search the name on [portal.just.ro](https://portal.just.ro) (free). |
| Owner and plans for the empty plot | Needs paid CF; no public PUZ found | Geoportal → cadastral number → CF extract; ask Primăria about a PUZ/PUD. |
| Final (Dec 2025) PUG maps at full resolution | Only low-res scans online | Certificat de urbanism (informativ) from Primăria, or view the sheets at Primăria. |
| Landslide and flood hazard maps | Map viewers did not load | ISU Cluj / Consiliul Județean Cluj; [inundatii.ro](https://inundatii.ro) flood maps. |
| Live peak-hour travel times | No live routing | Google Maps "Depart at" 7:45 weekday; then drive it once. |
| Earlier listings or price history of this flat | archive.org offline; OLX shows only active ads | Retry [web.archive.org](https://web.archive.org/web/*/olx.ro/d/oferta/apartament-valea-garboului*); reverse image search on the living-room photo; ask the seller. |
| Storia agency pages | Blocked to bots | Open both Storia links in a browser; check agency names and any price history. |
| imobiliare.ro price index for Florești | Blocked | [imobiliare.ro index](https://www.imobiliare.ro/indicele-imobiliare-ro/cluj/floresti) |
| Actual sale prices | No free public source | Ask the notary for the notaries' 2026 market study figure for the street; ask the bank valuer for the comps in your report. |
| Booking.com "Garbaului 62a 3 rooms" | Page did not render | Compare its photos with the OLX photos yourself. |
| Fibre providers, family doctors taking patients | Forms / site down | Digi, Orange, Vodafone coverage checkers; CAS Cluj; ask neighbours. |
| Resident complaints (Facebook) | Login needed | Florești residents' groups and "InfoTrafic Cluj-Napoca": search "Valea Gârbăului", "62A", "62B", "Roata". |
| Firing range use, wildlife, crime on the street | No public data | Ask neighbours and the association on the visit. |