3 rooms, Mănăștur "zona Micus", Cluj-Napoca
Pre-purchase due diligence (public sources only) · 31 October 2026 · OLX 311203358 / Storia · 60 m² useful, floor 1 of 4, old block, own boiler, furnished · agency Domus Rex Imobiliare
Verdict: walk away, unless the seller proves the parking spot can pass to you
As listed, it fails your parking must-have. "Loc de parcare cu abonament" is almost certainly a city subscription in the seller's name. It is personal, tied to their car, and cannot pass to a buyer (HCL 412/2020 art. 5–8). You would join a queue that can take years.
The rest is a normal old-block resale. There is no deal-killer in the public record: excellent public transport and shops, low landslide and flood risk, and an active agency with no court cases. The price is a full asking price, not a bargain.
The only route to "buy with conditions"
The seller shows a land-rent contract ("contract de închiriere a terenului") for a spot or carport that residents built under a building permit. That type can pass with a notarised consent (art. 20). Then also require:
- Address and CF number in writing before the viewing. Clean CF, and the seller is the registered owner.
- About 60 m² useful in the CF, balcony separate, boxă listed.
- Layout matches the releveu (no cut walls). The kitchen has a window (gas rules).
- Complete boiler and gas papers. Association: no debts, insulation paid, dry basement.
- Bank valuation near the price, or the deposit comes back.
- Price 162–168k €. Buyer commission agreed in writing. Handover date with a daily penalty.
If parking becomes "important" rather than "must-have": buy with conditions 1–6 in the same range, and budget about 250 lei/month for a private spot (if you find one) or 10,000 €+ if a transferable spot ever appears.
Red flags
Deal-breakers
- No transferable parking (likely confirmed). This is your must-have.
- CF area well under 60 m² (57 m² = 3,035 €/m²). Not checked yet.
- Walls or openings that differ from the releveu, with no permit. Old block, load-bearing walls.
- Gas hob in a kitchen with no window: the gas check could fail (NTPEE-2018). The photo shows only part of the room.
- Seizure, lawsuit note or sale ban in the CF.
Use to negotiate
- "Parcare" in the title is only a subscription. An owned spot costs 10–25k € if one exists.
- Price at the old-block median; the normal Cluj discount is 4.5 %.
- Bank valuation likely 163–172k € (estimate).
- Buyer fee unknown; 2 % = 3,460 € (no VAT; the agency is not VAT-registered).
- The block is likely about 1971, not 1977–1990 (first Mănăștur blocks).
- Boiler papers, insulation payment, boxă in the CF, balcony inside the 60 m²: all unknown.
- Metro stations 350–600 m away: open-pit works, likely from about 2027–28 for 2–4 years (timing Unverified).
- Noise from 6-lane Calea Florești (100–150 m) and the tram on Primăverii.
- 4 of 7 photos older and staged; no photos of the building, boiler, balcony or boxă. True time on market unknown (the agency re-posts ads).
Minor
- Someone lives there: handover date with a penalty; check the CF for a lease.
- A second car will never get a city spot.
- "Use my spot" deals are illegal sub-letting.
- The map pin is a generic Mănăștur point.
- Parcul Primăverii works (about 170 m), when they start.
- Storm-drain flooding nearby in April 2025 (none reported at Micuș).
- School-run traffic; winter air pollution.
- Noua Casă does not apply: 15 % down.
Corrections to the brief: the seller's tax is still 3 %/1 % (no 2025 change). "2,950 €/m²" is Compariimobiliare's all-ages Mănăștur average. Brateș is listed at 169,900 €, not 159,900 €. The gas revision is every 10 years, not 5.
Price verdict
173,000 € is a full asking price. Fair range is 162–168k € (estimate), centred on about 165k € (2,750 €/m²). Open at 158–160k €. Walk away above about 168–170k € unless the CF, building and valuation are clean. Take off about 2,750 € for each m² the CF is short of 60.
- Verified31 old-block 3-room comps in Mănăștur: median 2,848 €/m², range 2,500–3,460.
- VerifiedMănăștur average asking price, Sept 2026: 2,954 €/m², flat all year (source).
- VerifiedCluj flats now take about 3 months to sell, +20 % y/y (source). LikelySales fell 16 % in H1 2026.
- Same money, bigger flats: 65 m², floor 1, 165k; 66 m² renovated, 168k, 284 days unsold.
- Ads near 3,000 €/m² sit for 169–589 days.
- EstimateFurniture is worth about 2–4k € used and about 0 to the bank.
Parking verdict
A city resident subscription (HCL 412/2020, amended 2021 and 2024) is tied to the holder and their car. It ends on 31 March after the seller moves out. You can only queue after changing your ID address to the flat, first come, first served. Waiting lists are not published, and Mănăștur was built with about 1 spot per 10 flats: plan for years. A second car gets nothing.
| Alternative | Distance | Cost |
|---|---|---|
| City car parks Mogoșoaia 9, Primăverii 8, Primăverii F.N. | 260–480 m | 165 lei/yr, same queue |
| Private rental (the only one in Mănăștur) | ? | 250 lei/month |
| Owned spot to buy | none listed | 10–25k € |
| Garage on city land | 170–600 m | demolition risk |
Treat the parking as worth zero unless the seller proves a transferable land-rent spot in writing.
Compared with your other options
| This flat (Micus) | Florești, Valea Gârboului 62 | Mănăștur, Aleea Brateș | |
|---|---|---|---|
| Price | 173,000 € asking | 167,500 € negotiated, incl. parking | 169,900 € asking (you had 159,900) |
| Area | 60 m² | 62 m² + 21 m² balconies | 57 m² |
| €/m² | 2,883 | 2,540 flat only (2,702 all-in) | 2,981 (2,805 at 159.9k) |
| Owned parking | No | Yes, underground (verify its CF) | No |
| €/m² + 10–15k for a spot | 3,050–3,133 | 2,702 | 3,156–3,244 |
| Floor / building | 1/4, no lift, about 1971, insulated | 2/4, lift, 2017 | 4/4 top, 1987, renovated 2016 |
| Main risks | old-block walls, boiler papers, gas kitchen; metro works | landslide-overlay slope; buildable plot in front | top floor (roof, heat); same parking and metro issues |
| Peak to Piața Unirii, car / public transport | 15–25 / 20–30 min | 25–45 / 45–65 min | 18–30 / 25–35 min |
| To the Gara | 18–30 / 25–35 min | 30–50 / 55–75 min | 20–35 / 25–38 min |
| To Iulius Mall | 25–40 / 35–50 min | 35–60 / 65–85 min | 28–45 / 38–52 min |
| Fair range (estimate) | 162–168k € | 155–165k € | 155–162k € |
If parking is truly a must-have, only Florești delivers it, and it is about 340 €/m² cheaper. The price is time: about 20–40 more minutes a day by car or 50–70 by public transport, plus a landslide-overlay slope. Between the two Mănăștur flats, Micus beats Brateș: it is cheaper per m², not on the top floor, and has better transit. Both fail on parking. Commute figures are Unverified estimates.
Location and building
- VerifiedThe map pin is Storia's generic Mănăștur centroid, not the building.
- UnverifiedBest guess: a P+4 block at Aleea Micuș 3 (about 25 %), or G. Alexandrescu 4, 6, or Aleea Padin 4 (about 70 % for one of these).
- Verified"Micus" = Aleea Micuș, next to Piața Flora, the first part of Mănăștur built (1971).
- LikelyCluj is in the lowest seismic band (0.10g). There is no public list of assessed blocks.
- UnverifiedHow the insulation was paid for: unknown. Ask the association and check the certificat fiscal.
- VerifiedGas check every 2 years, revision every 10 (ANRE 179/2015). Boiler ISCIR check every 2 years.
- VerifiedAgency CUI 31628820: active since 2013, not VAT-registered, no court cases on portal.just.ro, no complaints found.
Area risks and daily life
- VerifiedMetro: Mănăștur station (Primăverii × Izlazului, about 350–400 m) and Sfânta Maria (about 550–600 m). Only 2–3 % done overall; EU deal: 8.8 km by 2029, full line by 2032.
- LikelyLandslides: low risk (3–4 % slope, no PUG overlay seen). River floods: very low. Storm drains: some risk.
- LikelyNo PUZ found for a new block nearby.
- VerifiedTransport: tram 101/102 at 110 m, trolleybus 25 every 4–5 min (direct to Iulius), bus 9 to the Gara every 7 min (CTP).
- VerifiedWithin 700 m: 7+ supermarkets, 8+ pharmacies, family doctors, 3 schools, kindergartens, two markets.
- VerifiedAir: PM2.5 above the WHO limit on 222 days in 2025, city-wide.
Total cost to close (on top of 173,000 €)
| Item | Cash | With 85 % mortgage |
|---|---|---|
| Notary, sale (legal minimum + 21 % VAT) | 1,900–2,300 € | same |
| ANCPI registration (0.15 %) + CF extracts | 275–285 € | same |
| Valuation, bank file, mortgage deed | — | 560–790 € |
| Insurance, year 1 (home, property, life) | 25 € | 385–875 € |
| Subtotal | 2,200–2,600 € | 3,150–4,300 € |
| Agency fee 0 / 1 / 2 % (no VAT) | 0 / 1,730 / 3,460 € | |
The seller pays 1 % (1,730 €) or 3 % (5,190 €) income tax. Noua Casă does not apply (price over 140k €, old block). At a 165k € valuation you need about 32,750 € of your own cash plus costs. Since Feb 2026 the buyers also need no local-tax debts, or the sale is void.
Documents to ask for, in order
- Before the viewing: exact address; CF number; the parking document (abonament or land-rent contract, spot number, 2026 receipt); buyer commission in writing.
- Your own CF extract (epay.ancpi.ro, 20 lei).
- Cadastral file with the releveu; compare on site.
- Energy certificate.
- Boiler and gas: disconnection record, gas project and acceptance, ISCIR commissioning, gas check (≤2 yrs) and revision (≤10 yrs), boiler check (≤2 yrs), detector.
- Association: no-debt statement, 12 months of cost sheets, repair fund, insulation paid?, planned works, lawsuits.
- For a resident-built spot: building permit, site plan, contract, the seller's promise of notarised consent.
- Before the final contract: bank valuation, certificat fiscal (seller's and yours), notary's CF extract, furniture list, handover record.
At the viewing: sign nothing that sets a fee, exclusivity or a penalty. In the antecontract: a notarised deposit, loan and valuation conditions, a handover date with a penalty, and part of the price held until the keys.
Questions at the viewing
Agency
- What exactly is the parking: a city subscription, a car park place, or a resident-built land-rent spot? Will you write that it passes to us?
- When was it first listed, and at what price? Buyer fee?
- Photos of the building, balcony, boxă, boiler?
Owner
- How long have you owned it? Other owners? Is it rented, and will it be empty?
- Boiler papers? Walls moved? Kitchen window? Gas detector? Why is bedroom 2's floor different?
- Whose name and plate is the parking under, since when, and how long was the wait?
Owners' association
- Debts, repair fund, insulation paid, roof and riser pipes, basement water?
- How many spots vs flats? Waiting times? Which city car park is the block assigned to?
- Disputes, lawsuits, loans? Any word on metro works and parking?
What we could not check, and how you can
| Not checked | How to check |
|---|---|
| Exact address and building | Ask the agency in writing; check on site (floors, ground floor, window direction) |
| CF (owner, area, boxă, mortgage, seizure) | epay.ancpi.ro (account, 20 lei) or OCPI Cluj (25 lei); free for the owner on MyEterra |
| Owner in court records | Once the CF names them: portal.just.ro (free), only cases about the flat |
| Parking transfer, block assignment, waiting list | Written request (Legea 544/2001) to Direcția Parcări publice, str. Moților 7; cereriparcari |
| Seismic assessment; how the insulation was paid for | Legea 544 request to Primăria; association; the 2012 rehab list in a browser |
| Metro station schedule and parking diversions | Legea 544 request to Primăria for the Mănăștur and Sfânta Maria stations |
| Earlier ads of this flat | Google Lens and Yandex on the living-room photo; ask the agent |
| Brateș at 159,900 € | Check your screenshot or link |
| Real sale prices; imobiliare.ro Mănăștur index | Notary's 2026 market study; bank valuation copy; imobiliare.ro index in a browser |
| Live peak traffic | Google Maps "Depart at 07:45"; one real trip by car and by trolleybus 25 |
| Fibre, resident complaints, agency reviews | Provider coverage checkers; Mănăștur Facebook groups; Google Maps reviews |