# Apartment due diligence: 3 rooms, Mănăștur "zona Micus", Cluj-Napoca (OLX 311203358)

Research date: 31 October 2026. Public sources only. Four research agents worked in parallel. Their full notes, with every source, are in [`notes/`](notes/):
- [A: location, building, legal, agency](notes/A-location-building-legal.md)
- [B: parking](notes/B-parking.md)
- [C: area risks, daily life, commute](notes/C-area-risks-daily-life.md)
- [D: price, costs, comparison](notes/D-price-costs-compare.md)

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.

Listing: [OLX](https://www.olx.ro/d/oferta/vand-ap-3cam-decomandat-ct-mobilat-izolat-parcare-manastur-zona-micus-IDl3Md0.html) · [Storia](https://www.storia.ro/ro/oferta/vand-ap-3cam-decomandat-ct-mobilat-izolat-parcare-manastur-zona-micus-IDJ1Ta) · 173,000 € · 60 m² useful · floor 1 of 4 · agency DOMUS REX IMOBILIARE SRL.

---

## 1. Verdict: walk away, unless the seller proves the parking spot can pass to you

**As listed, this flat fails your parking must-have.** The ad title says "parcare". The text says "loc de parcare cu abonament". In Cluj that is almost certainly a city parking subscription in the seller's name. By the city's own rules it is personal, tied to the seller's car, and **does not pass to a buyer** ([HCL 412/2020, art. 5-8](https://primariaclujnapoca.ro/consiliu-local/hotarare-de-consiliu/hotararea-412-din-2020/)). You would start at the back of a queue. In Mănăștur that queue can take years.

Everything else about the flat is a normal old-block resale. Nothing we found kills the deal on its own:
- Great location for daily life: tram, trolleybus and bus within 5 minutes' walk, shops, schools, doctors all within 700 m.
- Low landslide risk, very low river-flood risk.
- The agency is a real, active company with no court cases.
- The price (2,883 €/m²) is a full asking price for an old Mănăștur block. It is not a bargain, but it is not crazy either.

**Only one case turns this into "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 of spot can legally pass to you with the seller's notarised consent ([HCL 412/2020, art. 20](https://files.primariaclujnapoca.ro/2020/06/26/Anexa-la-412-din-2020-1.pdf)). If that is proven, buy only if all of this holds:

1. **Parking**: the land-rent contract, the building permit for the spot, and the seller's notarised consent, written into the antecontract as a condition.
2. **Address and CF number** in writing before the viewing. CF clean (no seizure, lawsuit note or sale ban). The seller is the registered owner.
3. **Surface**: about 60 m² *useful* in the CF, balcony counted separately. Boxă listed in the CF.
4. **Layout matches the floor plan (releveu)**. No cut load-bearing walls. The kitchen has a window (gas rules need one).
5. **Boiler and gas papers** complete (list in section 6).
6. **Owners' association**: no debts, insulation fully paid, dry basement.
7. **Bank valuation** near the price, **or** a clause that returns your deposit if the bank values lower or refuses the loan.
8. **Price 162,000-168,000 €** (target about 165,000 €). The buyer commission is agreed in writing before the viewing.
9. **Handover date** with a daily penalty. Someone seems to live there now.

If you decide parking is "important" rather than "must-have", the flat becomes a **buy with conditions** at the same price range, using conditions 2-9. Then budget for parking: a private rental (about 250 lei/month, if you find one), or about 10,000 € or more if a transferable spot ever comes up for sale.

What living there will really be like (the honest part):
- **Metro works nearby for years.** Two open-pit stations are planned 350-600 m away. Nothing has started in Mănăștur yet. Our guess is that works start in 2027-2028 and last 2-4 years, with lost street parking (Unverified).
- **Noise**: six-lane Calea Florești is 100-150 m away, and the tram runs on Str. Primăverii. Which side the bedrooms face matters.
- **Old block**: likely built in the early 1970s, not "1977-1990" as the ad says. Most interior walls carry load.
- **Commute is good**: about 20-30 minutes to Piața Unirii by public transport at rush hour. That is 25-35 minutes better than Florești.

---

## 2. Red flags

### Deal-breakers
| Flag | Status | Why it matters | How to check |
|---|---|---|---|
| **No transferable parking spot** | **Likely confirmed** | Your must-have. A city subscription is personal and plate-bound and cannot be sold. Transfer is only allowed on death or divorce ([HCL 412/2020 art. 6, 8](https://primariaclujnapoca.ro/parcari/abonamente-locuri-de-parcare/)). | Ask for the document. "Abonament" = not transferable. "Contract de închiriere a terenului" + building permit = transferable. |
| CF surface well under 60 m² (for example 55-57 m²) | Not checked | At 173,000 € that is 3,035-3,145 €/m², clearly above comparable flats. | CF Part A + releveu; measure on the visit. |
| Walls or openings differ from the releveu, with no building permit | Not checked | Old block with load-bearing interior walls. Safety risk, and a bank may refuse it. | Compare every wall with the releveu. Get a structural engineer if anything differs. |
| Kitchen with a gas hob and no window | Photo suggests it; not confirmed | Gas rules (NTPEE-2018) need a glazed "blow-out" surface in rooms with gas appliances. The gas check could fail and the gas could be cut. A windowless kitchen may also mean the layout was changed. | Look at the viewing. The kitchen photo shows only part of the room. |
| Seizure, lawsuit note or sale ban in the CF | Not checked | You could lose the flat or the deposit. | CF Parts B and C. |

### Use to negotiate
| Flag | Detail |
|---|---|
| "Parcare" in the title is only a subscription | An owned spot in Mănăștur costs about 10,000 € (outdoor) to 15,000-25,000 € (garage or underground), when one exists at all ([D 7.7](notes/D-price-costs-compare.md)). |
| Price at the old-block median | 2,883 €/m² vs a median of 2,848 €/m² for 31 comparable old-block 3-room ads in Mănăștur. The normal Cluj discount is 4.5 % ([Imobiliare.ro via Economedia](https://economedia.ro/?p=318973)). |
| Bank valuation risk | Our estimate is 163,000-172,000 €, so 0-6 % below the price. Each 1,000 € short means 850 € more of your own cash. |
| Agency buyer fee unknown | Not stated in this or any of the agency's 18 ads. The agency is not VAT-registered ([ANAF](https://webservicesp.anaf.ro/api/PlatitorTvaRest/v9/tva)), so 2 % would be 3,460 € with no VAT on top. |
| Build year likely earlier than advertised | Blocks around Aleea Micuș went up from 1971 ([Actual de Cluj](https://actualdecluj.ro/?p=262764)). The ad says 1977-1990. That affects the seismic code era and the valuation. |
| Boiler paper trail unknown | Missing papers mean a new project and new checks, maybe a new boiler, and a safety risk. |
| Insulation history unknown | Was it a city program, the association alone, or private? Any unpaid share must be cleared by the seller. |
| Boxă may not be in the CF | Do not pay for what is not titled. |
| Balcony may be inside the 60 m² | "Suprafață utilă" should exclude balconies ([Legea 114/1996 annex 1](https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1)), but ads vary. |
| Metro works 350-600 m away | Open-pit stations at Primăverii x Izlazului and at the Calvaria roundabout. Likely years of noise, trucks and lost street parking (timing Unverified). |
| Noise | Calea Florești (6 lanes, 100-150 m) and the tram on Str. Primăverii. |
| Older, staged photos; nothing of the building | 4 of 7 photos look older and staged. There are no photos of the building, balcony, boxă, boiler or view. |
| True time on market unknown | All 18 of the agency's ads are 0-12 days old, which suggests it re-posts ads. "Posted 27 Oct" may not be day one. |

### Minor
| Flag | Detail |
|---|---|
| Someone lives there | Toiletries and a lived-in bedroom in the photos. Fix a handover date with a daily penalty. Check CF Part C for a noted lease. |
| A second car will not get a city spot | The second spot per flat is only given after every first-spot request is served ([HCL 778/2024](https://files.primariaclujnapoca.ro/2024/12/06/778.pdf)). |
| "Let you use my spot" offers are illegal | Sub-letting a city spot leads to it being withdrawn (HCL 412/2020 art. 5). |
| Map pin is meaningless | It is Storia's generic Mănăștur centroid, used on many ads. |
| Parcul Primăverii redesign (about 170 m) | A park building site of about 15-19 months when it finally starts. It has been stalled since 2022. A plus in the long term. |
| Storm-water flooding | Calea Florești flooded in April 2025. We found no reports for Micuș basements. |
| School-run congestion, winter air pollution | Typical for central Mănăștur. |
| Noua Casă does not apply | The price is above the caps and the block is not new. Plan for a standard mortgage with 15 % down. |

### Corrections to assumptions in the brief
- **Seller's tax did not change in 2025.** It is still 3 % if owned up to 3 years and 1 % after that, under OG 16/2022 ([notari.pro](https://notari.pro/noutati/impozit-vanzare-apartament-imobil-teren); [click.ro, 29 Oct 2026](https://click.ro/actualitate/fapt-divers/cat-te-costa-sa-vinzi-o-locuinta-in-2026-taxele-2567133.html)). The 2025 change that matters is VAT going from 19 % to 21 %, which raises notary fees. A 2023 draft to raise the tax was never adopted ([Economedia](https://economedia.ro/?p=139037)).
- **"2,950 €/m² in September"** is Compariimobiliare's average asking price for *all* Mănăștur flats, old and new (2,954 €/m²). It is not the imobiliare.ro index and not old blocks only ([Știri de Cluj](https://www.stiridecluj.ro/social/preturi-ametitoare-in-cluj-napoca-o-comparatie-a-zonelor-din-cluj-scoate-la-iveala-niste-scoruri-uriase-unde-gasesti-cele-mai-ieftine-locuinte)).
- **The Aleea Brateș flat is listed at 169,900 €, not 159,900 €** ([OLX 311320754](https://www.olx.ro/d/oferta/apartament-3-camere-de-vanzare-manastur-str-brates-renovat-IDl4gKu.html), posted 30 Oct 2026). Check where you saw 159,900 €. If it was this flat, the price went up 10,000 € on re-posting.
- **Gas installation revision** is every 10 years, not 5. The periodic check is every 2 years ([ANRE Ord. 179/2015](https://legeaz.net/monitorul-oficial-969-2015/ordinul-anre-179-2015)).
- **Certificat fiscal** comes from the Codul de procedură fiscală (art. 159), not the Codul fiscal.

---

## 3. Price verdict

**Is 173,000 € fair? It is a full asking price, not a fair one.** Fair range: **162,000-168,000 €** (our estimate, Unverified), central about 165,000 € (about 2,750 €/m²).

| | Amount |
|---|---|
| Opening offer | 158,000-160,000 € |
| Target | 163,000-165,000 € |
| Walk away above | about 168,000-170,000 €, unless the CF, building checks and bank valuation are all clean |
| If the CF shows less than 60 m² | Take off about 2,750 € per missing m² |
| If the agency charges you 2 % | Add 3,460 € to your real cost (no VAT; agency not VAT-registered) |

Price per m²:
| Case | €/m² |
|---|---|
| 173,000 € / 60 m² (as listed) | **2,883** |
| If the CF shows 57 m² | 3,035 |
| If the CF shows 63 m² | 2,746 |
| Without furniture (used value about 2,000-4,000 €) | 2,817-2,850 |

What the market says (all asking prices; no public sale prices exist per flat):
- 31 current OLX ads for 3 rooms, 55-69 m², old Mănăștur blocks: median **2,848 €/m²**, range 2,500-3,460. The 12 closest matches (middle floor, furnished or own boiler, insulated) have a median of 2,991. (Verified, [D 7.2](notes/D-price-costs-compare.md))
- Mănăștur average asking price, mid-September 2026: 2,954 €/m², all ages mixed. It has been flat all year: 2,914 in February, 2,954 in September. (Verified, [Știri de Cluj](https://www.stiridecluj.ro/social/preturi-ametitoare-in-cluj-napoca-o-comparatie-a-zonelor-din-cluj-scoate-la-iveala-niste-scoruri-uriase-unde-gasesti-cele-mai-ieftine-locuinte))
- Cluj-Napoca city, imobiliare.ro index, September 2026: 3,316 €/m², +5 % in a year. Selling now takes about 3 months, 20 % longer than a year ago. (Verified, [Press Alert](https://www.pressalert.ro/2026/10/cele-mai-scumpe-orase-din-romania-in-2026-unde-au-explodat-preturile-locuintelor/))
- Cluj apartment sales fell 16 % in the first half of 2026 (Likely, Colliers via [Newsweek](https://newsweek.ro/economie/piata-imobiliara-a-tras-frana-de-mana-in-romania-in-2026-9-cluj-iasi-bucuresti)).

Negotiation arguments:
1. **The market is flat and slower.** Mănăștur prices rose only 1.4 % in 7 months, sales take about 3 months, and Cluj sales fell 16 % in H1 2026.
2. **The normal discount is 4.5 %.** 4.5 % off 173,000 € is about 165,200 €.
3. **Bigger flats cost the same.** [Gr. Alexandrescu, 65 m², floor 1, own boiler, furnished, 165,000 €](https://www.olx.ro/api/v1/offers/306523103/). [66 m², fully renovated, new boiler, insulation redone, furnished, 168,000 €](https://www.olx.ro/api/v1/offers/298346399/), unsold for 284 days. [Piața Flora, 67 m², floor 3/4, insulated, own boiler, 175,000 €](https://www.olx.ro/api/v1/offers/303066816/).
4. **Ads near 3,000 €/m² are not selling.** Ion Meșter at 3,000-3,014 €/m² (169-172 days), Gr. Alexandrescu at 3,098 €/m² (291 days), Pod Calvaria at 2,821 €/m² (589 days).
5. **"Parcare" in the title is only a subscription.** You will have to pay for parking that the title implies.
6. **Furniture is worth about 0 to the bank** and about 2,000-4,000 € used.
7. **Bank valuation risk**: likely 163,000-172,000 €. Ask for a clause: the price falls to the valuation, or the deposit comes back.
8. **Unknown condition**: old staged photos, no photos of the building, boiler, balcony or boxă.
9. **Build year**: probably about 1971, not 1977-1990.
10. **Metro works** nearby from about 2027.

**Bank valuation** (estimate): about 163,000-172,000 €. At 85 % loan-to-value and a 165,000 € valuation, the bank lends 140,250 €, so you need 32,750 € of your own cash for a 173,000 € price, plus closing costs.

---

## 4. Parking verdict

The ad's "loc de parcare cu abonament" is almost certainly a city resident subscription in the seller's name. Under [HCL 412/2020](https://primariaclujnapoca.ro/consiliu-local/hotarare-de-consiliu/hotararea-412-din-2020/) (amended by HCL 32/2021 and HCL 778/2024) it is tied to the seller and their car. It cannot pass to you, and it ends on 31 March after the seller moves out. You would join a first-come queue only after you change your ID address to the flat. The city publishes no waiting times, and Mănăștur was built with about one spot per 10 flats, so plan for **years, not months**. A second car will almost certainly never get a city spot. Three city multi-level car parks are 300-450 m away (165 lei/year), but they use the same queue and only take blocks assigned to them. On 31 Oct 2026 there was one private spot for rent in all of Mănăștur (250 lei/month) and none for sale. **Treat the parking as worth zero** unless the seller proves in writing that it is a transferable land-rent spot. For a must-have, this flat does not deliver.

---

## 5. Research findings

### 5.1 Location and building

**Exact building: not known. Best guess: a P+4 block on or next to Aleea Micuș.**
- [Verified] The OLX and Storia map pin (46.754818, 23.555656) is Storia's generic "Mănăștur" centroid, not the building. The same agency uses it on its other Mănăștur ads, and so do other agencies. — [OLX API](https://www.olx.ro/api/v1/offers/311203358/), [agency's ads](https://www.olx.ro/api/v1/offers/?user_id=690253383&limit=50)
- [Verified] The ad text names no street or block. Data the agency entered on Storia: brick, P+4, no lift, build year "1977", gas heating, balcony, boxă, separate kitchen. No floor plan was uploaded. — [Storia ad](https://www.storia.ro/ro/oferta/vand-ap-3cam-decomandat-ct-mobilat-izolat-parcare-manastur-zona-micus-IDJ1Ta)
- [Unverified] Candidate blocks (all P+4, windows facing roughly south and north, set back from Calea Florești), with about 25 % confidence for the top one and about 70 % that it is one of these:
  1. [Aleea Micuș 3](https://www.openstreetmap.org/way/107741547): name match, no lift.
  2. [Str. Grigore Alexandrescu 4, Bloc F5](https://www.openstreetmap.org/way/107741543): tailor's shop on the ground floor.
  3. [Str. Grigore Alexandrescu 6](https://www.openstreetmap.org/way/107741540)
  4. [Aleea Padin 4, Bl. F4](https://www.openstreetmap.org/way/1488260044): 2 stairwells.
- [Verified] Ruled out: Aleea Micuș 4, 6 and 8, Calea Florești 1 and Str. Primăverii 2-8 are all P+7 to P+10. — OSM building tags

**What "zona Micus" means**
- [Verified] It is named after Aleea Micuș, a short lane in north-central Mănăștur between Calea Florești, Str. Primăverii, Str. Grigore Alexandrescu and Aleea Padin, next to Piața Flora. — [OSM](https://www.openstreetmap.org/way/466408021)
- [Verified] Aleea Micuș 3 and bloc F4 (G. Alexandrescu) were the first two blocks of all of Mănăștur, received in August 1971. The first area built was bounded by Primăverii, Grigore Alexandrescu, Bucium and Calea Florești. — [Actual de Cluj](https://actualdecluj.ro/?p=262764), [Actual de Cluj](https://actualdecluj.ro/istoria-unei-felii-din-manastur-mica-roma-care-trebuia-sa-aiba-120-000-de-locuitori/)
- [Likely] Local agents use "zona Micus" for the few blocks around Aleea Micuș, "behind the former Pritax store". — [apartamentelavanzare.ro](https://apartamentelavanzare.ro/cluj-napoca/micus.php)

**Ground floor below the flat**
- [Likely] OSM shows no shops on Aleea Micuș 1-3 or Aleea Padin 4. Shops, a bakery, a pharmacy, a bar and a pizza place are on the Primăverii / G. Alexandrescu strip about 100-150 m south. Bloc F5 has a tailor's shop on the ground floor. Check on site what is directly under the flat. — Overpass POI query

**ANCPI map**
- [Unverified] The ANCPI geoportal did not load from our tools. The public map normally shows registered parcels without login, but not always the cadastral number. — [geoportal.ancpi.ro](https://geoportal.ancpi.ro/geoportal/imobile/Harta.html)

### 5.2 Building condition

**Seismic**
- [Likely] Cluj-Napoca is in Romania's lowest seismic design band: ag = 0.10g under P100-1/2013 (Bucharest is 0.30g). We read this from a scrambled copy of the table. — [P100-1/2013 copy](https://pdfcoffee.com/p-100-1-2013-pdf-free.html)
- [Verified] We found no public city list of blocks assessed for seismic risk. The only Cluj list in the news (county plan, 2020) has 10 buildings, mostly heritage, and no Mănăștur block. — [primariaclujnapoca.ro search](https://primariaclujnapoca.ro/?s=risc+seismic), [Actual de Cluj](https://actualdecluj.ro/10-imobile-din-cluj-incadrate-cu-risc-seismic-intre-care-o-cladire-a-castelului-banffy-din-bontida/)
- [Unverified] "Not on a list" most likely means nobody ordered an assessment, not that the block is "safe". In a 0.10g zone, an undamaged P+4 block with no cut walls is usually a low concern.
- [Likely] From 2026 a building's seismic risk class, where one exists, is written into the CF. We could not confirm the ordinance number. — [avocatnet](https://www.avocatnet.ro/articol_70958/Clasa-de-risc-seismic-a-imobilelor-se-va-trece-in-cartea-funciar%C4%83.html)
- [Likely] A block from about 1971 predates the code changes after the 1977 earthquake. The CF or the building's technical book ("cartea tehnică") settles the year.
- [Verified] Nearby, but not this block: residents of the P+10 block at Primăverii 8 (about 300 m away) said in 2024 that their foundation already has problems, and a metro station is planned right next to it. The city promised an expert assessment. — [Actual de Cluj](https://actualdecluj.ro/?p=241421)

**Thermal insulation**
- [Verified] City programs (POR 2014-2020): owners paid 25 % of the works. The city pre-finances and recovers the association's share by agreement. — [Primăria](https://primariaclujnapoca.ro/locuinte/reabilitare-termica/)
- [Verified] PNRR wave 1 (Nov 2022) included G. Alexandrescu 23 and 53 and Padin 14, but none of the candidate blocks. — [Primăria](https://primariaclujnapoca.ro/informatii-publice/comunicate/10-blocuri-de-locuinte-vor-fi-reabilitate-termic-cu-fonduri-europene-prin-pnrr/)
- [Unverified] We could not tell how this block was insulated. The 2012 city list is a PDF whose text cannot be read by machine. — [2012 list](https://storage.primariaclujnapoca.ro/userfiles/files/lista%20reabilitare%20pentru%20site%2013_06_2012.pdf)
- [Unverified] We found no Cluj rule that turns the owners' share into a local tax tied to the flat. Any unpaid instalment would show on the certificat fiscal or in the association's statement.
- [Verified] Old Mănăștur insulation can fail: in 2016 wind tore insulation off a four-storey Mănăștur block. Ask who did the work, when, and for the acceptance record. — [Actual de Cluj](https://actualdecluj.ro/video-izolatie-termica-de-pe-un-bloc-din-manastur-desprinsa-de-vijelie/)

**Common parts**
- [Verified] The association must vote a repair fund every year and keep a working-capital fund (Legea 196/2018 art. 71-72). Ask for both balances. — [Legea 196/2018](https://legislatie.just.ro/Public/DetaliiDocument/203233)
- [Likely] Another floor-1-of-4 ad on Aleea Micuș says "bloc cu acoperișul renovat" (roof renovated). It may be a different block. — [apartamentelavanzare.ro](https://apartamentelavanzare.ro/cluj-napoca/micus.php)
- [Unverified] We found no news or forum posts about leaks, cracks, mould, riser pipes or association disputes for the candidate blocks.

**Own gas boiler: what proves it is legal**
- [Verified] Cluj does not stop people leaving district heating. The 2021 restriction is for new blocks only. — [Spotmedia](https://spotmedia.ro/stiri/mediu/centralele-de-apartament-sunt-interzise-la-cluj-in-blocurile-noi)
- [Likely] Leaving district heating legally ("debranșare") needs the association's agreement and the heat supplier's disconnection record (Legea 325/2006, ANRSC Ord. 91/2007). — [Legea 325/2006](https://www.cmteb.ro/legislatie/325-2006.pdf)
- [Verified] Gas installation: a technical check at least every 2 years and a revision at least every 10 years, by an ANRE-authorised firm. Without proof, Delgaz Grid can cut the gas. — [ANRE Ord. 179/2015](https://legeaz.net/monitorul-oficial-969-2015/ordinul-anre-179-2015)
- [Likely] The boiler: commissioning by an ISCIR-authorised firm, then an ISCIR check every 2 years. — [Capital](https://www.capital.ro/avertisment-pentru-romanii-care-au-centrala-termica-de-apartament-ce-trebuie-sa-faca.html)
- Why it matters: carbon monoxide and gas leaks are the real danger. Gas can be cut without valid checks. An insurer may refuse a claim on an illegal installation (Unverified). A valuer notes the heating type (Unverified whether banks ask for the papers).
- [Unverified] The white box next to the hob looks like a room thermostat standing on the worktop, not a gas detector. Gas detectors hang high on the wall. Ask to see the detector and its shut-off valve.

**Kitchen without a window**
- [Likely] The gas norms (NTPEE-2018) require a glazed "blow-out" surface in rooms with gas appliances. A gas hob in a windowless kitchen would likely fail the check. — [Alba24 on ANRE rules](https://alba24.ro/anre-apartamentele-care-nu-au-detectoare-automate-de-gaz-risca-sa-fie-debransate-de-la-retea-689250.html)
- [Unverified] The photo shows only part of the kitchen. Standard Mănăștur kitchens have windows. A windowless one may mean the layout was changed.

**Interior changes and load-bearing walls**
- [Likely] Changing interior walls in a block flat needs a building permit, based on the releveu, a proposed layout and the original designer's opinion or a structural assessment. Fines run from 1,000 to 100,000 lei. — [Legea 50/1991 art. 11](https://legeaz.net/legea-50-1991/art-11)
- How to check: get the cadastral file with the releveu (floor plan) from the seller. Walk the flat and compare every wall and doorway. Signs of trouble: a doorway wider than normal, a fresh steel frame or lintel, a kitchen opened into a room, a wall thinner than on the plan, diagonal cracks at the corners of openings. If anything differs, ask for the building permit and the acceptance record. Without them, walk away or get a structural engineer.
- [Unverified] Bedroom 2's floor looks different from the other rooms. It may be a later renovation. Ask what was changed and when.

### 5.3 Parking (details)

**The rules (2026)**
- [Verified] HCL 412/2020, amended by HCL 32/2021 and HCL 778/2024. We found no amendment from 2025 or 2026. — [Primăria parking law page](https://primariaclujnapoca.ro/parcari/legislatie-locala-parcari/)
- [Verified] Priority order: people with a disability, then people with **domicile** (ID address) in the next-door blocks who **own** a car, then people with temporary residence, then companies, then cars on leasing or company cars. Within each group it is first come, first served by request date. There is no points system. — [HCL 32/2021](https://primariaclujnapoca.ro/consiliu-local/hotarare-de-consiliu/hotararea-32-din-2021/)
- [Verified] One spot per person, two per flat at most. The second spot per flat only comes after all first-spot requests are served. Since HCL 778/2024: the first row of blocks gets served first, then the second and third rows. — [HCL 778/2024](https://files.primariaclujnapoca.ro/2024/12/06/778.pdf)
- [Verified] A request stays valid until it is solved. Spots that free up are handed out after 31 March each year. Holders must pay and re-prove their eligibility by 31 March, or they lose the spot. — [Primăria](https://primariaclujnapoca.ro/parcari/abonamente-locuri-de-parcare/), [online form](https://cereriparcari.primariaclujnapoca.ro/)
- [Verified] 2026 fees: 94 lei/year for a surface spot, 165 lei/year in a multi-level car park, 75 lei/year for a resident-built garage or carport on a land-rent contract. — [Primăria](https://primariaclujnapoca.ro/parcari/abonamente-locuri-de-parcare/)

**Does it pass to a buyer?**
- [Verified] No. "Abonamentele ... nefiind transmisibile". Transfer is allowed only on the holder's death or divorce. When the seller moves out, the spot goes to the waiting list, not to you. — HCL 412/2020 art. 4-8
- [Verified] The one exception: a spot, carport or garage that residents built under a building permit, on a land-rent contract. It can be transferred to a neighbour who qualifies, with the old holder's notarised consent. — HCL 412/2020 art. 20
- [Verified] The same agency uses the same phrase, "loc de parcare cu abonament", in another ad (a studio). It is a template phrase, not a promise. — [Storia studio ad](https://www.storia.ro/ro/oferta/vand-garsoniera-finisata-mobilata-utilata-parcare-manastur-pta-flora-IDJ18c)

**Waiting lists**
- [Verified] The city does not publish waiting lists. City-wide, 14,185 requests were filed in 2022, and the city has about 46,690 spots in total. The city says there is no more land for parking in the old block districts. — [debate minutes, Dec 2022](https://files.primariaclujnapoca.ro/2022/12/21/minuta-dezbaterii-din-16.12.2022.pdf)
- [Verified] Blocks are assigned ("arondate") to specific car parks by council decision. Blocks not on the list do not get places there. We could not find the list. — same minutes
- [Likely] Mănăștur streets were designed with about one spot per 10 flats. — [Actual de Cluj](https://actualdecluj.ro/cartierul-muncitoresc-transformat-intr-o-uriasa-parcare/)

**Alternatives near Aleea Micuș**
| Option | Distance | Cost | Availability |
|---|---|---|---|
| City surface spot (your own request) | 0-150 m | 94 lei/yr | Queue; likely years |
| City car park Mogoșoaia 9 (294 spots) | about 260-365 m | 165 lei/yr | Same queue; only assigned blocks |
| City car park Primăverii 8 (285) | about 305-355 m | 165 lei/yr | Same; metro station planned next to it |
| City car park Primăverii F.N. (445) | about 430-480 m | 165 lei/yr | Same |
| Private rental, outdoor | Mănăștur, street not given | about 250 lei/month | 1 ad on 31 Oct 2026 ([OLX](https://www.olx.ro/d/oferta/inchiriez-parcare-in-manastur-IDl1jK7.html)) |
| Owned spot to buy | none listed in Mănăștur | 10,000 € (sold with another flat) to 15,000-25,000 € (garage or new-build) | Rare |
| Garage on city land | 170-600 m | unknown + 75 lei/yr | The city plans to demolish garages without compensation ([Actual de Cluj](https://actualdecluj.ro/peste-200-de-garaje-de-pe-patru-strazi-din-cluj-napoca-se-vor-demola-clujenii-reproseaza-primariei-ca-nu-vrea-sa-se-atinga-de-garajele-din-cartierul-zorilor-unde-locuieste-si-primarul-clujului/)) |

City car park list: [Primăria parkinguri](https://primariaclujnapoca.ro/parcari/parkinguri/).

**Scenarios**
| Scenario | What happens | Cost |
|---|---|---|
| Best | The spot is a resident-built land-rent spot and the seller signs a notarised consent. Or your block is assigned to a nearby car park with free places. | 75-165 lei/yr |
| Likely | City subscription in the seller's name. You queue and park on free unnumbered spaces at night, or rent privately if you can find a spot. | 94 lei/yr once allocated (1 to several years); meanwhile about 3,000 lei/yr private rent |
| Worst | Your block is not assigned to the nearby car parks, nothing frees up, and metro works take spaces. | 10,000-20,000 € to buy a transferable spot, if one ever appears |

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

**Order:** get the address and CF number → pull the CF extract → check surface, boxă and releveu → association statement and boiler papers → certificat fiscal and energy certificate → negotiate → sign.

1. **Extras de carte funciară (land-book extract)**
   - [Verified] Anyone can order an extract "for information": 20 lei on epay.ancpi.ro (needs an account) or 25 lei at the OCPI Cluj counter. The owner can download it free on MyEterra. Order your own copy so it cannot be altered. Only use official sites. — [ANCPI via Agerpres](https://agerpres.ro/comunicate/2025/03/18/comunicat-de-presa---agentia-nationala-de-cadastru-si-publicitate-imobiliara--1431900)
   - Part A (the property): address, cadastral number, surface, share of common parts, and whether the boxă is listed.
   - Part B (owners): the people who sign must be exactly the owners listed. Two owners (spouses, heirs) means both sign, or one has a notarised power of attorney. Note the title: purchase, inheritance, donation or court decision.
   - Part C (charges): mortgage ("ipotecă") is normal if the seller has a loan; it must be paid off from the price at signing. Seizure ("sechestru"), lawsuit note ("notare litigiu"), sale ban ("interdicție de înstrăinare") or a noted lease means stop until a lawyer clears it.
   - [Likely] At signing, the notary orders a special extract that blocks new entries for a short time. Your informational extract does not.
2. **Surface, balcony, boxă**
   - [Likely] "Suprafață utilă" excludes balconies by law, but cadastral files and ads differ. Compare the ad (60 m²), CF Part A, the releveu and your own tape measure. A gap over 2-3 m² is a price argument.
   - Boxă: (a) listed inside the flat's CF entry is best; (b) its own CF number means it must be named in the sale contract; (c) in no CF at all means you get no title, so don't pay for it.
3. **Certificat energetic** — [Likely] The seller must hand you a valid certificate (valid up to 10 years) at signing; without it the sale can be challenged (Legea 372/2005 art. 22). Ask for it early: the energy class shows how good the insulation is. — [Legea 372/2005](https://calarasi.ro/wp-content/uploads/2024/11/Legea-372_2005-Performanta-energetica-cladiri.actual-08.24-1.pdf)
4. **Association statement ("adeverință")** — [Verified] The notary can only sign if the seller shows payments are up to date. Debts can pass to you only if you agree in writing. Never agree. — [Legea 196/2018 art. 33](https://legislatie.just.ro/Public/DetaliiDocument/203233)
5. **Certificat fiscal** — [Likely] From Primăria Cluj-Napoca (local tax office). A sale made while the seller owes local taxes is void. — [Europa Liberă](https://romania.europalibera.org/a/tranzactii-imobiliare-doar-cu-certificat-de-atestare-fiscala-si-cu-datoriile-la-stat-achitate-/33060926.html). [Verified] Since 25 Feb 2026 (OUG 7/2026) **you, the buyers, must also have no local-tax debts** where you live, or the sale is void. Check both of you before signing. — [Cod procedură fiscală art. 159](https://legislatie.just.ro/Public/FormaPrintabila/00000G0YZX4HQ2NBF771PRKG2U2WS61K)
6. **Agency contract and commission**
   - [Verified] An intermediary is paid only if the deal is actually concluded through them (Civil Code art. 2097). — [legeaz](https://legeaz.net/noul-cod-civil/art-2097-remunerarea-intermediarului-contractul-de-intermediere)
   - [Likely] In Cluj the buyer often pays 0-2 %, and it can be negotiated. — [Actual de Cluj](https://actualdecluj.ro/agentii-imobiliari-din-cluj-despre-partea-gri-a-practicilor-din-tranzactii-piata-presarata-cu-anunturi-complet-aiurea-doze-de-amatorism-si-specula/), [Capital](https://www.capital.ro/in-imobiliare-se-introduc-contractele-pe-prestari-servicii-6641.html)
   - [Verified] Viewing forms ("fișă de vizionare") often hide a commission clause, such as "2 % if you buy" or "double commission if you buy without us". — [legeaz template](https://legeaz.net/modele/contract-vizionare-agentie-imobiliar%C4%83), [Newsweek](https://newsweek.ro/economie/poate-fi-fentat-comisionul-datorat-unei-agentii-imobiliare)
   - At the viewing: sign nothing that sets a fee, exclusivity or a penalty. Agree any fee first, in writing, as a % of the final notarised price, paid only at the final signing. No "reservation fee". Photograph anything you sign.
7. **Is someone living there?**
   - [Verified] A lease binds a new owner if it is noted in the CF (Civil Code art. 1811). — [notari.pro](https://notari.pro/noul-cod-civil-legea-287-2009/art-1811-opozabilitatea-contractului-de-locatiune-fata-de-dobanditor-dispozitii-generale-contractul-de-locatiune)
   - Ask directly whether it is rented and until when. Check CF Part C. In the antecontract: the seller guarantees no lease or occupant rights; a handover date "free of people and belongings" except the listed furniture; a penalty per day of delay; part of the price held back until handover (ideally in the notary's escrow account); a handover record with meter readings.
8. **Deposit (arvună) and antecontract**
   - [Verified] "Arvună confirmatorie" (art. 1544): if you back out, you lose it; if the seller backs out, they pay double. "Avans" is just part of the price and comes back if the sale fails. — [legeaz](https://legeaz.net/noul-cod-civil/art-1544-arvuna-confirmatorie-executarea-prin-echivalent-executarea-silita-a-obligatiilor)
   - With a mortgage, add a condition: if the bank refuses the loan or values the flat below an agreed figure, you get everything back.
   - [Verified] If one side refuses to sign the final sale, the other can go to court within 6 months (art. 1669). — [codulcivil.ro](https://www.codulcivil.ro/art-1669-Promisiunea-de-vanzare-si-promisiunea-de-cumparare)
   - [Likely] Sign the antecontract at a notary, so it can be noted in the CF and the seller cannot sell to someone else.
   - Must contain: address, CF and cadastral numbers, surface, boxă number; the seller's guarantee of no charges, lease or lawsuit; the price and how it is paid; the deposit amount and type; loan and valuation conditions with a deadline; the date of the final contract; the handover date and penalty; the furniture list; who pays what; the seller's duty to bring the energy certificate, association statement, certificat fiscal and boiler papers; and the **parking documents and consent**, if that is the deal.
   - [Unverified] Typical timeline with a mortgage: antecontract (week 0) → bank pre-approval (1-2 weeks) → valuation (about 1 week) → final approval (1-3 weeks) → final contract at the notary (weeks 4-8) → registration by the notary (days to weeks).

**Agency check (DOMUS REX IMOBILIARE SRL)**
- [Verified] CUI 31628820, registered 2013, real-estate agency, active (not inactive), not VAT-registered. Office: Bd. Nicolae Titulescu 22, ap. 11, Cluj-Napoca. — [ANAF API](https://webservicesp.anaf.ro/api/PlatitorTvaRest/v9/tva)
- [Verified] No court cases with the company as a party on portal.just.ro, so no insolvency case either. — [portal.just.ro](https://portal.just.ro)
- [Likely] A micro-company with 1 employee in 2024. — [risco.ro](https://www.risco.ro/en/verifica-firma/domus-rex-imobiliare-cui-31628820)
- [Unverified] No complaints found. That is weak evidence for a small agency. This flat is not on the agency's own website. — [domusrex.ro](https://www.domusrex.ro/apartamente-3-camere-de-vanzare)
- We did not look up the owner or the agent as people, on purpose.

### 5.5 Area risks

**Metro M1 (the big one)**
- [Verified] Three Mănăștur stations are planned: Natura Verde (Primăverii, near Bucium), **Mănăștur** (Primăverii x Izlazului, about 350-400 m from Aleea Micuș) and **Sfânta Maria** (Câmpului x Calea Mănăștur roundabout, about 550-600 m). — [Monitorul de Cluj](https://www.monitorulcj.ro/monitorul-cartierelor/89881-cum-se-vor-numi-statiile-metroului-din-cluj-pornirea-din-tara-motilor-prin-prieteniei-catre-viitor-si-pana-in-cosmos)
- [Likely] Stations will be dug as open pits from the surface. The Mănăștur box is about 77 × 22 m and 27 m deep, with part of Str. Izlazului closed during works. — [2021 environmental report](https://pum.project-online.se/doclic/Feroviar/metrou/Cluj/M1/SF/sinteza/Statii.pdf)
- [Verified] Status: works started in June 2024, only in Florești. Progress was 2-3 % in March 2026 and the target moved to 2032. In April 2026 nothing had started at the stations. — [Actual de Cluj](https://actualdecluj.ro/intarzieri-la-metroul-din-cluj-primaria-a-cerut-constructorilor-un-grafic-de-recuperare-ce-estimari-au-oficialii-primariei-pentru-2026/), [Adevărul](https://adevarul.ro/stiri-interne/startul-lucrarilor-propriu-zise-la-metroul-din-2522560.html)
- [Verified] On 22 Oct 2026 the city signed an EU financing contract: 8.8 km must be finished by end-2029 and the full line by 2032. No source says which stations come first. — [Monitorul de Cluj](https://www.monitorulcj.ro/administratie/141329-primaria-a-semnat-contractul-de-finantare-de-peste-108-miliarde-de-lei-din-fonduri-europene-pentru-continuarea-lucrarilor-la-metroul-din-cluj)
- [Unverified] Our estimate: the tunnel machines dig east from Florești, so the Mănăștur stations are among the first in the city. Expect station works near you from about 2027-2028, lasting 2-4 years, with noise, trucks, lane closures and lost street parking. Opening in about 2030-2032 at best. After that it is a big plus: a metro 5-7 minutes' walk away.

**Other works**
- [Verified] Calea Florești was widened to 6 lanes with bus lanes; it opened on 1 Sep 2026. 154 street parking spaces were moved. — [Primăria](https://primariaclujnapoca.ro/informatii-publice/comunicate/tronsonul-i-al-centurii-metropolitane-a-fost-finalizat/)
- [Verified] Parcul Primăverii (about 170 m) is due for a full redesign, but it has been stalled since 2022 by a petrol-station expropriation. — [Actual de Cluj](https://actualdecluj.ro/?p=297736)

**Landslides**
- [Likely] Low risk. The area slopes gently (about 3-4 %) toward the Someș. We saw no landslide overlay on the 2014 PUG plate around Micuș (checked by eye). Known Mănăștur landslides are on the southern hill edges (for example Str. Govora). — [EU-DEM](https://api.opentopodata.org/v1/eudem25m?locations=46.7588,23.5555|46.7598,23.5555|46.7578,23.5555|46.7588,23.5568|46.7588,23.5542), [clujpug.ro](https://clujpug.ro/), [Știri de Cluj](https://www.stiridecluj.ro/social/alunecare-de-teren-pe-strada-govora-sub-cimitirul-din-manastur-din-cluj-napoca-a-fost-solicitata-interventia-pompierilor-foto-video)

**Flooding**
- [Likely] River flood risk is very low: the area sits 25-30 m above the Someș valley, about 1.9 km away. The Calvaria stream is piped under the district. — [OSM](https://www.openstreetmap.org/way/118159730)
- [Verified] The real risk is storm drains overflowing. Calea Florești "turned into a lake" in April 2025. In June 2026 basements flooded in low-lying areas (Str. Câmpului was named, not Micuș). — [Ziar de Cluj](https://ziardecluj.ro/clujul-navigabil-strazi-inundate-dupa-ploaia-torentiala-video/), [ZCJ](https://zcj.ro/eveniment/ploaia-torentiala-a-facut-ravagii-in-cluj-napoca-si-floresti-strazi-transformate-in-rauri-garaje-si-subsoluri-inundate--297169.html)
- Look at the boxă and the basement for water marks.

**New construction nearby**
- [Likely] No PUZ or PUD for a new block found on Micuș, Padin, G. Alexandrescu, Primăverii, Calea Florești or Piața Flora. — [Primăria site search](https://primariaclujnapoca.ro/wp-json/wp/v2/search?search=Padin)

**Noise, air, crime**
- [Likely] The main noise is from Calea Florești (6 lanes, 100-150 m) and the tram on Primăverii. The city's 2026 noise plan comments name Calea Mănăștur for noise limit breaches and the Astra trams as noisy. — [Actual de Cluj](https://actualdecluj.ro/peste-30-de-propuneri-pentru-reducerea-zgomotului-din-cluj-transmise-primariei-se-cere-o-dezbatere-publica-si-masuri-pentru-trafic-aeroport-si-festivaluri/)
- [Verified] Air: city-wide, PM2.5 was above the WHO daily guideline on 222 days in 2025, mostly in winter. There is no Mănăștur-specific data. — [Actual de Cluj](https://actualdecluj.ro/clujenii-au-respirat-aer-poluat-in-peste-60-din-zilele-lui-2025/)
- [Likely] Crime: only city-wide data is published (about 9,283 offences in 2024). Mănăștur's rough reputation is old, and nothing specific to Micuș came up. — [Actual de Cluj](https://actualdecluj.ro/usoara-crestere-a-numarului-de-infractiuni-inregistrate-intr-un-an-la-cluj-aproape-9-300-anul-trecut-arata-raportul-politiei-locale-publicat-azi/), [Adevărul](https://adevarul.ro/stiri-locale/cluj-napoca/vezi-care-e-cel-mai-rau-famat-cartier-din-1116402.html)

### 5.6 Daily life and commute

**Public transport** — [Verified] Stops within 450 m, from OSM and [CTP timetables](https://ctpcj.ro/index.php/ro/orare-linii/linii-urbane):
| Stop (distance) | Lines | Peak frequency (7:00-9:00) |
|---|---|---|
| Grigore Alexandrescu (110 m), Calvaria (150 m) | tram 101 (to the Gara), 102 | a tram about every 5-6 min combined |
| Ion Meșter (190 m) | trolleybus 25 (direct to Iulius Mall), 6, 1, 7 | 25 every 4-5 min; 6 every 5 min; 1 every 10 min |
| Piața Flora (340 m), Taberei (365 m) | bus 9 (direct to the Gara), 24B (direct to Iulius Mall), 29, 52, M26 | 9 every 7 min; 24B every 8 min |

**Rush-hour commute, weekday 7:30-9:00** — [Unverified] estimates. We started from [free-flow times (OSRM)](https://router.project-osrm.org/table/v1/driving/23.5555,46.7586;23.5455,46.7592;23.5313,46.7413;23.5897,46.7697;23.5865,46.7844;23.6280,46.7724?sources=0;1;2&destinations=3;4;5&annotations=duration,distance) and adjusted them using traffic news and timetables:
| To | Car | Public transport | Best line |
|---|---|---|---|
| Piața Unirii | 15-25 min (plus paid parking in the centre) | 20-30 min | trolleybus 25/6/1 or bus 9/24B to Memorandumului |
| Gara Cluj-Napoca | 18-30 min | 25-35 min | bus 9 or tram 101, direct |
| Iulius Mall / Iulius Town | 25-40 min | 35-50 min | trolleybus 25 or bus 24B, direct |

Test it yourselves: Google Maps with "Depart at 07:45" on a weekday, and one real trip by car and one by trolleybus 25 on a Tuesday-Thursday.

**Shops, doctors, schools** — [Verified] from OSM, straight-line distances:
- Supermarkets: Profi 230 m, Oncos and Profi at Piața Flora 330-350 m, Penny 420 m, Mega Image 500 m, Kaufland 670 m. Markets: Piața Flora and Piața Ion Meșter about 370 m.
- Pharmacies: at least 8 within 400 m.
- Family doctors: G. Alexandrescu 5 (165 m) and Plopilor 60 (490 m). Ask whether they take new patients.
- Kindergartens: one at about 250 m, Albinuța 450 m, Buburuza (public) 655 m, plus a public nursery at 670 m.
- Schools: Ion Creangă 290 m, Iuliu Hațieganu 370 m, Eugen Pora high school 440 m. School places follow your address's catchment area.

**Utilities**
- [Verified] The water company is replacing old networks city-wide. We found no recent incidents for Micuș, only small leaks elsewhere in Mănăștur. — [Compania de Apă Someș](https://poim.casomes.ro/wp-content/uploads/2022/12/Comunicat-semnare-CL-16-Cluj-5dec22.pdf), [Actual de Cluj](https://actualdecluj.ro/s-a-intrerupt-furnizarea-apei-pe-strada-mehedinti-din-cauza-unei-avarii-cat-dureaza-lucrarile/)
- [Likely] The bigger risk is the block's own riser pipes ("coloane"). Ask the association.
- [Unverified] Fibre: dense old-block areas usually have Digi and often Orange or Vodafone. We could not check without the exact address.

**Street reputation**
- [Verified] The lanes around Piața Flora were made one-way in Dec 2023 because of crowding. — [Actual de Cluj](https://actualdecluj.ro/sensuri-unice-pe-aleea-padin-in-jurul-pietei-flora-din-cluj-napoca/)
- [Likely] Expect school-run double parking around the two schools at 7:30-8:00. Inner lanes are cleared of snow last. Facebook groups need a login, so we could not read them.

### 5.7 Price check

See section 3 for the verdict and the comparable flats. Extra findings:
- [Verified] The ad was created on 27 Oct 2026 and never refreshed. OLX marks it "negotiable: false" and shows no previous price. — [OLX API](https://www.olx.ro/api/v1/offers/311203358/)
- [Verified] We found no earlier ad for this flat, for sale or for rent, on OLX or publi24. archive.org has no copy. The OLX API shows only active ads. — [D 7.5](notes/D-price-costs-compare.md)
- [Verified] The photos: 4 of 7 (living room ×2, bedroom 1 ×2) are lower-resolution, empty and staged (a bare mattress). 3 (bedroom 2, kitchen, bathroom) are sharper and lived-in. All are cropped to odd sizes. Our reading (Unverified): the flat was furnished and photographed empty some time ago, maybe for a rental ad, and someone lives there now.
- [Unverified] Furniture value (estimate): about 6,800-12,000 € new, about 2,000-4,000 € used. Banks give it about 0.
- [Likely] Old Mănăștur blocks rarely have owned parking. Only 1 of the 31 comparable ads claims an owned garage and spot. So the market does not give an "extra" discount for no parking. But against a flat *with* a spot, this one is worth about 10,000-15,000 € less (estimate).

### 5.8 Total cost to close (on top of 173,000 €)

Exchange rate: 1 € = 5.3426 lei (BNR, 30 Oct 2026, read from a BNR mirror) — [cursbnr.ro](https://www.cursbnr.ro/?suma=100000)

| Item | Cash | With 85 % mortgage |
|---|---|---|
| Notary fee, sale (legal minimum 6,405 lei + 0.6 % above 600,001 lei, plus 21 % VAT) ([Ordin 177/C/2024](https://legeaz.net/monitorul-oficial-70-2024/ordin-mj-177-c-2024)) | 1,900-2,300 € | same |
| ANCPI registration, 0.15 % ([notari.pro calculator](https://notari.pro/calculator-taxe-notariale)) | 260 € | 260 € |
| CF extracts | 15-25 € | 15-25 € |
| Bank valuation | — | 90-150 € |
| Bank file fee | — | 0-170 € |
| Notary fee, mortgage deed | — | about 470 € |
| Compulsory home insurance (PAD), year 1 ([Adevărul](https://adevarul.ro/stiri-interne/evenimente/asigurarea-obligatorie-a-locuintei-in-2026-2523382.html)) | 25 € | 25 € |
| Optional property insurance required by the bank, year 1 | — | 60-250 € |
| Life insurance on the loan, year 1 | — | 300-600 € |
| **Subtotal** | **about 2,200-2,600 €** | **about 3,150-4,300 €** |
| Agency buyer fee: 0 / 1 / 2 % (no VAT; agency not VAT-registered) | 0 / 1,730 / 3,460 € | same |
| **Total** | **about 2,200-6,100 €** | **about 3,150-7,800 €** |

Plus extra own cash if the bank values the flat below 173,000 € (0-15,000 € in realistic cases).

- **Who pays what**: by law the buyer pays the notary and registration unless agreed otherwise (Civil Code art. 1666). — [legeaz](https://legeaz.net/noul-cod-civil/art-1666-cheltuielile-vanzarii-dispozitii-generale-contractul-de-vanzare)
- **Seller's tax**: 1 % (1,730 €) if they owned the flat more than 3 years, 3 % (5,190 €) if 3 years or less. The notary collects it. Do not agree to declare a lower price.
- **Noua Casă 2026**: [Likely] it covers homes up to 70,000 € (any age), or 70,001-140,000 € (new homes only). **This flat does not qualify.** Plan for a normal mortgage: 15 % down, or 25 % if one of you already owns a home. — [Capital](https://www.capital.ro/programul-noua-casa-2026-romanii-care-pot-beneficia-de-ajutor-de-la-stat-conditiile-pentru-acordarea-banilor.html)

### 5.9 Comparison 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 now (you had 159,900 €) |
| Useful area | 60 m² | 62 m² + 21 m² balconies | 57 m² |
| €/m² as priced | 2,883 | 2,702 all-in; **2,540 flat only** | 2,981 (2,805 at 159,900 €) |
| **Owned parking** | **No** (subscription only) | **Yes**, underground (its own CF still to verify) | **No** (subscription only) |
| €/m² if you add 10,000-15,000 € for an owned spot | 3,050-3,133 | 2,702 | 3,156-3,244 |
| Floor | 1 of 4, no lift | 2 of 4, lift | 4 of 4 (top), likely no lift |
| Building | probably about 1971 (ad says 1977-1990), brick, insulated | 2017 | 1987, insulated, flat renovated in 2016 |
| Main risks | old block (walls, boiler papers, windowless gas kitchen?); metro works 350-600 m from about 2027 | slope in a landslide-risk overlay; buildable plot in front; thinly capitalised developer | top floor (roof leaks, summer heat); same Mănăștur metro and parking issues |
| Peak commute 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 |
| Public transport at the door | tram, trolleybus, bus within 200 m | 1.5 km walk to VIVO! | buses only, within 260 m |
| Fair range (estimate) | 162,000-168,000 € | 155,000-165,000 € incl. parking | 155,000-162,000 € |
| Closing costs with mortgage, no agency fee | 3,150-4,300 € | 2,900-4,000 € | 3,100-4,250 € |

Sources: Florești figures from [its report](../floresti-valea-garboului-62-ap22/apartment-valea-garboului-report.md). Brateș from [OLX 311320754](https://www.olx.ro/api/v1/offers/311320754/) and [publi24](https://www.publi24.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/anunt/apartament-3-camere-decomandat-manastur-str-brates-renovat/62603f03f2597g782998igd531f5064f.html). Commute from [C 9](notes/C-area-risks-daily-life.md) (Unverified estimates).

**What it means**
- **If parking really is a must-have, Florești is the only one of the three that delivers it.** It is also the cheapest per m² by far (about 340 €/m² less, or about 20,000 € on 60 m²) and the newest. You pay with your time: roughly 10-20 more minutes by car and 25-35 more by public transport, each way. You also take a landslide-overlay slope and a view that is not protected.
- **Between the two Mănăștur flats, Micus is the better one** at today's prices. It is about 100 €/m² cheaper, floor 1 instead of the top floor, and has better public transport. Both fail on parking in the same way.
- **The Micus premium over Florești buys location**: roughly 20-40 minutes less commuting a day by car, or 50-70 minutes by public transport (both directions), walkable shops and schools, and a metro station later. It does not buy parking.

---

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

**Before the viewing (from the agency, in writing):**
1. Exact address: street, number, block, stairwell, flat number.
2. CF number of the flat (and of the boxă, if separate).
3. The parking document: "abonament" or "contract de închiriere a terenului", with the holder, plate, spot number, validity and 2026 receipt.
4. The buyer commission (% and VAT), and whether you have to sign anything at the viewing.

**Before any offer or deposit:**
5. Your own CF extract (20 lei on epay.ancpi.ro). Check owners, surface, boxă and Part C.
6. The cadastral file with the releveu (floor plan). Compare it on site.
7. The energy certificate (certificat de performanță energetică).
8. Boiler and gas papers: the district-heating disconnection record or the association's confirmation; the gas installation project and acceptance record (ANRE-authorised firm, approved by Delgaz); the boiler's ISCIR commissioning record; the latest gas check (no more than 2 years old) and revision (no more than 10 years old); the latest boiler check (no more than 2 years old); the gas detector and valve certificate.
9. From the owners' association: no-debt statement, the last 12 months of cost sheets, repair-fund balance, planned works, how the insulation was paid for and whether anything is still owed, any loans or court cases.
10. For a resident-built parking spot (the only transferable case): the building permit, the site plan, last year's land-rent contract, and the seller's written promise to sign the notarised consent at closing.

**Before the final contract:**
11. Bank valuation report (ask for a copy).
12. Certificat fiscal from Primăria Cluj-Napoca (the seller's), and your own proof of no local-tax debts.
13. The notary's CF extract for signing.
14. The furniture and appliance list, the handover record and meter readings.

---

## 7. Questions to ask at the viewing

**The agency**
- What exactly is the "loc de parcare cu abonament"? A city subscription, a place in a city car park (which one), or a land-rent contract for a resident-built spot?
- Will you write that the spot passes to the buyer, and under which article of HCL 412/2020? If it cannot pass, why does the title say "parcare"?
- When was the flat first listed (by you or anyone else), and at what price? Has the price changed?
- What is the buyer commission? Is it 0 % if the seller pays you?
- Can we have photos of the building, balcony, boxă, boiler and view?

**The owner**
- How long have you owned it, and how did you get it (purchase, inheritance)? Are there other owners?
- Is it rented now? Until when? Will it be empty on the handover date?
- When was the boiler installed, and by whom? Can we see all the gas and ISCIR papers?
- Were any walls moved or doorways widened? Is there a permit?
- Does the kitchen have a window? Where is the gas detector?
- Why is bedroom 2's floor different? What was renovated, and when?
- What do the monthly costs come to in summer and winter (gas, association, electricity)?
- Whose name is the parking subscription in, for which plate, and since when? How long did you wait for it?
- At night, can you usually find a legal space near the block?

**The owners' association**
- Does the flat owe anything? What is the repair fund balance?
- Who insulated the block, when, and is everything paid? Is there a warranty?
- When were the roof, the riser pipes and the basement last repaired? What is planned?
- Has the basement ever taken water (April 2025, June 2026)?
- How many numbered parking spots does the block have, and how many flats? How long do neighbours wait? Has anyone got a new city spot in 2025 or 2026?
- Is the block on the list of blocks assigned to the Mogoșoaia or Primăverii car parks?
- Any disputes, lawsuits or loans?
- Has anyone said what the metro works on Primăverii will do to parking?

---

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

| Item | Why not | How to check it yourself |
|---|---|---|
| Exact building and address | Not in any listing data; the map pin is generic | Ask the agency in writing. Then check the block on site: floors, stairwell, ground floor, which way the windows face. |
| CF extract | Needs an ANCPI account and 20 lei | [epay.ancpi.ro](https://epay.ancpi.ro) once you have the CF number, or ask the seller for the free MyEterra download. |
| Owner checks (lawsuits, enforcement) | Owner unknown | Once the CF names them, search [portal.just.ro](https://portal.just.ro) by name and county (free). Only cases about the property matter. |
| Whether the parking can pass to you | Depends on the document | See the document; ask Direcția Parcări publice (str. Moților 7) in writing with the spot number. |
| Waiting list for your block, and which car parks it is assigned to | Not published | Written request under Legea 544/2001 to Direcția Parcări publice; track a filed request at [cereriparcari.primariaclujnapoca.ro](https://cereriparcari.primariaclujnapoca.ro/). |
| Seismic assessment of the block | No public list | Legea 544/2001 request to Primăria; ask the association for the building's technical book. |
| How the insulation was paid for | 2012 list not machine-readable | Open the [2012 list](https://storage.primariaclujnapoca.ro/userfiles/files/lista%20reabilitare%20pentru%20site%2013_06_2012.pdf) in a browser and look for the street; ask the association. |
| Metro station timetable and parking diversions | Not published | Legea 544/2001 request to Primăria for the schedule for the Mănăștur and Sfânta Maria stations. |
| Earlier ads of this flat | OLX shows only active ads; image search engines block tools | Drag the living-room photo into Google Lens and Yandex Images; ask the agent directly. |
| Storia and imobiliare.ro pages | Blocked (403) | Open them in a browser: Storia sometimes shows a price history; the [imobiliare.ro index](https://www.imobiliare.ro/indicele-imobiliare-ro/cluj/cluj-napoca) has a Mănăștur filter. |
| Where you saw Brateș at 159,900 € | Not found online | Check your screenshot or link. |
| Real sale prices | No free source | Ask the notary for the Camera Notarilor Cluj 2026 market-study value; get a copy of the bank valuation. |
| Landslide plate (official) | PDF not machine-readable | Ask Primăria for a "certificat de urbanism în scop de informare" for the address. |
| Fibre internet | Coverage checkers need the address | Digi, Orange and Vodafone coverage pages once you know the address; ask the neighbours. |
| Agency reviews | Facebook needs a login | Read Google Maps reviews for "Domus Rex Imobiliare". |
| Resident complaints | Facebook groups need a login | Search Mănăștur groups for "Micuș", "Padin", "Piața Flora", "parcare", "inundat". |
| Live rush-hour times | No routing tool | Google Maps "Depart at 07:45" and one real test trip each way. |