# Agent D notes: Price check (7), total cost to close (8), price comparison (9)

Research date: 2026-10-31. Written incrementally.

Tools note: the OLX public API answered through WebFetch. Direct curl to olx.ro got HTTP 403 (CloudFront block) this run, so all OLX data below came via WebFetch of https://www.olx.ro/api/v1/offers/... (JSON, summarised by the fetch tool; spot-checked).

## 7. Price check

### 7.0 The listing itself (OLX 311203358)
- [Verified] Created 2026-10-27 15:24 (+02), never refreshed, valid to 2026-12-26. Price 173,000 € with OLX flag `negotiable: false` and `previous_value: null` (no price change on this ad). Params: 60 m² useful, built 1977-1990, floor 1. Business account (user id 690253383, account created 2023-06-13). Cross-posted from Storia (partner "storia", external_url IDJ1Ta). — source: https://www.olx.ro/api/v1/offers/311203358/
- [Verified] Ad text starts: "Va propunem spre vanzare un apartament cu 3camere,situat in cartierul Manastur,zona Micus ,decomandat, etaj intermediar /4,cu suprafata utila de 60mp." and says "loc de parcare cu abonament". No mention of commission, negotiation or street. — source: https://www.olx.ro/api/v1/offers/311203358/
- [Verified] The map pin (46.75481606, 23.55565592, radius 1) is a generic Mănăștur point, not the building. The exact same coordinates appear on many other Mănăștur ads from other accounts (e.g. 284256866 "Ciucas", 300598458 "Parang", 302849648 "Grig. Alexandrescu"). Do not use the pin to locate the block. — source: https://www.olx.ro/api/v1/offers/?category_id=1167&region_id=2&city_id=52953&query=manastur&offset=0&limit=50
- [Verified] OLX shows the price as 926,557.71 lei, i.e. OLX converts at about 5.356 lei/€. — source: https://www.olx.ro/api/v1/offers/?user_id=690253383&limit=50
- [Verified] The agency account has 18 active ads, all created between 2026-10-19 and 2026-10-30 (16 sales, 2 rents; Mănăștur, Gheorgheni, Mărăști, Zorilor, Centru, Bună Ziua). An account active since 2023 with no ad older than 12 days suggests the agency deletes and re-posts its ads regularly, so "posted 27 Oct" may not be the true first day on the market (Likely, inference). — source: https://www.olx.ro/api/v1/offers/?user_id=690253383&limit=50

### 7.1 €/m² for this flat
- 173,000 € / 60 m² = **2,883 €/m²** (useful area, as listed).
- If the CF/releveu shows 57 m²: 3,035 €/m². If 63 m²: 2,746 €/m². Every 1 m² less adds about 50 €/m². The listing says "suprafata utila 60mp"; check if that includes the balcony (old-block CFs often list the balcony separately or not at all).
- Net of furniture (my estimate of used value 2,000-4,000 €, see 7.4): about 169,000-171,000 € for the flat itself, i.e. 2,817-2,850 €/m².

### 7.2 Comparables (current OLX asking prices, 3 rooms, Mănăștur, blocks built 1977-1990, 55-69 m²)
- Method: OLX public API search, category 1167 (3 rooms for sale), city Cluj-Napoca, query "manastur", 55-70 m², "1977-1990" (55 hits on 2026-10-31), plus query "brates" and "micus". Each row links to the OLX API record. Details are from the ad text as summarised by the fetch tool. n/s = not stated. "core" = closest match (intermediate floor, own boiler and/or furnished, old block).
- *Days online = days since the OLX ad was created. Agencies often delete and re-post, so the real time on the market can be longer (never shorter).
- ALL are asking prices. I found no public transaction prices for these flats (see 7.3 and Dead ends).
- Note: 306920538 (Piața Flora, 1st floor, 3,460 €/m²) did not state the construction period; kept as a high outlier.
- Possible duplicates removed: 307529681 = 310639077 (BIG, same text); 311287157 = 308489944 (Primăverii, same text and agency ref); 304424091 looks like 305213828 (Brateș, both "with tenants, 650 €/month", 4/4).

| OLX id | Zone | m² | € | €/m² | Floor | Renovated | Insulated | Own boiler | Parking | Furnished | Seller | Days online* |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| [309357983](https://www.olx.ro/api/v1/offers/309357983/) | Parâng | 66 | 165,000 | 2,500 | 6/10 | n/s | n/s | yes | none stated | n/s | agency | 47 |
| [305737097](https://www.olx.ro/api/v1/offers/305737097/) | Parâng | 66 | 165,000 | 2,500 | 6/10 | n/s | yes | yes | garage sold separately | yes | agency | 131 |
| [308769401](https://www.olx.ro/api/v1/offers/308769401/) | Grig. Alexandrescu | 67 | 170,000 | 2,537 | 8/8 | no | n/s | yes | none stated | n/s | agency | 59 |
| [306523103](https://www.olx.ro/api/v1/offers/306523103/) **core** | Grig. Alexandrescu | 65 | 165,000 | 2,538 | 1/? | no (medium) | n/s | yes | street | yes | agency | 116 |
| [298346399](https://www.olx.ro/api/v1/offers/298346399/) **core** | Mănăștur (no street) | 66 | 168,000 | 2,545 | 4/4 | yes (full) | yes (redone) | yes (new) | primărie spot | yes | private | 284 |
| [303066816](https://www.olx.ro/api/v1/offers/303066816/) **core** | Piața Flora | 67 | 175,000 | 2,612 | 3/4 | n/s | yes | yes | none stated | n/s | agency | 190 |
| [311306266](https://www.olx.ro/api/v1/offers/311306266/) | Câmpului/Mehedinți | 67 | 175,990 | 2,627 | 5/10 | n/s | yes | yes | none stated | n/s | agency | 1 |
| [310064351](https://www.olx.ro/api/v1/offers/310064351/) | Grig. Alexandrescu | 67 | 178,000 | 2,657 | 3/? | no | n/s | n/s | none stated | n/s | agency | 29 |
| [308684443](https://www.olx.ro/api/v1/offers/308684443/) | str. Brateș | 64 | 175,000 | 2,734 | P/4 | n/s | n/s | yes | abonament possible | yes | agency | 61 |
| [309204784](https://www.olx.ro/api/v1/offers/309204784/) | Complex Nora | 60 | 165,000 | 2,750 | 8/10 | n/s | n/s | yes | none stated | n/s | agency | 51 |
| [309950098](https://www.olx.ro/api/v1/offers/309950098/) | Mehedinți | 67 | 185,000 | 2,761 | 10/10 | n/s | n/s | yes | primărie spot | yes | agency | 32 |
| [307579921](https://www.olx.ro/api/v1/offers/307579921/) | Pod Calvaria | 67 | 188,900 | 2,819 | 8/10 | n/s | n/s | n/s | abonament | n/s | agency | 88 |
| [284646375](https://www.olx.ro/api/v1/offers/284646375/) | Pod Calvaria | 67 | 189,000 | 2,821 | 8/10 | n/s | yes | yes | abonament possible | yes | agency | 589 |
| [303917874](https://www.olx.ro/api/v1/offers/303917874/) | Piața Flora/Gr. Alexandrescu | 69 | 195,000 | 2,826 | P/? | yes | yes | yes | OWNED garage+spot (proiect, not CF) | n/s (tenants) | agency | 171 |
| [310703759](https://www.olx.ro/api/v1/offers/310703759/) | Calea Florești | 64 | 182,000 | 2,844 | P/4 | n/s | n/s | yes | none (boxă CF) | yes | agency | 15 |
| [310639077](https://www.olx.ro/api/v1/offers/310639077/) **core** | BIG | 66 | 187,999 | 2,848 | 4/4 | n/s | yes | yes | none stated | yes | agency | 89 |
| [310284030](https://www.olx.ro/api/v1/offers/310284030/) | Mehedinți | 65 | 186,000 | 2,862 | P/? | yes | yes | yes | none stated | n/s | agency (0% fee) | 24 |
| [309829479](https://www.olx.ro/api/v1/offers/309829479/) **core** | BIG | 65 | 189,900 | 2,922 | 5/8 | n/s | n/s | n/s | none stated | yes | agency | 36 |
| [310497088](https://www.olx.ro/api/v1/offers/310497088/) | str. Bucium | 64 | 189,000 | 2,953 | P/4 | n/s | n/s | yes | none stated | n/s | private | 20 |
| [311155959](https://www.olx.ro/api/v1/offers/311155959/) | Grig. Alexandrescu | 65 | 193,000 | 2,969 | P înalt/4 | yes | n/s | yes (new) | none stated | yes | agency | 5 |
| [311320754](https://www.olx.ro/api/v1/offers/311320754/) **core** | str. Brateș | 57 | 169,900 | 2,981 | 4/4 | yes (2016) | yes | yes | abonament | yes | agency | 1 |
| [308489944](https://www.olx.ro/api/v1/offers/308489944/) **core** | Primăverii | 64 | 192,000 | 3,000 | 5/P+8 | n/s | yes | yes | primărie spot | yes | agency | 67 |
| [303997488](https://www.olx.ro/api/v1/offers/303997488/) **core** | Ion Meșter | 65 | 195,000 | 3,000 | 5/8 | partial | yes | yes | abonament | yes | agency | 169 |
| [303868890](https://www.olx.ro/api/v1/offers/303868890/) **core** | Ion Meșter | 64 | 192,900 | 3,014 | 5/8 | n/s | yes | yes | abonament | optional | agency | 172 |
| [308732736](https://www.olx.ro/api/v1/offers/308732736/) **core** | str. Negoiu | 65 | 198,000 | 3,046 | 3/4 | yes | yes | yes | none stated | partial | agency | 60 |
| [308492055](https://www.olx.ro/api/v1/offers/308492055/) | Mehedinți | 55 | 170,000 | 3,091 | 9/10 | yes | n/s | n/s | none stated | yes | agency | 67 |
| [298089915](https://www.olx.ro/api/v1/offers/298089915/) | Grig. Alexandrescu | 61 | 189,000 | 3,098 | P/4 | n/s | n/s | yes | none stated | yes | agency | 291 |
| [310902888](https://www.olx.ro/api/v1/offers/310902888/) **core** | Calea Florești (Platinia/USAMV) | 65 | 204,500 | 3,146 | 9/? | yes | n/s | yes (new) | abonament | yes | private | 10 |
| [305213828](https://www.olx.ro/api/v1/offers/305213828/) | Brateș (tenants) | 62 | 199,000 | 3,210 | 4/4 | n/s | n/s | n/s | abonament | yes | agency | 143 |
| [302165170](https://www.olx.ro/api/v1/offers/302165170/) | Pod Calvaria | 63 | 204,500 | 3,246 | 9/9 | yes | yes | yes | none stated | yes | agency | 208 |
| [306920538](https://www.olx.ro/api/v1/offers/306920538/) **core** | Piața Flora | 62 | 214,500 | 3,460 | 1/? | n/s | yes | yes | none stated | yes | agency | 108 |

Summary of comps (31 ads):
- [Verified, asking prices] Median 2,848 €/m²; range 2,500-3,460 €/m². Median ad: 65 m², 188,000 €. Median days online: 67. — source: rows above (OLX API)
- [Verified, asking prices] The 12 "core" comps (intermediate floor, furnished/own boiler, insulated): median 2,991 €/m², range 2,538-3,460.
- [Likely] This flat at 2,883 €/m² sits in the middle of old-block asking prices. It is not cheap. It is a typical agency ask for a furnished, insulated, own-boiler flat with no owned parking.
- [Likely] Smaller flats ask more per m² (fixed costs of kitchen/bath). 60 m² vs the typical 64-67 m² Mănăștur decomandat partly explains why the €/m² is not lower.
- [Verified] Several similar ads have sat for 4-10+ months at 2,800-3,100 €/m² (e.g. 303997488 Ion Meșter 3,000 €/m², 169 days; 303868890 Ion Meșter 3,014 €/m², 172 days; 298089915 Gr. Alexandrescu 3,098 €/m², 291 days; 284646375 Pod Calvaria 2,821 €/m², 589 days). Asking prices near 3,000 €/m² are NOT clearing fast in old Mănăștur blocks. — sources: rows above
- [Verified] Cheaper benchmarks: 306523103 Gr. Alexandrescu, 65 m², 1st floor, own boiler, furnished (medium), 165,000 € = 2,538 €/m²; 298346399 private seller, 66 m², 4/4, fully renovated, new condensing boiler, insulation redone, furnished, city-hall parking, 168,000 € = 2,545 €/m² (online 284 days, so even that has not sold). — sources: https://www.olx.ro/api/v1/offers/306523103/ , https://www.olx.ro/api/v1/offers/298346399/
- Closest-to-Micus comps (Platinia/USAMV side, Mehedinți, Primăverii, Ion Meșter): 2,761-3,146 €/m². The 3,146 (310902888) is a private, fully renovated flat with a new condensing boiler, 10 days online.

### 7.3 Market data (all are ASKING prices, not sale prices)
- [Verified] The buyer's "around 2,950 €/m² in September" matches **Compariimobiliare.ro, mid-September 2026: Mănăștur 2,954 €/m²**. It is an average of asking prices for all apartments in the zone (old and new mixed; not split by block age). Same source: Gruia 2,976, Mărăști 3,238, Gheorgheni 3,321, Florești 2,071. It is NOT the imobiliare.ro index. — source: 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
- [Verified] Compariimobiliare Mănăștur trend in 2026 is flat: Feb 2,914 → Jun 2,900 → Aug 2,923 → mid-Sep 2,954 €/m² (+1.4% in 7 months). — sources: https://zcj.ro/economie/clujul-imobiliar-in-primavara-lui-2026-preturile-apartamentelor-si-top-ul-cartierelor-vanate-de-cumparatori--294188.html , https://www.stiridecluj.ro/social/corectie-pe-piata-imobiliara-din-cluj-apartamentele-s-au-ieftinit-in-iunie-dar-tot-sunt-mai-scumpe-decat-anul-trecut-cat-costa-acum-un-mp , https://www.stiridecluj.ro/economic/cat-costa-acum-un-apartament-in-cluj-napoca-pretul-mediu-a-sarit-din-nou-iar-diferenta-dintre-zone-si-cartiere-este-uriasa-1-300-de-euro-pe-metru
- [Verified] VDI.ro active listings on 29 Sep 2026: Mănăștur median asking 2,986 €/m² (2-room flats only); citywide old flats 3,108 vs new 3,288 €/m². "Sunt prețuri de ofertă, nu de tranzacție." — source: https://cluju.ro/ce-mai-cumperi-cu-100-000-de-euro-in-cluj-napoca/
- [Verified] Imobiliare.ro index, Cluj-Napoca city, September 2026: 3,316 €/m² asking, +5% vs Sept 2025; average time to sell about 3 months, 20% longer than a year earlier. No Mănăștur split in the press reports. — sources: https://www.stiridecluj.ro/economic/cluj-napoca-ramane-cel-mai-scump-oras-din-romania-cat-a-ajuns-sa-coste-metrul-patrat-si-cum-au-evoluat-preturile , https://www.pressalert.ro/2026/10/cele-mai-scumpe-orase-din-romania-in-2026-unde-au-explodat-preturile-locuintelor/
- [Verified] Compariimobiliare Cluj city: June 2025 2,953 → June 2026 3,055 €/m² (+3.5% y/y); Aug 2026 3,059 (+26 €/m² y/y, under +1%). Growth has slowed sharply from the +12.7% y/y the imobiliare.ro index showed in June 2025 (3,131 €/m²). — sources: https://www.stiridecluj.ro/social/corectie-pe-piata-imobiliara-din-cluj-apartamentele-s-au-ieftinit-in-iunie-dar-tot-sunt-mai-scumpe-decat-anul-trecut-cat-costa-acum-un-mp , https://actualdecluj.ro/in-cluj-chiar-si-cartierele-ieftine-au-preturi-mari-apartamentele-s-au-scumpit-cu-aproape-13-in-ultimul-an/
- [Verified] imo360.ro (asking prices, 3,867 listings): Cluj median 3,074 €/m² in Sept 2026, +0.2% over 6 months; 3,062 listings withdrawn per month. Mănăștur detail is behind a login. — source: https://www.imo360.ro/analiza-cluj-napoca
- [Likely] Read-across: the market is flat in 2026 and selling takes longer than in 2025. That favours the buyer in negotiation. The imobiliare.ro Mănăștur page itself could not be fetched (blocked); check it in a browser: https://www.imobiliare.ro/indicele-imobiliare-ro/cluj/cluj-napoca
- This flat at 2,883 €/m² is about 2-3% BELOW the Mănăștur zone average asking price (2,954). But that average mixes new blocks (Grădini Mănăștur, Edgar Quinet, Calea Mănăștur new builds) which ask more. For an old block, 2,883 is at or slightly above the typical asking level (see comps).

### 7.3b Asking vs transaction gap, volumes
- [Verified] Imobiliare.ro "Market 360" for Q4 2025: average negotiation margin in Cluj-Napoca **4.5%** (listing price vs transaction price); average time to find a buyer **72 days**. — source: https://economedia.ro/?p=318973 (published 10 Feb 2026)
- [Verified] Imobiliare.ro, Sept 2026: selling an apartment in Cluj now takes about 3 months, 20% longer than in Sept 2025. — source: https://www.pressalert.ro/2026/10/cele-mai-scumpe-orase-din-romania-in-2026-unde-au-explodat-preturile-locuintelor/
- [Likely] Colliers: apartment transactions in Cluj fell **16%** in H1 2026 vs H1 2025, the largest drop among big cities. (Press report of a Colliers study; ANCPI figures themselves not checked.) — source: https://newsweek.ro/economie/piata-imobiliara-a-tras-frana-de-mana-in-romania-in-2026-9-cluj-iasi-bucuresti
- Read-across [Likely]: fewer sales, longer selling time, flat asking prices. A 4-6% discount from asking is a normal, not aggressive, target in late 2026.

### 7.4 Furniture and appliances (estimate)
What the 7 photos show (I viewed them; files from the OLX CDN): teal fold-out sofa bed, small white side table (IKEA LACK type), 2 mirrored sliding-door wardrobes (IKEA PAX type), TV on a white low unit, beige upholstered double bed with bare mattress and white nightstand, second double bed with burgundy headboard plus white chest of drawers and TV, curtains, pendant lamps; kitchen with white high-gloss handleless units, quartz-look worktop, built-in gas hob, built-in oven, Beko hood, dining table with 4 upholstered chairs; bathroom with bathtub, vanity unit, mirror cabinet. No fridge, washing machine or boiler visible (the ad says "utilata").

| Item group | New cost, rough (€) | Used value today, rough (€) |
|---|---|---|
| Fitted kitchen + hob + oven + hood | 3,000-5,000 | 1,000-2,000 (part of the finishing; it stays anyway) |
| Fridge, washing machine (not shown, "utilata") | 600-1,200 | 200-500 |
| Living: sofa bed, wardrobe, TV unit, table, lamps | 900-1,600 | 250-500 |
| Bedroom 1: bed + mattress, wardrobe, nightstand | 800-1,400 | 250-450 |
| Bedroom 2: bed, chest of drawers, nightstands | 600-1,100 | 200-350 |
| Dining set, bathroom vanity, curtains, misc. | 500-900 | 150-300 |
| TVs (2) | 400-800 | 100-250 |
| **Total** | **≈6,800-12,000** | **≈2,150-4,350** |

- [Unverified, my estimate] Basis: typical IKEA/JYSK/Dedeman/eMAG prices for similar items; 25-40% residual value for mid-range items a few years old. The living-room and bedroom-1 photos look older (lower resolution, bare mattress, staged/empty), so those items may be 4-7 years old.
- [Unverified, general practice] A bank valuation values the real estate only. Movable furniture and appliances get ~0. The fitted kitchen counts as finishing quality, not as a separate amount. So the furniture does not raise the loan. — same reasoning as the Florești notes: ../../floresti-valea-garboului-62-ap22/notes/C-price-costs.md (section 6.5)
- Practical: the furniture saves you about 5,000-8,000 € of new purchases and some weeks. But at 2,883 €/m² you are not getting it "free"; similar unfurnished flats ask about the same per m² (see 7.2). Treat it as worth ~2,000-4,000 € at most. Put an inventory list (brands/models) in the antecontract annex.
- [Likely] If the contract lists the furniture at a separate, real value, it is outside the property price (seller's transfer tax and the notary fee are on the property value). Small effect (≈1% of that amount). — source: https://notari.pro/noutati/impozit-vanzare-apartament-imobil-teren

### 7.5 Listing history
- [Verified] Only one active instance found: OLX 311203358 (created 2026-10-27, never refreshed, no previous price) = Storia IDJ1Ta (cross-post). — source: https://www.olx.ro/api/v1/offers/311203358/
- [Verified] No other active OLX ad mentions "Micus" except one unrelated 2-room rental on aleea Micus (OLX 310137839, private). No 3-room rental or older sale ad of this flat is active on OLX or publi24. — sources: https://www.olx.ro/api/v1/offers/?city_id=52953&query=micus , https://www.publi24.ro/anunturi/imobiliare/cluj/cluj-napoca/?q=micus
- [Verified] The agency's 18 active ads are all 0-12 days old. — source: https://www.olx.ro/api/v1/offers/?user_id=690253383&limit=50
- [Likely, inference] The agency seems to re-post its ads every few weeks. So the flat may have been on the market before 27 Oct under another ad ID. The OLX API does not return expired ads, so I could not prove it.
- [Verified] Photo observations (7 photos, all with a Storia watermark, odd crop sizes like 890×836 and 934×832):
  - Photos 1-4 (living room x2, bedroom 1 x2): lower resolution, rooms bare and unlived (bare mattress, no personal items, decor prints only). This is the typical look of a "ready to rent" ad.
  - Photos 5-7 (bedroom 2, kitchen, bathroom): sharper, lived-in (bedding, alarm clock, toiletries).
  - The odd crop sizes suggest the images were cropped, possibly to remove an older watermark or caption (Unverified).
  - [Unverified, inference] Most likely story: the flat was renovated and furnished a few years ago, photographed empty for a rental ad, then rented or owner-occupied. Someone lives there now. Ask: "Is it rented now? Since when? Will it be empty at handover?" (legal agent covers tenant rights).
- [Unverified] archive.org has no capture of either ad URL; prefix searches on olx.ro slugs returned nothing or timed out. — source: https://archive.org/wayback/available?url=olx.ro/d/oferta/vand-ap-3cam-decomandat-ct-mobilat-izolat-parcare-manastur-zona-micus-IDl3Md0.html
- Reverse image search: TinEye's result page is JavaScript-only (no results readable); Google Lens and Yandex need a browser. Not done. See Dead ends for how to do it in 2 minutes.

### 7.6 Will a bank valuation reach ~173,000 €?
- [Likely] Bank valuations are done by ANEVAR-authorised valuers. BNR made banks align their internal rules with the ANEVAR guide. The valuation for a loan is "more restrictive" and tends to give values below current asking prices. — sources: https://www.wall-street.ro/articol/Finante-Banci/14072/evaluatorii-tin-cheia-creditelor-imobiliare.html , https://playtech.ro/2025/ce-este-raportul-anevar-trebuie-sa-il-ceri-atunci-cand-cumperi-un-apartament-in-romania/
- [Likely] Method for an old-block resale flat: market approach. About 3 comparable flats (often current ads, adjusted for negotiation margin), adjusted for size, floor, condition, insulation, heating, parking. Furniture gets ~0. (General practice; I could not read the ANEVAR standard text itself.)
- [Unverified, my estimate] Expected valuation: old-block Mănăștur asking median ~2,850 €/m² (core comps ~2,990). Minus the 4.5% Cluj negotiation margin → about **2,720-2,860 €/m²**. Times 60 m² → **≈163,000-172,000 €**, central ≈167,000 €. So a valuation **0-6% below 173,000 €** is plausible. If the CF area is under 60 m², lower again (each m² ≈ 2,800 €).
- [Likely] The bank lends a % of the LOWER of price and valuation. Standard lei mortgage, first home: 15% minimum down (LTV 85%); 25% down if you already own a home (BCR Casa Mea, ING per comparison article verified 20 Oct 2026). Noua Casă's 5% down (LTV 95%) does NOT apply here (see 8). — source: https://www.cotidianul.ro/?p=1027219 (partner content; confirm with your bank)

| Bank valuation | Max loan at 85% | Your cash needed for the price (173,000 €) |
|---|---|---|
| 173,000 € | 147,050 € | 25,950 € |
| 168,000 € | 142,800 € | 30,200 € |
| 165,000 € | 140,250 € | 32,750 € |
| 160,000 € | 136,000 € | 37,000 € |
| 155,000 € | 131,750 € | 41,250 € |

- Each 1,000 € of valuation shortfall = 850 € more own cash. Plus closing costs (section 8).
- Advice: get the bank valuation before a big arvună, or put a financing clause in the antecontract (arvună returned if the loan is refused or the valuation is below an agreed figure). A low valuation is also a strong negotiation argument.

### 7.7 No owned parking: price impact
- [Verified] What this ad offers: "loc de parcare cu abonament" (a subscription spot, not ownership). The title says "parcare", which overstates it. — source: https://www.olx.ro/api/v1/offers/311203358/
- [Verified] In old Mănăștur blocks an owned spot is rare. In my 31 comps only one claims an owned garage+spot (303917874, "Garaj+parcare cu proiect transmisibile notarial" = a building permit project, not a CF unit; 195,000 €, 69 m², ground floor, with tenants). Most others say "abonament de la primărie" or nothing. — source: https://www.olx.ro/api/v1/offers/303917874/
- [Verified] Prices of owned parking in or near Mănăștur, as stated inside ads:
  - Outdoor spot in front of a 2009 block, Edgar Quinet: +10,000 € — https://www.olx.ro/api/v1/offers/311198533/
  - Garage, 95 m² flat near str. Câmpului: "Se poate vinde si fara garaj -10,000 Eur" — https://www.olx.ro/api/v1/offers/307236122/
  - New-build underground spots in Mănăștur: 15,000 € + VAT (near Câmpului, 284583256) and +15,000 € (La Terenuri, 306976042) — https://www.olx.ro/api/v1/offers/?city_id=52953&query=garaj%20manastur
  - Separate 16 m² ground-floor garage: 25,000 € (296966456, Pritax zone) — same search
  - For context elsewhere in Cluj: underground garage 14 m² Mărăști 17,000 €; brick garage Gruia (with CF) 39,900 €; a buyer ad offering 20,000 € for a garage under a block in Zorilor. — https://www.olx.ro/api/v1/offers/?city_id=52953&query=garaj&category_id=2660
  - Florești underground: 9,000-10,000 € (Florești notes, section 6.4).
- [Verified] Contrast inside Mănăștur: a newer (after 2000) block at Edgar Quinet, 3 rooms, 65 m², floor 5 with lift, "loc de parcare cu CF separat" included, asks **162,995 €** (2,508 €/m² incl. parking). Probably the same flat is also listed by another agency at 163,000 € (309721620, same size/floor/area). Different location (southern edge of Mănăștur, uphill), so not a like-for-like comp, but it shows what 163k buys in Mănăștur with owned parking. — sources: https://www.olx.ro/api/v1/offers/308720025/ , https://www.olx.ro/api/v1/offers/309721620/
- [Unverified, my estimate] Value of an owned spot for this flat: **≈10,000-15,000 €** for an outdoor spot with CF; **15,000-25,000 €** for a garage/underground. If one even exists nearby (parking agent checks availability).
- [Unverified, my estimate] Suggested discount: versus other OLD-block Mănăștur flats, which mostly also lack owned parking, **no extra discount** is "owed" by the market; this is the norm. Versus a flat that includes an owned spot, this flat is worth **about 10,000-15,000 € less** (the cost to buy/secure equal parking, when possible). Use it as an argument, not a formula: "We will have to pay ~10k+ for parking that your ad title promises."

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

Exchange rate: **1 € = 5.3426 lei**, BNR reference rate for 30 Oct 2026 (latest before today, a Saturday) [Likely; read via a BNR mirror, bnr.ro XML not readable by my tools] — source: https://www.cursbnr.ro/?suma=100000 ; same figure in the Florești notes via https://cursbnr.nxm.ro/data/30-10-2026 . OLX itself converts at ≈5.356. Price in lei: 173,000 € = 924,270 lei.

### 8.1 Rules and rates
- [Verified] Notary minimum fees: Ordin MJ 177/C/2024 (MO 70 / 26 Jan 2024). Sale of real estate above 600,001 lei: **6,405 lei + 0.6% of the amount over 600,001 lei**. Guarantee (mortgage) deeds above 500,001 lei: **1,778 lei + 0.10% of the excess**. These are minimums; notaries may charge more. 30% reduction only for state-programme sales. — sources: https://startupcafe.ro/imobiliare-cresc-tarife-onorarii-minimale-notariale-ordin-177c2024-monitorul-oficial-htm-25932 , https://legeaz.net/monitorul-oficial-70-2024/ordin-mj-177-c-2024
- [Likely] VAT 21% on notary and agency fees (since 1 Aug 2025). Plus a flat 45 lei archiving fee per deed. — source: https://notari.pro/calculator-taxe-notariale
- [Likely] ANCPI registration of ownership (intabulare) for individuals: 0.15% of value, min 60 lei (Ordin ANCPI 16/2019 as amended by Ord. 1498/2024). CF copy 25 lei; CF extract for authentication ~40 lei (normal) or 200 lei (urgent). — sources: https://notari.pro/calculator-taxe-notariale , https://www.capital.ro/ancpi-casa-intabulare-proprietari-cadastru.html , https://alba24.ro/tarife-ancpi-2024-cat-costa-o-intabulare-o-copie-de-carte-funciara-si-ce-servicii-sunt-gratuite-noutati-in-lege-1040160.html
- [Likely] By law the buyer pays the costs of concluding the sale (notary, registration) unless the contract says otherwise (Codul civil art. 1666 (1)). — source: https://legeaz.net/noul-cod-civil/art-1666-cheltuielile-vanzarii-dispozitii-generale-contractul-de-vanzare
- [Likely] Bank costs, 2026 (comparison article, data checked 20 Oct 2026, partner content): valuation 590 lei (BCR) / 600-803 lei (ING); file analysis 0-900 lei; life insurance ≈0.026-0.029% per month of the loan balance (≈0.31-0.35%/year). — source: https://www.cotidianul.ro/?p=1027219
- [Verified] PAD compulsory home insurance: 130 lei/year for a type A home (concrete/brick), sum insured 100,000 lei. Banks also require an optional ("facultativă") property policy assigned to them. — sources: https://adevarul.ro/stiri-interne/evenimente/asigurarea-obligatorie-a-locuintei-in-2026-2523382.html , https://www.unicredit.ro/content/dam/cee2020-pws-ro/DocumentePDF/DocumenteInstitutional/PID_PAD.pdf ; optional policy "300-600 lei/year on average" — https://playtech.ro/2026/tipuri-de-asigurare-pentru-locuinta-ce-variante-exista-si-cat-costa-fiecare-in-2026/
- [Verified] Agency commission for the buyer: **not stated** in this ad, nor in any of the agency's 18 active ads (searched for "comision", "%", "TVA", "cumparator"). — source: https://www.olx.ro/api/v1/offers/?user_id=690253383&limit=50
- [Likely] Typical: seller and buyer each pay 2-3% + VAT on residential deals; with an exclusive contract, 2-4% + VAT paid only by the seller (Sept 2026 article citing agencies). In Cluj, buyer fees of 0-2% + VAT are common and negotiable; some Cluj agencies sell with no buyer fee. — sources: https://financiarul.ro/constructii/comisioanele-imobiliare-ajung-la-4-plus-tva-de-21-ce-costuri-trebuie/ , 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/ , https://www.romimo.ro/agentii-imobiliare/KLIK%20IMOBILIARE
- Ask BEFORE the first viewing, in writing: "What is the buyer's commission, % and with or without VAT?" Do not sign a viewing sheet ("fișă de vizionare") that sets a fee you have not agreed.

### 8.2 Cost table (buyer side), 173,000 €
All amounts in € at 5.3426 lei/€. My arithmetic on the grids above (script check: notary on 924,270 lei = 8,351 lei + 21% VAT = 10,104 lei).

| Item | Basis | Cash purchase (€) | With 85% mortgage (€) |
|---|---|---|---|
| Notary fee, sale deed | 6,405 + 0.6% × (924,270 − 600,001) = 8,351 lei + 21% VAT = 10,104 lei, + 45 lei archiving | 1,900 (minimum) to ~2,300 (if above minimum) | same |
| ANCPI intabulare | 0.15% × 924,270 lei = 1,386 lei | 260 | 260 |
| CF extracts (your own checks + notary's) | 25-40 lei each, ~3 | 15-25 | 15-25 |
| Antecontract at a notary (optional, if arvună paid there) | 1% of the arvună + VAT; 10% arvună (17,300 €) → ≈1,118 lei | ~210, usually deducted from the final fee if same notary | same |
| Bank valuation report | 470-803 lei | 0 | 90-150 |
| Bank file/analysis fee | 0-900 lei | 0 | 0-170 |
| Notary fee, mortgage deed | loan 147,050 € = 785,630 lei → 1,778 + 0.1% × 285,629 = 2,064 lei + VAT = 2,497 lei | 0 | ~470 |
| ANCPI registration of the mortgage | small fixed fee, amount for 2026 not confirmed | 0 | ~20-40 (Unverified) |
| PAD insurance, year 1 | 130 lei | 25 | 25 |
| Optional property insurance, year 1 (bank requires) | 300-600 lei typical; more if insured at full value | optional | 60-250 |
| Life insurance on the loan, year 1 | ≈0.026%/month × ~147k € balance | 0 | 300-600 (ongoing, not strictly closing) |
| **Subtotal, no agency fee** | | **≈2,200-2,600** | **≈3,150-4,300** |
| Agency buyer commission (unknown) | 0% / 1% + VAT / 2% + VAT | 0 / 2,093 / 4,187 | same |
| **Total range** | | **≈2,200-6,800** | **≈3,150-8,500** |

- In one line: **≈2,200-2,600 € cash or ≈3,150-4,300 € with a mortgage, plus up to ~4,200 € if the agency charges 2% + VAT.** That is 1.3-2.5% of the price without agency fee, up to ~5% with it.
- Plus extra own cash if the bank valuation is below 173,000 € (7.6): 0-15,000 € in realistic cases.
- Not included: moving, utility contract transfers, any owners' association deposit (fond de rulment), notary fee above the legal minimum, sworn translator (only if needed), local property tax from next year.

### 8.3 Taxes the seller pays (not you)
- [Likely] Income tax on the transfer (Codul fiscal art. 111): **3% if the seller owned the flat ≤3 years (inclusive), 1% if >3 years**, of the contract value (or the notaries' market-study minimum, if higher). No tax-free threshold since 2023 (OG 16/2022). The notary collects it at signing. On 173,000 €: **1,730 € at 1% or 5,190 € at 3%.** — sources: https://click.ro/actualitate/fapt-divers/cat-te-costa-sa-vinzi-o-locuinta-in-2026-taxele-2567133.html (29 Oct 2026: "no changes" to these rates as of 28 Oct 2026), https://notari.pro/noutati/impozit-vanzare-apartament-imobil-teren , https://www.bzi.ro/cum-se-calculeaza-impozitul-la-vanzarea-unui-imobil-in-2026-iata-ce-presupune-taxarea-la-vanzarea-unei-proprietati-5496306
- **Note for the coordinator:** the brief says the art. 111 rates "changed in 2025". I found **no 2025 change**. Every 2026 source, including one dated 29 Oct 2026, gives 3%/1% under OG 16/2022. The 2025 change that does matter is VAT 19% → 21% (raises notary and agency fees). Same conclusion as the Florești agent. Ask the notary to confirm at signing.
- Holding period: the CF shows the seller's acquisition date. If it is under 3 years, the seller pays 3% and has a reason to want a higher declared price split (e.g. furniture separately); do not accept under-declaring the price.
- [Likely] Seller usually also provides at their cost: certificat energetic, certificat fiscal (Primăria Cluj-Napoca), owners' association no-debt statement, CF extract for authentication.

### 8.4 State programmes in 2026
- [Likely] Noua Casă continues in 2026 with a 500 million lei guarantee ceiling (Government decision, May 2026). — sources: https://informat.ro/en/current-affairs/continuation-of-the-new-house-program-with-500-million-lei-for-2026-118147 , https://www.capital.ro/programul-noua-casa-2026-romanii-care-pot-beneficia-de-ajutor-de-la-stat-conditiile-pentru-acordarea-banilor.html ; Florești notes cite the MF draft https://mfinante.gov.ro/static/10/Mfp/transparenta/NFproiecthotNouaCasa_21042026.pdf
- [Likely] Conditions: homes up to **70,000 €** (new or old): 5% down, 50% state guarantee. Homes **70,001-140,000 €: new homes only**, 15% down, 60% guarantee. Buyer must not own a home (or only one under 50 m² not bought via the programme). Loan in lei only; home used as a residence (no renting out). Interest IRCC + max ~2% margin. — sources: https://www.capital.ro/programul-noua-casa-2026-romanii-care-pot-beneficia-de-ajutor-de-la-stat-conditiile-pentru-acordarea-banilor.html , https://www.cotidianul.ro/?p=1027219 , https://www.fngcimm.ro/noua-casa (via Florești notes)
- [Likely] **This flat does not qualify**: 173,000 € is above both caps, and a 1977-1990 block is not "new". Plan for a normal commercial mortgage with 15% down (25% if one of you already owns a home).
- VAT reduced rates on homes are irrelevant here: a resale between private persons carries no VAT.

## 9. Comparison with the other options (price part only)

### 9.0 The Aleea Brateș flat (option c) found
- [Verified] Current listing matching option (c): OLX 311320754 "Apartament 3 Camere De Vânzare | Mănăștur – Str. Brateș | Renovat", agency EDIL Florești, posted 2026-10-30, **169,900 €** (not 159,900 €), 57 m² useful, floor 4 of 4, built 1977-1990, full renovation 2016 (plumbing and wiring replaced, wiring in false ceiling), own boiler, air conditioning, furnished and equipped, "Loc de parcare cu abonament de la primărie". The ad itself states 2,981 €/m². Storia cross-post IDJ4s9. — source: https://www.olx.ro/api/v1/offers/311320754/ , https://www.olx.ro/d/oferta/apartament-3-camere-de-vanzare-manastur-str-brates-renovat-IDl4gKu.html
- [Verified] Same flat on publi24: 169,900 € in header, 170,000 € in text, "valabil din 30.10.2026", tagged "Repostat automat" (auto-reposted, so older than 30 Oct), block built 1987, exterior thermal insulation; roof not mentioned. — source: https://www.publi24.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/anunt/apartament-3-camere-decomandat-manastur-str-brates-renovat/62603f03f2597g782998igd531f5064f.html
- [Unverified] I found no listing of this flat at 159,900 €. OLX "brates" search (8 results) and publi24 search show only 169,900. Either the buyer saw an older/other-channel price, or the price went UP by 10,000 € when it was reposted on 30 Oct. Buyer: check where you saw 159,900 € (screenshot/date). If it was listed at 159,900 before, that is the real reference for that flat. — sources: https://www.olx.ro/api/v1/offers/?city_id=52953&query=brates , https://www.publi24.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/cluj/cluj-napoca/?q=brates


Sources: (a) this file; (b) Florești research notes ../../floresti-valea-garboului-62-ap22/notes/C-price-costs.md (sections 6.1-6.7, 7.4, price verdict) — reused, not redone; (c) OLX 311320754 + publi24 (section 9.0 above).

| | (a) Mănăștur, zona Micus (this flat) | (b) Florești, Valea Gârboului | (c) Mănăștur, str. Brateș |
|---|---|---|---|
| Price | 173,000 € asking ("negotiable: false" on OLX) | 167,500 € negotiated (157,500 flat + 10,000 underground parking); asking 159,000 + 10,000 | **169,900 €** asking now (buyer had 159,900; not found online) |
| Useful area (ad) | 60 m² | 62 m² (+21 m² of balconies, per ads) | 57 m² |
| **€/m², headline** | **2,883** | **2,702** (all-in) | **2,981** (2,805 at 159,900) |
| Owned parking included | No (city subscription only) | Yes, underground (CF separate claimed, to verify) | No (city subscription only) |
| **€/m², flat only (parking value removed)** | 2,883 | **2,540** (2,565 if parking worth 8,500) | 2,981 (2,805) |
| **€/m², flat + owned parking** (adds 10,000-15,000 € for a spot, IF one can be bought nearby) | 3,050-3,133 | 2,702 | 3,156-3,244 (2,981-3,068 at 159,900) |
| Local benchmark | Mănăștur avg asking 2,954 (Compariimobiliare mid-Sep 2026); old-block 3-room comps median 2,848 | Florești avg asking 2,071 (Compariimobiliare) / 2,218 (VDI.ro); Vivo-area finished 3-room ≈2,450-2,650 | same as (a) |
| Position vs benchmark | ≈ at the old-block median | ≈ middle of Vivo-area range (ex-parking) | above (a) despite top floor |
| Floor | 1 of 4 (P+4), likely no lift | 2 of 4, lift | 4 of 4 (top), no lift (likely) |
| Building | 1977-1990, insulated (ad) | 2017 | 1987, exterior insulation (publi24), renovated flat 2016 |
| Furnished | Yes (used value ≈2-4k, est.) | Yes (used value ≈3-7k, est.) | Yes, + AC |
| Seller / channel | Agency, buyer fee not stated | Private + 2 agencies (all "0%"/not stated) | Agency EDIL Florești, buyer fee not stated |
| Days online (current ad) | 4 (agency re-posts often) | 73 (private ad since 19 Aug) | 1 (publi24 "Repostat automat" = older) |
| Fair range (estimate) | **≈162,000-168,000 €** (below) | **155,000-165,000 €** incl. parking (Florești notes) | ≈155,000-162,000 € (my estimate: top-floor discount on (a)'s €/m²) |
| Closing costs, no agency fee | ≈2,200-2,600 cash / 3,150-4,300 mortgage | ≈2,100-2,600 / 2,900-4,000 (Florești notes) | ≈2,150-2,550 / 3,100-4,250 (same grid; notary 1,869 €, ANCPI 255 €) |
| Agency fee risk (2% + VAT) | up to 4,187 € | none if bought privately | up to 4,112 € |

Notes on the table:
- [Verified inputs, my arithmetic] €/m² values are price ÷ ad area. CF areas may differ (legal agent).
- [Unverified, my estimate] The "flat + owned parking" row is a like-for-like device. For (a) and (c) it assumes you can buy or secure an owned spot for 10,000-15,000 € (Mănăștur asks: outdoor 10,000 €, garage 10,000-25,000 €; see 7.7). If no spot is for sale nearby, the gap cannot be closed with money at all.
- [Likely] Top floor (c): old-block top floors historically ask up to 11.5% less than intermediate floors in the same block (6.9% for pre-1989 blocks in Bucharest), because of roof leaks, summer heat and roof-repair cost shares. Old data (imobiliare.ro analysis reported 2012), so treat as direction, not size. — source: https://www.capital.ro/apartamentele-de-la-ultimul-etaj-si-de-la-parter-mai-ieftine-cu-pana-la-115-165090-1.html ; Storia guide on floor choice: https://www.storia.ro/blog/ghid-cumparare/cele-mai-bune-etaje-apartament-alegere-corecta
  - So (c) at 2,981 €/m² asks MORE per m² than (a) while being on the top floor and 3 m² smaller. At 159,900 € (2,805 €/m²) it would be roughly in line with (a) after a top-floor discount. Ask EDIL when the roof (terasă) was last waterproofed and whether the top-floor flats have had leaks.
- [Likely] Headline: **(b) Florești is the cheapest per m² by a wide margin (≈2,540 €/m² flat-only vs 2,883 and 2,981) and is the only one that includes owned parking.** (a) and (c) pay a Cluj-city premium of roughly 300-450 €/m² (≈20,000-27,000 € on 60 m²) for location and city access, plus they still lack owned parking. Whether that premium is worth it depends on commute and daily life (sections 5-6, other agents).
- Total cash outlay with a mortgage (price + closing, no agency fee): (a) ≈176,150-177,300 €; (b) ≈170,400-171,500 €; (c) ≈173,000-174,150 €. Own cash at 85% LTV if valuation = price: (a) ≈29,100-30,250 €; (b) ≈28,000-29,100 €; (c) ≈28,600-29,750 € (15% down + closing costs).

## Price verdict (draft)

- **173,000 € is a full asking price, not a bargain.** At 2,883 €/m² it sits right at the median asking €/m² of 31 comparable old-block 3-room flats in Mănăștur (2,848), and below the core-comp median (2,991, mostly furnished/own boiler). It looks "below the Mănăștur average (2,954)", but that average mixes in newer blocks.
- **Fair range (estimate): ≈162,000-168,000 €.** Central ≈165,000 € (≈2,750 €/m²).
  - Reasoning: old-block asking median ~2,850-2,990 €/m² minus the 4.5% average Cluj negotiation margin → 2,720-2,860 €/m² × 60 m² = 163,000-172,000 €. Then: no owned parking (normal for the area, but the ad title oversells it), 4 of 7 photos older/staged, no photos of building, balcony, boxă or boiler, bedroom 2 floor different → unknown condition → aim at the lower half. Furniture adds little (≈2-4k used value; banks give 0).
- **Opening offer: ≈158,000-160,000 €. Target: ≈163,000-165,000 €. Walk-away: above ≈168,000-170,000 €** unless the CF, building checks and the bank valuation are all clean. If the CF shows <60 m², scale down ≈2,750 €/m² per m² missing.
- If the agency charges you a fee, count it in: 2% + VAT turns 173,000 € into ≈177,200 € for you.

Negotiation arguments (sourced above):
1. **Flat market, slower sales.** Mănăștur asking prices +1.4% in 7 months of 2026; Cluj sales took ~3 months in Sept 2026 (+20% y/y); Cluj apartment transactions -16% in H1 2026 (Colliers). (7.3, 7.3b)
2. **Normal discount is 4.5%** in Cluj (Imobiliare.ro Q4 2025) → ~165,200 €. (7.3b)
3. **Bigger flats for the same money:** 306523103 Gr. Alexandrescu, 65 m², 1st floor, own boiler, furnished, 165,000 €; 298346399 renovated, new boiler, insulation redone, furnished, 66 m², 168,000 € (private, 284 days unsold); 303066816 Piața Flora 67 m², 3/4, insulated, own boiler, 175,000 €. (7.2)
4. **Ads near 3,000 €/m² are not selling:** Ion Meșter 3,000-3,014 €/m² (169-172 days), Gr. Alexandrescu 3,098 €/m² (291 days), Pod Calvaria 2,821 €/m² (589 days). (7.2)
5. **"Parcare" in the title is only a subscription.** An owned spot in Mănăștur costs ~10,000 € (outdoor) to 15,000-25,000 € (garage/underground) if you can find one; a newer Mănăștur 65 m² 3-room with CF parking asks 163,000 €. (7.7)
6. **Furniture is worth ~0 to the bank** and ~2-4k used. Do not pay a premium for it. (7.4)
7. **Bank valuation risk:** likely 163,000-172,000 €. Ask for a valuation clause: price falls to the valuation, or the arvună comes back. (7.6)
8. **Unknown condition:** older staged photos, no building/boiler/balcony/boxă photos. Ask for current photos or a second viewing before an offer above 165k. (7.5)
9. **Agency fee:** ask the agency to charge the buyer 0% (seller pays), or deduct any buyer fee from the price.

## Red flags
- **[negotiate] No owned parking, though the title says "parcare".** Text says "loc de parcare cu abonament" (city subscription). Your must-have is not met by the flat itself; an owned spot, if available, costs ~10,000-25,000 € extra.
- **[negotiate] Price is at the old-block median asking, with no "negotiable" flag.** Fair range ≈162-168k (estimate); normal Cluj discount 4.5%.
- **[negotiate] Bank valuation likely 0-6% below 173,000 €** → up to ~8,500 € more own cash at 85% LTV. Use a financing/valuation clause.
- **[negotiate] Agency buyer fee unknown.** Not stated in this or any of the agency's 18 ads. Could add ~2,100-4,200 € (1-2% + 21% VAT). Get it in writing before viewing.
- **[negotiate] Mixed-age photos.** 4 of 7 photos look older, low-res and staged (bare mattress); 3 are current and lived-in. No photos of building, balcony, boxă, view or boiler. Condition and current occupancy unverified.
- **[negotiate] True time on market unknown.** The agency's ads are all 0-12 days old (re-posting pattern), so "posted 27 Oct" may hide earlier, unsold listings.
- **[deal-breaker if confirmed] CF surface well under 60 m²** (e.g. 55-57 m²) at the same price → 3,035-3,145 €/m², clearly above the comps. Check the CF/releveu before any arvună. (Legal agent covers the document; price impact here.)
- **[minor] Map pin is generic** (shared by many Mănăștur ads) — not the building.
- **[minor] Noua Casă not available** (price above caps; old block). Standard mortgage, 15% down (25% if you already own a home).
- **[minor] Brief assumptions corrected:** (1) art. 111 seller tax did not change in 2025 (still 3%/1%, seller pays); (2) the "2,950 €/m² September" figure is Compariimobiliare's all-apartment Mănăștur average (2,954), not the imobiliare.ro index and not old-blocks-only; (3) the Brateș flat is listed at 169,900 €, not 159,900 €.
- **[minor, option c] Brateș top floor** asks more per m² (2,981) than this flat despite top-floor risks (roof, heat).

## Dead ends
- **OLX API via curl:** HTTP 403 (CloudFront block) this run; changing the user agent was refused as bot-check circumvention, so I used WebFetch on the same public API URLs (works, but summarised; details spot-checked). Check yourself: open https://www.olx.ro/api/v1/offers/311203358/ in a browser.
- **Storia (IDJ1Ta, IDJ4s9):** HTTP 403. Check yourself: open https://www.storia.ro/ro/oferta/vand-ap-3cam-decomandat-ct-mobilat-izolat-parcare-manastur-zona-micus-IDJ1Ta and look for the agency name, "data adăugării" and any price-history box; same for Brateș https://www.storia.ro/ro/oferta/apartament-3-camere-de-vnzare-mntur-str-brate-renovat-IDJ4s9
- **imobiliare.ro index for Mănăștur:** WebFetch blocked for imobiliare.ro. Press reports give only the city figure (3,316 €/m², Sept 2026). Check yourself: https://www.imobiliare.ro/indicele-imobiliare-ro/cluj/cluj-napoca (choose Mănăștur; note it mixes old and new).
- **Earlier ads of this flat (sale or rent):** OLX API returns only active ads; archive.org had no captures and prefix queries timed out; exact-phrase web searches of the ad text found nothing. Check yourself: (1) right-click the living-room photo (teal sofa) in Chrome → "Search image with Google" (Google Lens), and repeat on Yandex Images; look for an older OLX/Storia/imobiliare rental ad with the same empty rooms; (2) ask the agent: "When was it first listed, by whom, at what price? Was it rented?"
- **Reverse image search by tool:** TinEye page is JavaScript-only; Google Lens/Yandex need a browser. See above.
- **Brateș at 159,900 €:** not found on OLX (8 "brates" ads) or publi24. Check yourself: find where you saw 159,900 € (portal, date, agency). If it was the same flat, the price rose 10,000 € on re-posting; if a different flat, send the link.
- **Transaction prices:** no free per-flat source. ANCPI does not publish prices; ANEVAR's BIG database is for valuers; I found no 2025-2026 ANEVAR index for Cluj. Check yourself: ask the notary what the Camera Notarilor Cluj 2026 market study gives per m² for Mănăștur old blocks; ask your bank's valuer for the comparables in the report (you pay for it, ask for a copy).
- **BNR rate and bank PDFs:** bnr.ro XML redirected to the home page; BCR product PDF not machine-readable. Rate from a BNR mirror; bank fees from a comparison article. Check yourself: bnr.ro home page; ask each bank for its standard pre-contract sheet (FISE) with all fees.
- **ANCPI 2026 tariff annex and mortgage-registration fee:** could not read the consolidated Ordin 16/2019. Check yourself: ancpi.ro → Tarife, or ask the notary (they collect the ANCPI fee).
- **Not done by rule:** no research on the agent or owner; I only read the agency account's ad list (prices/dates, commission wording).