New-build 3-room flat, "Pod IRA / Mărăști" (BLITZ P143066)
Pre-purchase due diligence (public sources only) · 31 October 2026 · 3 rooms + 2 bathrooms, 69.87 m² of rooms + 2.99 m² balcony, floor 2, semi-finished, underground parking sold separately · Probable address Str. Traian Vuia nr. 21-23 Likely
174,266 €Asking (164,266 flat + 10,000 parking, 21% VAT incl.)
2,351 €/m²On the 69.87 m² of rooms (ad: 2,314 on 71 m²)
160–170k €Fair range, flat + parking (estimate)
165k €Target · open 155k · walk away above 170k
≈220k €All-in to move in, mid level (201–253k)
≈75k €Own cash, mid level, 85% mortgage
19 monthsOn sale, price never changed (twin: 27)
Verdict: buy with conditions, but not yet
The flat is fine on paper and the price is fair, not a bargain. Three things stop a "buy" today:
- The seller is unknown. No ad and no public document names the developer. The land and urban plan belonged to two private individuals in 2022–23, and the permit page hides the beneficiary. Verified
- Reception and land-book registration are not proven. The building is built (satellite April 2025, real photos 2026), but we found no reception report and no unit CF. No reception = no unit CF = no normal mortgage. Likely
- It is not really Mărăști. It is very likely on Str. Traian Vuia (DN1C, the airport road) in Someșeni, ~750 m east of Pod IRA, opposite the Someșeni cemetery, ~1.6 km from the west end of the runway. If "Mărăști" was the reason you liked it, see it in person at 6:30 in the morning first. Likely
It becomes a "buy" when
- BLITZ names the seller (company + CUI) in writing; the company is active, pays VAT, and has no insolvency.
- The flat and the parking each have their own CF, owned by that company, with a clean part C (or a bank release letter).
- You see the reception report and a class A energy certificate with an MDLPA code.
- You know which side it faces. Courtyard: good. Street: road noise and a cemetery view, so price it lower.
- Your bank confirms in writing that it finances this semi-finished unit on the VAT-inclusive price.
- You get it near 165,000 €, with 0% buyer commission.
Honest downsides even if all of that is clean: aircraft noise; a main road out front; the lower car park sits below the groundwater level; neighbouring house plots may become building sites; no park within 1 km; the nearest state school had publicly reported problems; thin buses to the centre and Iulius at peak. Finishing and furniture are ≈30–50k € of cash the mortgage won't cover, plus 3–6 months before you can move in.
Red flags
Deal-breakers (until resolved)
- Seller unknown: pay nothing until the name + CUI match part B of the unit CF.
- No proof of reception or unit CF: the ad still says "finished Aug 2025, CFs end-2025".
- A mortgage, seizure, lawsuit note or another buyer's antecontract in the CF, without a written release.
- Parking without its own CF, or none left: 79 spaces for 64 flats + shops + offices (77 were required) (PUD)
Use to negotiate
- On sale 19 months; the identical unit below since Jul 2024; 2,300 €/m² unchanged; 6+ units still advertised (ours, P129720)
- "71 m²" includes about half the balcony: the rooms are 69.87 m² (Legea 114/1996)
- Someșeni on the airport road, opposite a cemetery, workshops 40–110 m away; the city calls it a corridor in "urban decline" (PUD memo)
- Aircraft noise: under the west approach and take-off path
- Lower car park (S2) below the groundwater level (-4.20 m)
- Years of works likely: neighbour plots, Traian Vuia widening, Calea Someșeni, Pod IRA rebuild
- Semi-finished: ≈17–48k € and 3–6 months of works
- Heating facts conflict (one boiler vs heat pumps + PV); no energy figures in the ad, although the law requires them
- Orientation unknown (corner flat, two façades)
Minor
- Ad text copy-pasted; BLITZ's terms disclaim the ad's accuracy (terms)
- Buyer commission unknown (0 to ≈4.2k €). BLITZ is the plaintiff in 100+ small claims, at least one for an unpaid client invoice
- The same layout is offered by a second seller (165k + 12k parking): check for a double sale (OLX)
- Bank lending on the price without VAT: no rule found; ask in writing Unverified
- No reduced VAT (the 9% rate ended 30 Sep 2026), no Noua Casă (140k € cap)
- No park within 1 km
- Nearest school (Traian Dârjan): segregation and safety reported in 2020
- Bus 8 every 12–24 min; 57L to Iulius only 3 trips at peak
- Night-time smell complaints in Mărăști
- OLX "not negotiable" flag is the agency default
Price verdict
Fair-to-slightly-high, not a bargain. It is the cheapest channel for this project and in line with the nearest semi-finished new build. The price does not reflect two years unsold, the location, or the balcony counted in the m².
| Area basis | m² | €/m² incl. VAT | without VAT |
|---|---|---|---|
| Ad figure | 71 | 2,314 | 1,912 |
| Developer (rooms + ~½ balcony) | 71.42 | 2,300 | 1,901 |
| Rooms only (legal usable) | 69.87 | 2,351 | 1,943 |
- LikelyInvesta, Str. Traian Vuia, finished 2025, semi-finished: 2,230 €/m², parking 12k € (OLX)
- LikelySemi-finished new builds near Pod IRA 2,230–2,400 €/m²; finished + furnished 3,380–3,560; Mărăști resale 2,390–3,230; VDI Mărăști 3-room median 3,203 (VDI)
- LikelyCluj asking 3,316 €/m² (Sept 2026), +5% y/y, slowing (Forbes)
- LikelyParking 10k € is fair: the local range is 9–15k €, and the other seller asks 12k €
- VerifiedAll 11 of your starting comparables are still listed. #6 and #11 are + VAT and not in Mărăști; #7 is Investa on Traian Vuia
- UnverifiedExpected bank valuation: 150–165k € for the flat
Negotiation arguments
- 19 months online; the twin unit 27 months. Nobody has bought at 2,300 €/m².
- The price list hasn't moved since July 2024, even through the VAT rise.
- 6+ units still advertised a year after the promised completion.
- Price the 69.87 m² of rooms, not the balcony.
- Same street, finished 2025, semi-finished: 2,230 €/m².
- You carry ≈30k € of finishing and 3–6 months of rent.
- Airport road, flight path, opposite a cemetery.
- The ad is wrong on basic facts: you price in the uncertainty.
- Offer certainty: pre-approval, quick signing.
- Fallbacks: parking included or at 5–8k €, an S1 space, a storage box, the seller pays the notary, 0% commission in writing.
Real all-in cost to move in
| Budget | Mid | Good | |
|---|---|---|---|
| Flat + parking | 174,266 | 174,266 | 174,266 |
| Closing costs | 2,500 | 3,500 | 9,300 |
| Finishing + kitchen | 17,300 | 29,500 | 47,800 |
| Furniture + appliances | 7,000 | 13,000 | 22,000 |
| Grand total € | ≈201,000 | ≈220,300 | ≈253,400 |
| Rent during works | 0 | 2,600 | 4,500 |
| Own cash (85% loan ≈148k €) | ≈53,000 | ≈74,800 | ≈109,800 |
- UnverifiedAll are estimates; details and sources are in the .md report.
- LikelyThe mortgage does not cover finishing or furniture. The bank values the flat semi-finished.
- At the 165k € target: ≈211k € all-in, but own cash is still ≈73k €, because a lower price mostly shrinks the loan.
- LikelyFinished + furnished ~70 m² with parking nearby asks 225–239k €. So semi-finished saves ≈10–25k € at mid level (example).
- UnverifiedA finished flat needs less own cash (≈40–50k €), because its finishes are financed. If cash is your limit, this matters more than the total.
- LikelyNo transfer tax for you: the VAT is inside the price. Notary ≈1.7–1.9k €, ANCPI ≈0.2k € (Folositor)
- UnverifiedRent for a similar finished flat: 700–800 €/month. In the first years owning "loses" ≈900–1,150 €/month (interest + forgone return + upkeep), so it pays off if you stay 10+ years.
Building, unit, developer
- LikelyTraian Vuia 21-23, land CF 343229. The approved plan matches the ad: 64 flats (20 on floor 2), shops 274 m², offices 331 m², 79 spaces, courtyard playground (PUD)
- VerifiedPermit AC 985 of 9 Nov 2023, 2S+P+2E+Er; beneficiary not shown (Primăria)
- VerifiedRoof on by April 2025; real 2026 photos show it finished (OLX photos)
- Verified3 rooms + 2 bathrooms: living + kitchen 26.45, bedrooms 14.88 and 13.46, baths 4.56 and 2.43, balcony 2.99 m². "2 camere" is boilerplate
- LikelyCorner flat directly above BLITZ unit P129720. Side unknown
- UnverifiedShop tenants unknown; the zone allows commerce and services (a bar can't be ruled out)
- VerifiedDeveloper not found. The PUD was requested by two private landowners; no investor company is named (CU 1782/2022)
- VerifiedBLITZ NETWORK S.A. (CUI 31138322), active, profitable every year 2022–25 (ANAF)
- Verified160 court cases name BLITZ, mostly as plaintiff in small claims; no insolvency (portal.just.ro)
- VerifiednZEB is the legal minimum for permits after 2020, not a premium. The energy certificate must be shown before signing (Legea 372/2005)
- LikelyHeating: central gas plant and/or heat pumps + some PV; sources conflict
- UnverifiedDeveloper mortgage, reception date, past projects: need the name and the CF
Area risks
- VerifiedRiver flood: low. Outside the 1% and 0.1% maps; the Someș is ~820 m away; Canalul Morii ~2.8 km (ANAR maps)
- VerifiedHeavy-rain ponding mapped at the back (garden) end of the plot
- LikelyThe ground is only 1–4 m above the river; groundwater at -4.20 m; 2 basements (PUD memo)
- LikelyAircraft: ~1.6 km before the runway end, ~500 m off its line; landings pass at ~100 m (airport noise plan, residents, Aug 2026)
- LikelyDN1C road edge ~65–70 dB(A) on the official 2025 noise map (noise maps)
- VerifiedThe plot held two houses and a garage, not the IRA factory; no contamination study found
- VerifiedZoning lets neighbouring house plots become similar blocks; nr. 17-17A already built
- VerifiedA 700-flat project (Vidrei–Morii) was sent back in 2021; Băile Someșeni was rejected in Apr 2026; both could return
- VerifiedMetro IRA station is in the 2nd lot; the city says completion by 2032. Metropolitan-train IRA station: 2029 at the earliest (metro, train)
- VerifiedThe Culoarul de Mobilitate Nord plan needs the IRA bridge rebuilt or replaced; Traian Vuia is to be widened to 30 m; Calea Someșeni rebuild pending
- UnverifiedNo street-level crime data; a police station is 190 m away
Daily life and commute
| 7:30–9:00 | Car | Public transport | Bike |
|---|---|---|---|
| Piața Unirii | 20–35 min | 30–45 min, bus 8 + walk | 20–25 min |
| Gara | 20–30 min | 25–35 min, trolleybus 5 direct | 22–27 min |
| Iulius Town | 12–25 min | 20–40 min, 57L (3 trips) | 12–15 min |
Car and public-transport times are estimates Unverified. Distances from OSM routing. Test with Google Maps "Depart at 7:45" on a Tuesday.
- VerifiedStops 110–330 m away. Trolleybus 5 every 7–12 min, bus 8 every 12–24 min; lines 6 and 30 every 4–6 min from Disp. IRA (900 m) (CTP)
- VerifiedCar exit is right-turn only (towards town)
- VerifiedPharmacy 145 m, clinic 110 m, Profi 670 m, Kaufland/Lidl/market ~1 km
- VerifiedSchool 430 m (2020 problems); next school 1.3 km; parks ~1.4 km
- VerifiedAll utilities on the street; Unverified fiber and outages
- VerifiedComplaints: aircraft noise, trucks on side streets, night smells, peak jams on Calea Someșeni
Documents to ask for, in order
Before any form, reservation or money
- From BLITZ, in writing: commission, seller name + CUI, address, unit/stairwell, floor-2 plan, parking number and level.
- Check the seller: ANAF status/VAT and balance sheets, portal.just.ro (free).
- Extras CF of the flat, the parking and CF 343229 (ePay ~20 lei each).
- Reception report, AC 985/2023 with drawings, energy certificate + nZEB report, releveu, ISU authorisation.
- The bank's release letter if part C shows a mortgage.
- Bank pre-approval, plus a written answer on financing a semi-finished flat on the VAT-inclusive price.
Antecontract (notary, noted in the CF)
- Draft with: semi-finished spec annex, milestone payments, delay penalty + right to cancel, warranty, builder's and site supervisor's names, VAT shown.
- Administrator/association: costs, heat meters, repair fund, insurance.
- Basement waterproofing, pumps, geotechnical report, water history.
Before the final deed
- Fresh CF extracts; the notary's extract; the seller's local-tax certificate; the VAT invoice; the technical book; a handover protocol with every defect listed.
Questions to ask
BLITZ
- Who is the seller? Are you exclusive?
- Do I pay a commission? Can I have "0%" in writing?
- Exact address, unit, stairwell, and which side it faces?
- Is OLX 310268766 the same flat?
- How many flats and spaces are sold?
- Why unsold since April 2025?
- Why does the ad still say "Aug 2025 / CFs end-2025"?
Developer
- Reception date and objections? Unit and parking CFs? Bank mortgage and release?
- Builder, site supervisor, written warranty?
- Gas or heat pumps? PV size? Floor cooling? Heat meter per flat?
- Energy class? Window sound specs (airport, DN1C)?
- S1 or S2? Waterproofing? Any water so far?
- Allowed uses and hours for the shops?
- What is in "semi-finished"? Turnkey price? Early access for contractors?
- EV points, storage boxes?
Administrator / residents
- Monthly costs, heat billing, repair fund?
- Defects so far: leaks, cracks, mould, garage water, elevator?
- How loud are planes and the road inside, early morning?
- Is the association registered? Any disputes with the developer?
What we could not check, and how you can
| Not checked | How to check |
|---|---|
| Developer, unit/parking CF, mortgages | Ask BLITZ; or the extras CF of nr. cad. 343229 on epay.ancpi.ro (~20 lei): part B names the owner |
| Parcel on the ANCPI map | geoportal.ancpi.ro in a browser, layer "Imobile", 343229, UAT Cluj-Napoca |
| Reception date, permit beneficiary, later changes | Developer; or a free Legea 544/2001 request to Primăria |
| Developer track record and lawsuits | With the CUI: ANAF, portal.just.ro, rejust.ro |
| Orientation, stairwells | Floor-2 plan from BLITZ; visit; Street View on Traian Vuia ~21-23 |
| Energy class, heating fuel, PV | Energy certificate (the seller must show it before signing) |
| Aircraft and road noise in practice | Visit 6:00–7:30 and ~22:00; flight-tracker app; noise-map sheet from Primăria / APM Cluj |
| Rush-hour times | Google Maps "Depart at 7:45"; drive it once; ride trolleybus 5 and bus 8 |
| Fiber, school district, kindergartens, family doctors | Digi/Orange/Vodafone checkers; isjcj.ro "Circumscripții 2026-2027"; CAS Cluj list; phone the practices |
| Resident complaints | Facebook groups: "Nu ne mai zburați somnul", Someșeni, Mărăști, Între Lacuri |
| Actual sale prices, the bank's VAT basis | Ask the bank's valuer; ask 2–3 banks in writing |
| imobiliare.ro index, official VAT text (art. 291) | Open imobiliare.ro in a browser; legislatie.just.ro or the notary |