# Apartment due diligence: new-build 3-room flat, "Pod IRA / Mărăști" (BLITZ P143066)

Research date: 31 October 2026. Public sources only. Nothing was paid for, no accounts were made, nobody was contacted.

- Listing: [OLX 285107756](https://www.olx.ro/d/oferta/apartament-3-camere-2-bai-71-mp-cf-tva-inclus-zona-marasti-IDjihyc.html) (BLITZ code P143066), read through the [OLX public API](https://www.olx.ro/api/v1/offers/285107756/).
- Research notes with every source: `notes/A-identification-developer-legal.md`, `notes/B-area-risks-daily-life.md`, `notes/C-price-costs.md`.
- Tags: **[Verified]** = official source or direct evidence. **[Likely]** = credible but indirect, or several sources agree. **[Unverified]** = weak source, inference, or our own estimate.
- Commute destinations were left blank in the brief. We used Piața Unirii, Gara Cluj-Napoca and Iulius Town.

| At a glance | |
|---|---|
| Asking | 164,266 € flat + 10,000 € parking = **174,266 €**, 21% VAT included |
| Probable address | **Str. Traian Vuia nr. 21-23**, Cluj-Napoca (Someșeni side, ~750 m east of Pod IRA) [Likely] |
| Unit | 3 rooms + 2 bathrooms, floor 2, corner flat, 69.87 m² of rooms + 2.99 m² balcony [Verified, from the ad's floor plan] |
| Price per m² | 2,300 €/m² on the developer's 71.42 m²; **2,351 €/m²** on the 69.87 m² of real rooms |
| Fair range | **160,000-170,000 €** flat + parking. Target **165,000 €**. Open at 155,000 €. Walk away above 170,000 € [our estimate] |
| All-in to move in | **≈201k / 220k / 253k €** (budget / mid / good finish), own cash ≈53k / 75k / 110k € with an 85% mortgage [our estimate] |
| On sale since | 1 Apr 2025 (19 months). The identical floor-1 flat since 19 Jul 2024 (27 months). Price never changed [Verified] |

---

## 1. Verdict: buy with conditions, but not yet

**Not yet.** The flat itself is fine on paper. The price is fair but not a bargain. Three things stop us from saying "buy":

1. **The seller is unknown.** No ad and no public document names the developer. In 2022-23 the land and the urban plan belonged to two private individuals. The building permit page hides the beneficiary. You must know who you are paying before anything else. [Verified]
2. **Reception and land-book registration are not proven.** The building is built (satellite April 2025, real photos 2026). But the ad still promises "finished August 2025, CFs at end of 2025", and we found no public reception report or unit CF. Without a reception report there is no unit CF, and without a unit CF there is no normal mortgage. [Likely]
3. **This is not really Mărăști.** The project is very likely at Str. Traian Vuia 21-23, on the airport road (DN1C), in Someșeni. It is about 750 m east of Pod IRA, **opposite the Someșeni cemetery**, about **1.6 km from the west end of the runway**, and some 500 m from the line planes fly in and out on. Residents of this side of the city organise against early-morning and night take-off noise. If "Mărăști" was the reason you liked it, see it in person at 6:30 in the morning before going further. [Likely, high confidence]

**It can become a "buy" if all of these check out:**

1. BLITZ names the seller (company name + CUI) in writing. The company is active, pays VAT, and has no insolvency or serious lawsuits.
2. The **unit has its own CF**, and so does **the parking space** (its own CF number, or a registered share with the space number). Owner = that company. Part C is clean, or a bank release letter covers any developer mortgage.
3. You see the **reception report** (proces-verbal de recepție la terminarea lucrărilor) and an **energy certificate with an MDLPA code**, class A.
4. You know **which side the flat faces**. Courtyard side: good. Street side: road noise of about 65-70 dB and a view of the cemetery, so price it lower.
5. Your **bank** confirms in writing that it finances this unit (semi-finished), on the price including VAT.
6. You get it near the **165,000 € target**, with no 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; neighbours' house plots may become building sites; there is no park within 1 km; the nearest state school had publicly reported problems; and buses to the centre and to Iulius are thin at peak. Finishing and furniture add ≈30-50k € of cash that the mortgage won't cover, plus 3-6 months before you can move in.

---

## 2. Red flags

### Deal-breakers (until resolved)
- **Seller unknown.** Do not pay anything, or sign any reservation, until you have the seller's legal name + CUI and it matches part B of the unit's CF. [Verified that it is not public] ([PUD file](https://files.primariaclujnapoca.ro/2023/02/24/27.pdf), [AC 985/2023](https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-985-din-2023/))
- **No proof of reception or unit CF.** By law, a building without a reception report is not "finished" and cannot be registered in the land book (Legea 50/1991 art. 37(5)). The title says "CF"; the description says CFs were due at end-2025. Ask for both documents. [Likely] ([quoted text](https://www.avocatnet.ro/forum/discutie_243452/Procesul-verbal-de-receptie---act-de-proprietate.html); check the official text on [legislatie.just.ro](https://legislatie.just.ro))
- **Anything bad in the CF.** A mortgage, seizure, lawsuit note or another buyer's antecontract in parts B/C, without a written release for this unit.
- **Parking without its own CF, or none left.** You need a space. The approved plan has only 79 underground spaces for 64 flats plus 274 m² of shops and 331 m² of offices (77 were required), so there is almost nothing spare. A "right of use" written only in the contract is not good enough. [Verified] ([PUD p.5](https://files.primariaclujnapoca.ro/2023/02/24/27.pdf))

### Use to negotiate
- **Unsold for a long time at an unchanged price.** This ad has run since 1 Apr 2025; the identical floor-1 unit (P129720) since 19 Jul 2024. All BLITZ units are priced at exactly 2,300 €/m², unchanged since July 2024. The developer even absorbed the August 2025 VAT rise. At least 6 units are still advertised by two sellers. [Verified] ([ours](https://www.olx.ro/api/v1/offers/285107756/), [P129720](https://www.olx.ro/api/v1/offers/272955103/))
- **The "71 m²" includes about half the balcony.** The rooms add up to 69.87 m²; the balcony is 2.99 m²; the developer's figure is 71.42 m². By law balconies are not part of the usable area. So the real price is **2,351 €/m²**. [Verified] ([floor plan in the ad](https://www.olx.ro/api/v1/offers/285107756/), [Legea 114/1996 Anexa 1](https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1))
- **The location is Someșeni on the airport road, not Mărăști.** It faces the cemetery. Workshops and warehouses sit 40-110 m away. The city's own planning memo calls this corridor an area in "urban decline" with heavy freight traffic. Resale buyers will price it as Someșeni. [Verified] ([PUD memo 2021, §3.4](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf), [OSM cemetery](https://www.openstreetmap.org/way/175622356))
- **Aircraft noise.** Landings from the west and take-offs to the west pass over this area at low height. See 5.4. [Likely]
- **The car park is in groundwater.** Groundwater was found at -4.20 m. The building has 2 basement levels, so the lower one (S2) sits below the water table. Ask for an S1 space and the waterproofing specification. [Verified] ([PUD memo §3.9](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf))
- **Years of works nearby are likely.** The zoning lets each neighbouring house plot become a similar block. Traian Vuia is to be widened and Calea Someșeni rebuilt. The Pod IRA bridge must be rebuilt or replaced in the "Culoarul de Mobilitate Nord" plan. Two large projects nearby were refused but could return. [Verified, no dates]
- **Semi-finished.** It needs ≈17-48k € of finishing and 3-6 months of works while you keep paying rent. [our estimate]
- **The heating facts conflict.** BLITZ says one shared building boiler. Another agency selling the same layout says heat pumps + solar panels + 2 central plants + individual metering + underfloor heating *and* cooling. The ad shows no energy-certificate figures, although the law requires them in sale ads (Legea 372/2005 art. 24). [Verified conflict] ([BLITZ ad](https://www.olx.ro/api/v1/offers/285107756/), [other agency](https://www.olx.ro/api/v1/offers/310268766/), [Legea 372/2005](https://calarasi.ro/wp-content/uploads/2024/11/Legea-372_2005-Performanta-energetica-cladiri.actual-08.24-1.pdf))
- **Orientation unknown.** It is a corner flat with windows on two façades. Which side is not knowable from the ads. [Unverified]

### Minor
- The ad text is copy-pasted ("2 camere", old dates). BLITZ's own terms put responsibility for the ad's accuracy on the owner. Rely only on documents. [Verified] ([BLITZ terms](https://www.blitz.ro/termeni-si-conditii))
- **Buyer commission unknown** (0 to ≈4,200 € at 2% + VAT). Other BLITZ new-build ads say "comision 0". BLITZ is the plaintiff in 100+ court cases, mostly small claims, at least one of them for an unpaid client invoice. Read any viewing form before signing it. [Verified] ([portal.just.ro](https://portal.just.ro), [example "comision 0" ad](https://www.publi24.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-2-camere/anunt/exclusivitate-comision-0-apartament-cu-2-camere-zona-pod-ira/4d7537177d927013e54ie811f4hd6h06.html))
- **The same layout is offered by a second seller** (165,000 € + 12,000 € parking). It may be the same unit. Get a fresh CF extract the day before signing. [Likely] ([OLX 310268766](https://www.olx.ro/api/v1/offers/310268766/))
- **Bank valuation on the price without VAT?** One agent raised the risk that a bank applies the loan ratio to the price without VAT, which would mean ≈26k € more cash. We found no rule saying so. News coverage of the 2025 VAT rise assumed the loan grows with the VAT-inclusive price. Ask the bank in writing anyway. [Unverified] ([Playtech, 2025](https://playtech.ro/2025/fara-salariu-net-de-6-000-lei-nu-poti-lua-credit-pentru-un-apartament-in-bucuresti-cat-trebuie-sa-castigi-pentru-a-cumpara-o-locuinta-noua-cu-credit-ipotecar-inainte-de-majorarea-tva/))
- **No reduced VAT and no Noua Casă.** The 9% transitional rate ended 30 Sep 2026. Noua Casă caps new homes at 140,000 €. [Likely] ([Contzilla on Legea 161/2026](https://www.contzilla.ro/oficial-legea-161-2026-extinde-aplicarea-cotei-de-9-la-unele-locuinte-intre-7-august-si-30-septembrie-2026/), [TVR on Noua Casă 2026](https://tvrinfo.ro/programul-noua-casa-continua-in-2026-plafon-de-500-mil-lei-dar-acces-tot-mai-dificil-in-marile-orase/))
- **No real park within 1 km.** The nearest are ~1.4 km away. [Verified, OSM]
- **The nearest state school (Traian Dârjan, 430 m)** was described by the mayor in 2020 as largely segregated, with parents citing safety concerns. No later update was found. [Verified, 2020] ([Actual de Cluj](https://actualdecluj.ro/emil-boc-recunoaste-ca-exista-o-problema-cu-integrarea-elevilor-de-etnie-roma-in-cluj-primarul-cauta-idei-pentru-ca-scoala-traian-darjan-sa-nu-se-transforme-in-una-doar-pentru-elevii-romi/))
- **Thin peak public transport** to the centre (bus 8 every 12-24 min) and to Iulius (57L, 3 trips). The station is fine (trolleybus 5 every 7-12 min). [Verified] ([CTP timetables](https://ctpcj.ro/orare/csv/orar_8_lv.csv))
- **Recurring night-time smell complaints** in Mărăști. The source is unproven (possibly the Pata Rât landfill). [Verified complaints] ([Actual de Cluj, Sept 2026](https://actualdecluj.ro/locuitorii-din-marasti-vor-sa-dea-in-judecata-primaria-si-operatorii-de-la-pata-rat-din-cauza-mirosului-il-simtim-in-apartamente-mai-ales-noaptea/))
- The OLX price field says "not negotiable". That is the agency's default; the developer decides. [Verified]

---

## 3. Price verdict

**174,266 € is fair-to-slightly-high, not a bargain.** It is the cheapest channel for this project. It matches the nearest comparable semi-finished new build. It does not reflect two years without a sale, the location, or the balcony counted in the m².

| Area basis | m² | Flat price | €/m² incl. VAT | €/m² without VAT (21%) |
|---|---|---|---|---|
| Ad figure | 71 | 164,266 € | 2,314 | 1,912 |
| Developer's figure (rooms + ~half the balcony) | 71.42 | 164,266 € | **2,300** (round list price) | 1,901 |
| Rooms only (legal usable area) | 69.87 | 164,266 € | **2,351** | 1,943 |

- [Verified] At 21% VAT: flat 135,757 € + 28,509 € VAT; parking 8,264 € + 1,736 € VAT. ([romimo copy of our ad: 71.42 m², 2,300 €/m²](https://www.romimo.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/anunt/apartament-3-camere-2-bai-semifinisat-tva-inclus/f1hiff88d18d7hi9d83f01809d2dg570.html))
- [Likely] The nearest independent comparable is Investa's block on Str. Traian Vuia, finished 2025: semi-finished 66.38 m² at 148,000 € VAT incl. = **2,230 €/m²**, parking 12,000 €. ([OLX 308255602](https://www.olx.ro/api/v1/offers/308255602/))
- [Likely] Semi-finished new builds around Pod IRA ask 2,230-2,400 €/m². Finished and furnished new builds nearby ask 3,380-3,560 €/m². Mărăști resale 3-rooms ask 2,390-3,230 €/m²; the VDI.ro median for Mărăști 3-rooms is 3,203 €/m². ([VDI Mărăști](https://vdi.ro/indici-imobiliari/cluj-napoca/marasti))
- [Likely] Cluj averaged 3,316 €/m² asking in Sept 2026 (imobiliare.ro), +5% year on year. Growth is slowing (it was +13% the year before). ([Știri de Cluj](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), [Forbes](https://www.forbes.ro/clujul-trece-de-3-300-euro-mp-dar-cele-mai-mari-scumpiri-apar-in-resita-si-zalau-528869))
- [Likely] **Parking at 10,000 € is fair.** The local range is 9,000-15,000 € (median ~12,000 €); the other seller asks 12,000 € for this building. Don't fight hard on it, but ask for it inside a package.
- [Unverified, estimate] The bank valuation will probably land at 150,000-165,000 € for the flat, so 0-9% below asking.

**Fair range: 160,000-170,000 € flat + parking. Target: 165,000 €** ("164,266 € with parking included" is an easy way to put it). **Opening offer: 155,000 €. Walk away above 170,000 €**, and at any price if the CFs are not clean. [Unverified, our estimate, built from the comparables, the Cluj asking-to-sale margin of 3-3.7% ([Wall-Street](https://www.wall-street.ro/articol/Real-Estate/286114/in-ce-orase-este-cel-mai-usor-sa-negociezi-si-cat-dureaza-pana-cand-o-locuinta-este-vanduta.html)), and the time unsold]

**Arguments to use:**
1. Your ad has been online for 19 months and the identical unit below it for 27 months. Nobody has bought at 2,300 €/m² in over two years.
2. The price list hasn't moved since July 2024. It is a list price, not a market-tested one.
3. At least 6 units are still advertised a year after the promised completion. Unsold stock costs the developer every month.
4. The "71 m²" includes the balcony. Price the 69.87 m² of rooms.
5. Investa's block, same street, finished 2025, semi-finished: 2,230 €/m² ([OLX](https://www.olx.ro/api/v1/offers/308255602/)).
6. You carry ≈30k € of finishing and 3-6 months of rent. In the Investa block, finished units ask ≈470 €/m² more than semi-finished ones.
7. Location: airport road, flight path, opposite a cemetery. A street-side unit deserves a discount.
8. The ad is wrong on basic facts. You are pricing in the uncertainty.
9. Offer certainty: bank pre-approval and a quick signing.
10. If the price won't move: parking included or at 5-8k €, an S1 space, a storage box, the seller paying the notary, a finishing allowance, and 0% commission in writing.

---

## 4. The real all-in cost to move in

All [Unverified] estimates unless marked. Exchange rate BNR 30 Oct 2026: 1 € = 5.3426 lei ([BNR](https://curs.bnr.ro/nbrfxrates.xml)).

| Line | Budget | Mid | Good |
|---|---|---|---|
| Flat + parking (asking) | 174,266 € | 174,266 € | 174,266 € |
| Closing costs (below) | 2,500 € | 3,500 € | 9,300 € |
| Finishing incl. kitchen | 17,300 € | 29,500 € | 47,800 € |
| Furniture + appliances | 7,000 € | 13,000 € | 22,000 € |
| **Grand total** | **≈201,000 €** | **≈220,300 €** | **≈253,400 €** |
| Rent while works run (3-6 months) | 0 | 2,600 € | 4,500 € |
| **Own cash with an 85% lei mortgage (loan ≈148,100 €)** | **≈53,000 €** | **≈74,800 €** | **≈109,800 €** |

- **At the 165,000 € target (mid case):** ≈211,000 € all-in. Own cash is still ≈73,000 €, because a lower price mostly shrinks the loan.
- **The mortgage does not cover finishing or furniture.** The bank values the flat semi-finished. Everything above the 15% down payment (≈26k €) is your cash. [Likely]
- **Compared with buying finished and furnished nearby:** similar ~70 m² flats with underground parking near Pod IRA ask **≈225,000-239,000 €** ([OLX 307626210](https://www.olx.ro/api/v1/offers/307626210/), [295663491](https://www.olx.ro/api/v1/offers/295663491/), [299623665](https://www.olx.ro/api/v1/offers/299623665/)). So the semi-finished route saves ≈10-25k € at a mid level. It costs more at a "good" level. **But a finished flat needs less own cash**: its finishes sit inside the price the bank finances, so ≈15% + fees ≈ 40-50k € (furniture is usually valued at about zero). If cash is your limit, this matters more than the total. [Unverified, estimate]

**Closing costs (buyer side)** [Likely unless marked]

| Item | Amount | Source |
|---|---|---|
| Notary, sale deed (flat + parking), + VAT | ≈1,680-1,900 € | Ord. 177/C/2024 minimum fees; base without VAT ([StartupCafe](https://startupcafe.ro/imobiliare-cresc-tarife-onorarii-minimale-notariale-ordin-177c2024-monitorul-oficial-htm-25932)) |
| ANCPI registration, flat + parking | ≈216-261 € | 0.15% of value ([Folositor](https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026)) |
| CF extracts | ≈10-20 € | ([Alba24](https://alba24.ro/extrasul-de-carte-funciara-este-gratuit-pentru-proprietari-ancpi-atenti-la-intermediarii-care-cer-bani-pentru-acest-document-1098960.html)) |
| Agency commission, only if charged | 0-4,217 € | 2% + VAT if charged [Unverified] |
| Bank valuation + analysis fee | ≈94-1,200 € | ([Folositor](https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026)) |
| Notary, mortgage deed | ≈469 € | Ord. 177/C/2024 |
| PAD + home insurance, life insurance (year 1) | ≈25-750 € | PAD 130 lei/yr |
| **Total** | **≈2,500 / 3,500 / 9,300 €** | high case = you pay a commission |

- [Likely] **You pay no transfer tax.** The 21% VAT is inside the price; the developer pays it to the state, plus its own profit tax. The 1-3% sale tax applies to individuals selling, not companies. ([Folositor](https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026))
- [Unverified] After purchase you owe a yearly building tax to Primăria Cluj-Napoca. Declare it within 30 days. Roughly 100-300 €/yr.

**Finishing** (71 m², 2 bathrooms; screed, heating pipes and wiring already in place) [Unverified, estimate]: walls and paint 1.8-4k €; floors rated for underfloor heating 2.8-7.5k €; two bathrooms 5-12k €; 5 doors 1-3k €; sockets and lights 0.6-2.5k €; kitchen 3-10k € plus built-in appliances 1.5-4.5k €; 10% contingency. **Total ≈17.3k / 29.5k / 47.8k €.** Time: 2-4 months of work plus 1-2 months to book a team, so **3-6 months from handover to move-in**. ([Playtech 2026](https://playtech.ro/2026/cat-costa-sa-renovezi-un-apartament-cu-doua-sau-trei-camere-in-bucuresti-lista-tuturor-cheltuielilor-din-2026/), [brig.ro Cluj rates](https://brig.ro/pardoseala/cluj-napoca), [Cotidianul](https://www.cotidianul.ro/cat-costa-sa-renovezi-si-sa-mobiliezi-o-locuinta-in-2025/)) Get the underfloor-heating pipe plan before drilling anything.

**Furniture, mid-range** (IKEA/Dedeman/eMAG level, kitchen excluded) [Unverified, estimate]: living room 2.5k €, bedroom 2.8k €, second bedroom/office 1.8k €, hall and bath storage 1.2k €, washing machine and TV 1.3k €, two AC units 1.8k € (nZEB flats can overheat in summer), curtains and lights 0.9k €, delivery 0.7k €. **Total ≈7k / 13k / 22k €.**

**Buy vs rent** [Unverified, estimate]: a similar finished flat with parking rents for **≈700-800 €/month** nearby (live ads at 650-950 €; the 650 € lead ad is deleted) ([OLX rentals](https://www.olx.ro/api/v1/offers/?offset=0&limit=50&city_id=52953&category_id=1159&query=ira)). An 85% loan over 30 years costs ≈795-985 €/month at 5-7%. The part that is really "lost" (interest + return forgone on ~70k € of own cash + upkeep) is ≈900-1,150 €/month in the first years. Owning pays off if you stay 10+ years or prices keep rising. Gross rental yield is ≈4.1% on the all-in cost: normal for Cluj, not a bargain.

---

## 5. Research findings

### 5.1 The building and the unit

- [Likely, high confidence] **Address: Str. Traian Vuia nr. 21-23**, land CF / nr. cad. **343229** (4,553 m²). No ad names the street. The match rests on the approved urban plan: 64 flats (7 ground floor, 20 floor 1, **20 floor 2**, 17 on the setback top floor), shops 274 m², offices 331 m², 79 underground spaces, a garden with a playground. The renders, the floor levels on our floor plan (+7.70 m), and a sister ad's map pin ~30 m from the plot all match. **Ask BLITZ to confirm in writing.** ([PUD, draft HCL 27/2023](https://files.primariaclujnapoca.ro/2023/02/24/27.pdf))
- [Verified] The OLX pin of our ad sits on the Pod IRA bridge itself, so it is a generic area pin. ([OLX API](https://www.olx.ro/api/v1/offers/285107756/), [OSM](https://www.openstreetmap.org/way/24479517))
- [Verified] **Building permit AC 985 of 9 Nov 2023**: mixed-use building 2S+P+2E+Er, Traian Vuia 21-23, CF 343229, investment 11.46 million lei, designed by PLAN TRADE SRL. The beneficiary is not shown. ([Primăria](https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-985-din-2023/))
- [Verified] **Built:** satellite imagery from 26 Apr 2025 shows the roof on. Real 2026 photos in another agency's ads show it finished, with a grassed courtyard and a red playground that match the renders. ([Esri imagery](https://server.arcgisonline.com/ArcGIS/rest/services/World_Imagery/MapServer/tile/18/92432/148292), [OLX 304522897](https://www.olx.ro/api/v1/offers/304522897/))
- [Verified] **Height as approved:** the plan allows 12.10 m at the street parapet and 14.32 m for the setback floor, within the 16 m maximum. Photos show ground + 2 floors + a setback floor. A proper check needs the stamped permit drawings.
- [Verified] **Across the street is Cimitirul Someșeni.** Street-side flats look onto it. ([PUD plan U04](https://files.primariaclujnapoca.ro/2023/02/24/27.pdf))
- [Unverified] **Ground-floor shops:** no tenant found. The plan says only "shops, offices, services". The zone (RrM2) generally allows commerce and services, so food or bar uses can't be ruled out. Our flat is on floor 2, with floor 1 between, so a restaurant would not be directly underneath. Kitchen exhaust and terrace noise could still reach a street-side flat.
- [Unverified] Number of stairwells: not in any document we could read.
- [Dead end] The ANCPI geoportal did not respond. You can look up parcel 343229 yourself (section 8).
- [Likely] It is not BLITZ's other, 9-unit heat-pump building. That one is ~2.5 km further east, built 2026, furnished, with terraces and 15,000 € parking. ([OLX 309042713](https://www.olx.ro/api/v1/offers/309042713/))

**The three contradictions in the ad, resolved:**
1. **3 rooms or 2?** [Verified] **3 rooms + 2 bathrooms.** The ad's own floor plan shows living + kitchen 26.45 m², bedrooms 14.88 and 13.46 m², hall 8.09 m², bathrooms 4.56 and 2.43 m², balcony 2.99 m² (1.10 m deep, glass railing). The "2 camere, semidecomandat" sentence is boilerplate that appears in BLITZ's other ads for this project. ([our ad](https://www.olx.ro/api/v1/offers/285107756/), [P143064](https://www.olx.ro/api/v1/offers/285206744/))
2. **Finished and registered?** [Likely] The building is built. The "August 2025 / CFs end of 2025" text is stale. Other agencies write "Există CF" / "CF disponibil" (May and Oct 2026), which suggests unit CFs exist. **The reception report and the CF of unit P143066 are not verified.**
3. **Only renders?** [Likely] Real photos exist in another agency's ads and match. **Which side our flat faces remains unknown.** It is a corner flat with windows on two façades. It sits directly above BLITZ unit P129720 (same plan, level +4.60). ([P129720](https://www.olx.ro/api/v1/offers/272955103/))

Leads checked: lead 2 (165,000 €) uses the identical room areas and may be the same unit or its twin [Likely]. Lead 3 (77.35 m², 177,905 €) is BLITZ's own P143064 in this project [Verified]. Lead 4 (rental) has been deleted (HTTP 410) [Verified]. Lead 5 was kept separate (above).

### 5.2 Developer, agency, permits, completion

- [Verified] **Developer: not found.** The urban plan was requested and paid for by two private landowners (2022). No company is named as investor in any plan document from 2021 to 2023. The seller could be those owners (they would need to be VAT-registered to sell "VAT included"), a company they set up, or a buyer of the land. **This is the most important thing to get from BLITZ.** ([PUD](https://files.primariaclujnapoca.ro/2023/02/24/27.pdf), [CU 1782/2022](https://primariaclujnapoca.ro/urbanism/certificate-de-urbanism/certificat-de-urbanism-1782-din-2022/))
- [Unverified] **No brand, no website, a landowner-led plan, agency marketing.** That is typical of a small or one-off developer. Treat its track record as unknown: we could not check past projects, complaints or lawsuits without a name.
- [Verified] **Approval history:** Jan 2021, 82 flats ("a block as long as a seaside hotel", sent back by the urbanism commission); May 2021, 77 flats; Jan 2022, 61; final, 64 flats in one block. ([Actual de Cluj](https://actualdecluj.ro/proiect-de-locuinte-dorit-la-intrare-in-oras-criticat-la-comisia-de-urbanism-nu-e-corect-fata-de-oras-e-un-bloc-cat-un-hotel-de-pe-litoral-sau-cat-spitalul-de-recuperare-din-cluj-de-lung/))
- [Verified] Timeline: planning certificate July 2022, chief architect's opinion July 2022, urban plan (PUD) spring 2023, permit Nov 2023, roof on by April 2025. Later permit changes (Mar 2024-Oct 2026) were not checked.
- [Verified] The permit obliges the holder to present the energy certificate at reception and to obtain a **fire-safety authorisation (ISU) after reception**. Ask for both. ([AC 985/2023](https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-985-din-2023/))
- [Verified] **BLITZ = BLITZ NETWORK S.A.** (CUI 31138322), active, VAT payer since 2013, based in Cluj (Piața 1 Mai 4-5). Profitable every year: 2025 turnover 29.3 million lei, profit 1.86 million lei, 40 staff. ([ANAF balance sheet](https://webservicesp.anaf.ro/bilant?an=2025&cui=31138322), [BLITZ terms](https://www.blitz.ro/termeni-si-conditii))
- [Verified] **BLITZ lawsuits:** 160 cases on portal.just.ro. In most of them BLITZ is the plaintiff, typically small claims for unpaid invoices. A 2026 case against BLITZ challenges contract clauses as unfair. No insolvency. ([portal.just.ro](https://portal.just.ro))
- [Unverified] Developer mortgage: not checkable without the CF. Bank loans to developers are common. If part C of the CF shows one, the bank must issue a written release for your unit, and you pay into the account named in that letter.
- **nZEB:**
  - [Verified, law] Every new building permitted after 31 Dec 2020 must be nZEB, with at least 30% of its energy from renewables. So "nZEB" is the legal minimum, not a premium. The energy certificate must be shown before signing, and a sale without it can be annulled. ([Legea 372/2005, consolidated](https://calarasi.ro/wp-content/uploads/2024/11/Legea-372_2005-Performanta-energetica-cladiri.actual-08.24-1.pdf), art. 17, 22, 23)
  - [Unverified] Energy class, primary energy and renewable share: no figures anywhere.
  - [Likely, conflicting] Heating: probably central plant(s) on gas and/or heat pumps, plus some solar panels. The 2021 planning memo planned gas plants.
  - [Likely] Cluj banned individual flat boilers in new blocks of more than 6 units, which is why there is a shared plant. ([Economedia](https://economedia.ro/?p=40809))

### 5.3 Legal checklist before signing (plain words)

1. **Land-book extracts (extras CF) for three things:** the flat, the parking space, and the land/building (CF 343229).
   - **Part A**: unit number, floor, usable area, share of common parts. It must match the contract and the plan.
   - **Part B**: the owner. It must be the company you sign with (name + CUI). Any note of another buyer's antecontract = stop.
   - **Part C**: mortgage, seizure, enforcement, lawsuit notes, ban on sale. Each must be lifted at or before signing, with a written bank release for a mortgage.
   - How to get one: [epay.ancpi.ro](https://epay.ancpi.ro) (free account + card, ~20 lei) or the OCPI Cluj counter (~25 lei). You need only the CF number. [Likely] ([Avocatnet](https://www.avocatnet.ro/articol_54472/Ce-documente-legate-de-cadastru-pot-fi-ob%C8%9Binute-online.html))
   - **If the flat has no CF of its own yet:** legally it is only part of the building's CF. You could sign only an antecontract; a bank will normally not lend on it; your money is at the developer's risk.
2. **Parking:**
   - Best: its own CF unit, or a registered share with the space number. You can then mortgage it, sell it and prove it is yours.
   - Weaker: an undivided share plus a usage agreement.
   - Worst: a "right of use" in the contract only. It may not survive a resale or a developer insolvency, and banks give it no value.
   - Ask for the S1 level (S2 is below groundwater). Sign the flat and the space in the same deed.
3. **Surface:** by law the usable area is the rooms only, not balconies ([Legea 114/1996 Anexa 1](https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1)). Compare the CF part A, the surveyor's as-built plan (releveu), and the contract. Price on 69.87 m², or the balcony separately. Get "3 rooms, 2 bathrooms" in writing.
4. **Reception report, technical book, energy certificate, warranties:**
   - Reception report: check its date, and whether it was signed "with objections". The energy certificate must be attached, or the report is void. ([Legea 372/2005 art. 23](https://calarasi.ro/wp-content/uploads/2024/11/Legea-372_2005-Performanta-energetica-cladiri.actual-08.24-1.pdf))
   - Technical book of the building (cartea tehnică): the administrator keeps it, and it passes to owners ([Legea 10/1995 art. 17](https://oar.archi/wp-content/uploads/2024/06/Legea-10_1995-privind-calitatea-in-constructii.pdf)).
   - Energy certificate: it must carry the MDLPA code, or it is void.
   - **Warranties the law gives you:**
     - From the seller, hidden defects: notify within a reasonable time; the window is 3 years from handover ([Cod civil art. 1709](https://www.codulcivil.ro/art-1709-denuntarea-viciilor/), [art. 2531](https://www.codulcivil.ro/art-2531-dreptul-la-actiunea-in-raspundere-pentru-vicii-ascunse/)).
     - From the designer, builder and site supervisor: hidden defects for 10 years after reception, and structural defects for the life of the building ([Legea 10/1995 art. 30](https://oar.archi/wp-content/uploads/2024/06/Legea-10_1995-privind-calitatea-in-constructii.pdf)).
     - Get the builder's and the site supervisor's names into the contract.
5. **Contract with the developer:**
   - Make the antecontract **notarised and noted in the CF** ([Cod civil art. 902](https://www.codulcivil.ro/art-902-actele-sau-faptele-supuse-notarii/)). It must contain everything the final sale will ([art. 1279](https://www.codulcivil.ro/art-1279-promisiunea-de-a-contracta/)). If the seller refuses to sign the final deed, you have 6 months to go to court ([art. 1669](https://www.codulcivil.ro/art-1669-promisiunea-de-vanzare-si-promisiunea-de-cumparare/)).
   - It must include:
     - the exact unit (CF number, stairwell, number, side) and the parking space number and CF;
     - the surfaces, with the balcony listed separately;
     - **a written annex of the semi-finished specification** (screed, plaster coats, window specs, entrance door, heating loops, heat meter, every connection point, and what is *not* included);
     - the handover date, and a **delay penalty per day** with a right to cancel and get a refund;
     - payments tied to the CF and reception, not to calendar dates;
     - the price **with the VAT amount stated**.
   - **Deposit types:**
     - Arvună confirmatorie: if the seller backs out, you get double back; if you back out, you lose it ([art. 1544](https://www.codulcivil.ro/art-1544-arvuna-confirmatorie/)).
     - A plain advance (avans) is simply returned if the deal falls through without fault.
   - **Advance risks:** developer insolvency, a bank mortgage taking priority, a double sale.
   - **Protections:** CF notation; a small advance (5-10%); pay only into the company's account, never cash and never to the agent; a bank release letter first.
   - **VAT on the invoice:** base + 21% VAT shown separately. VAT is due on each advance when you pay it. Check on ANAF that the seller's VAT registration is active on the day.
6. **Agency:**
   - Ask whether BLITZ charges you, how much, on what base, and when. Best is "0%" in writing; otherwise due only at the final deed.
   - Check what happens if you later buy directly from the developer. Most contracts still charge.
   - Unfair clauses can be challenged under Legea 193/2000.
7. **Owners' association** ([Legea 196/2018](https://www.ista.com/fileadmin/twt_customer/countries/content/Romania/Documente_legislatie/Actualizat/Legea_nr._196_din_20_iulie_2018.pdf)): the developer must tell you that one has to be formed. Until then a hired administrator usually runs the building.
   - Ask for the association's registration, the last 3 monthly payment lists, and the repair fund.
   - Ask how heat is billed. A **heat meter per flat** is normal with underfloor heating; a split by m² is not.
   - Ask who owns and services the plant and the solar panels.

### 5.4 Area risks

Position: Str. Traian Vuia 21-23 (street front ≈46.7844, 23.6493), unless stated otherwise.

- **River flooding: low risk.**
  - [Verified] Outside the official 1% and 0.1% river-flood maps; the nearest mapped flood cell is ~650-800 m away. ([ANAR/ABA flood maps](https://harticiclul2.inundatii.ro/map))
  - [Verified] The Someșul Mic is ~820 m north, the small Pârâul Becaș ~220 m south, and Canalul Morii ~2.8 km west (it doesn't come near). ([OSM](https://www.openstreetmap.org/way/343499464))
  - [Verified] The Someș dikes and bank works for the city were finished around 2015. ([Actual de Cluj](https://actualdecluj.ro/cat-s-a-cheltuit-pentru-amenajarea-somesului-mic/))
  - [Unverified] No news found of flooded garages on Traian Vuia. Absence of news is weak evidence.
- **Heavy-rain ponding** [Verified]: mapped at the back (garden) end of the plot, even in the 1-in-10-year rain scenario. The street end is clear. Pasajul Mărăști, on the road into town, floods in storms. ([flood maps](https://harticiclul2.inundatii.ro/map), [Aug 2021 storm](https://actualdecluj.ro/?p=172056))
- **Groundwater** [Likely]: the ground is only ~1-4 m above the Someș level; groundwater was found at -4.20 m; the building has 2 basements. The lower car park needs sealed concrete or a membrane plus pumps. Ask whether S2 has ever had water. ([EU-DEM](https://api.opentopodata.org/v1/eudem25m?locations=46.78462,23.649586), [PUD memo](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf))
- **Aircraft noise:**
  - [Verified] The airport's own noise plan says landings on runway 07 and take-offs on runway 25 fly over the city. In 2015, 44.8% of take-offs used runway 25. ([Airport noise action plan](https://www.airportcluj.ro/wp-content/uploads/2021/12/Plan_de_Actiune_Aeroport_Cluj_2014_Final.pdf))
  - [Likely] The building is ~1.6 km before the west runway end and ~500 m off its line. A landing plane on a standard approach would pass at roughly 100 m height (our calculation from OSM).
  - [Verified] Mărăști residents report 5 take-offs between 6:00 and 7:00, flights at 21:30 and midnight, and ~65 dB inside a flat with the window ajar. They say 44% of night take-offs in 2025 went over the city (their figure). ([Actual de Cluj, Aug 2026](https://actualdecluj.ro/jurnal-de-cartier-in-marasti-prea-mult-zgomot-de-la-avioanele-care-survoleaza-cartierul-cinci-decolari-intr-o-ora-dimineata-si-curse-care-ajung-sa-intrerupa-conversatiile-si-somnul/), [2022 civic group](https://actualdecluj.ro/?p=181315))
  - [Likely] A planned runway extension could bring the flight path closer. No dates.
- **Road and rail noise:**
  - [Verified] Traian Vuia is the national road DN1C (to the airport and Dej), with freight traffic.
  - [Likely] The official 2025 noise map shows ~65-70 dB(A) along road edges in this corridor, falling to 55-60 dB a few dozen metres back. The scan is too coarse to read the exact façade value. ([noise maps, HCL Nov 2025](https://files.primariaclujnapoca.ro/2025/11/14/31.pdf))
  - [Verified] Railway line 300 is ~520 m south.
- **Air** [Likely]: the nearest official station is Str. Dâmboviței, 1-1.5 km west. Civic sensors measured PM2.5 above the WHO guideline on 222 days in Cluj in 2025, highest near main roads. ([aqicn mirror](https://aqicn.org/city/romania/cluj/cluj-napoca/str.-dambovitei/), [Romania Insider](https://www.romania-insider.com/cluj-napoca-polluted-air-2025))
- **Future construction:**
  - [Verified] The zoning (RrM2: 60% site coverage, floor-area ratio 1.8, ~12 m cornice) lets each neighbouring house plot become a similar block built up to the side boundaries. Nr. 17-17A next door was already built; a 22-flat block at nr. 7 was sent back in 2022. ([PUD memo](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf), [Actual de Cluj](https://actualdecluj.ro/sfatul-primarul-emil-boc-pentru-dezvoltatorii-unui-proiect-imobiliar-in-zona-strazii-traian-vuia-faceti-calitate-cum-au-facut-cei-de-pe-pasteur-care-vand-apartamentele-cu-jumatate-de-milion-de-euro/))
  - [Verified] A 700+ flat project between Str. Vidrei and Str. Morii (~500 m north) was sent back in 2021. ([link](https://actualdecluj.ro/proiectul-cu-peste-700-de-apartamente-in-someseni-trimis-la-circulatie-de-primarul-emil-boc-investitor-ar-fi-omul-de-afaceri-stefan-berciu-cel-care-a-anuntat-un-alt-proiect-in-cartier-cu-telegondol/))
  - [Verified] A 7 ha spa/school/hotel plan at Băile Someșeni was rejected in April 2026. Both could return. ([link](https://actualdecluj.ro/e-mutanta-propunerea-si-sunt-siderat-de-ce-se-propune-la-baile-someseni-proiectul-imobiliar-cu-campus-si-hub-de-relaxare-propus-langa-baile-propriu-zise-respins-de-comisia/))
  - [Verified] The cemetery across the road will not be built on, so the street side keeps its light.
- **Big projects:**
  - [Verified] **Metro:** the "Muncii branch" with a **Viitorului (IRA)** station is in the second construction lot. The metro is still mostly at design stage; the city now says full completion by 2032. No works at Pod IRA in 2026. ([Wall-Street](https://www.wall-street.ro/articol/Social/283396/contractul-pentru-proiectarea-si-constructia-metroului-din-cluj-a-fost-scos-la-licitatie-ce-traseu-va-avea-si-unde-vor-fi-statiile.html), [Actual de Cluj, Oct 2026](https://actualdecluj.ro/?p=310960))
  - [Verified] **Metropolitan train:** an IRA station with an underground passage is planned. The stations contract was signed in May 2026 (6 months design + 30 months works), so 2029 at the earliest. ([Spotmedia](https://spotmedia.ro/stiri/eveniment/contractul-pentru-trenul-metropolitan-din-cluj-napoca-a-fost-semnat-traseu-de-488-km-cu-23-de-statii))
  - [Verified] **Culoarul de Mobilitate Nord** (a road and bike corridor from the station to Pod IRA, >200 M€): it got a favourable urbanism opinion in Feb 2026. It requires the **IRA bridge to be rehabilitated or replaced**. No date. ([Actual de Cluj](https://actualdecluj.ro/culoarul-de-mobilitate-nord-care-va-lega-gara-de-zona-ira-a-primit-aviz-in-comisia-de-urbanism-dupa-patru-ani-de-la-lansarea-in-consultare-publica-investitia-depaseste-200-de-milioane-de-euro-fara/))
  - [Verified] **Traian Vuia widening** to a 30 m profile is reserved in the city plan; this plot gave up 123 m² for it. **Calea Someșeni** is to be rebuilt (announced for 2026, not started). A turbo-roundabout is permitted ~1.5-2 km east. ([PUD memo](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf), [Calea Someșeni](https://actualdecluj.ro/clujenii-din-cartierul-someseni-mai-au-de-asteptat-lucrarile-de-modernizare-pe-artera-calea-someseni-vor-incepe-abia-anul-viitor/), [AC 957/2023](https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-957-din-2023/))
- **What was on the plot before:**
  - [Verified] Two private houses and a garage. **It was not part of the IRA factory platform.**
  - [Verified] The soil is sandy clay over terrace gravels, a good foundation layer. ([PUD memo §3.2-3.7](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf))
  - [Unverified] No contamination study was found. The risk is low for a former house plot, though workshops nearby could have left oil in the soil.
- **Crime and reputation:**
  - [Unverified] No street-level crime data is published.
  - [Verified] A police station (Poliția Someșeni) is ~190 m away.
  - [Verified] A fatal crash on the IRA bridge in Sept 2026. ([Actual de Cluj](https://actualdecluj.ro/?p=310469))
  - [Verified] The city's own memo describes the corridor as peripheral houses in "urban decline", with workshops, freight traffic and degraded public space. ([PUD memo §3.4](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf))

### 5.5 Daily life and commute

Distances are from OSM routing ([routing.openstreetmap.de](https://routing.openstreetmap.de/)). Rush-hour times are our estimates (2-3× free flow). [Unverified]

| To | Car 7:30-9:00 | Public transport 7:30-9:00 | Bike |
|---|---|---|---|
| Piața Unirii (5.8 km) | 20-35 min + paid parking | 30-45 min: bus 8 (or trolleybus 6 from Disp. IRA, 900 m walk) + 5-8 min walk | ~20-25 min, mostly on busy roads |
| Gara Cluj-Napoca (5.4 km) | 20-30 min | 25-35 min: **trolleybus 5, direct** | ~22-27 min |
| Iulius Town (3.8 km) | 12-25 min | 20-40 min: bus 57L direct but only 3 trips at peak | ~12-15 min |

- [Verified] **Stops:** Aiudului ~110 m; Branului ~270 m and Cămin Someșeni ~330 m (trolleybus 5, bus 8, 57L).
- [Verified] **Peak frequencies:** trolleybus 5 every 7-12 min; bus 8 every 12-24 min; 57L at 7:12, 7:50 and 8:50. Trolleybus 6 and bus 30 run every 4-6 min from Disp. IRA. ([CTP 5](https://ctpcj.ro/orare/csv/orar_5_lv.csv), [CTP 8](https://ctpcj.ro/orare/csv/orar_8_lv.csv), [CTP 57L](https://ctpcj.ro/orare/csv/orar_57L_lv.csv), [CTP 6](https://ctpcj.ro/orare/csv/orar_6_lv.csv))
- [Verified] **Car exit:** right turn only onto Traian Vuia, towards Pod IRA and the city. That suits mornings. Coming home means a left turn across traffic. ([PUD memo §4.2](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf))
- [Likely] **Bike:** a cycle track runs along Calea Someșeni, but there is no bike lane on Traian Vuia or Aurel Vlaicu.
- [Verified] **Traffic:** Calea Someșeni "blocks completely at peak hours", in the city's own words. ([Actual de Cluj](https://actualdecluj.ro/clujenii-din-cartierul-someseni-mai-au-de-asteptat-lucrarile-de-modernizare-pe-artera-calea-someseni-vor-incepe-abia-anul-viitor/))
- [Verified] **Nearby** (OSM, straight-line):
  - Health: pharmacy 145 m; clinic 110 m; family doctors at 535 m and 1.5 km (whether they take new patients: unknown).
  - Shops: small shops at 220-250 m; Profi 670 m; Kaufland, Lidl and the IRA market ~1 km; Artema 1.3 km.
  - Schools: Traian Dârjan 430 m; Alexandru Vaida-Voievod 1.3 km.
  - Parks: Între Lacuri and Aurel Vlaicu parks ~1.4 km.
  - The future Parcul Est (~1 km) is not before 2028. ([Parcul Est](https://actualdecluj.ro/parcul-est-din-cluj-promisiune-mare-buget-mic-doar-10-hectare-din-45-fagaduite-initial-de-primarie-vor-deveni-realitate-dupa-doi-ani-de-lucrari-cel-mai-devreme-in-2028/))
- [Unverified] Kindergarten places and the school district for this address: not public as data (section 8).
- **Utilities:**
  - [Verified] Water, sewage, gas and power are all on Traian Vuia. ([PUD memo §3.12](https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf))
  - [Unverified] No reports of repeated outages.
  - [Unverified] Fiber: Likely, since Traian Vuia is a main road, but the operators' checkers are forms we could not use.
- **Complaints:**
  - Aircraft noise (the most organised complaint) [Verified].
  - Heavy trucks on Someșeni side streets: a protest in March 2026, then fines [Verified] ([link](https://actualdecluj.ro/locuitorii-din-someseni-cer-primariei-cluj-sa-opreasca-traficului-greu-pe-strazile-rezidentiale-din-cartier-boc-raspunde-ca-exista-restrictii-si-promite-controale-si-sanctiuni/)).
  - Night smells in Mărăști [Verified].
  - Snow clearing: Traian Vuia is a main artery, so it should be cleared early. Some side streets were missed in winter 2025-26 [Likely] ([link](https://actualdecluj.ro/strada-publica-din-cluj-exclusa-din-planul-de-deszapezire-asteptati-sa-se-topeasca-gheata-sau-spargeti-o-singuri/)).
  - Visitors' street parking will be hard [Likely].
  - Construction dust: none reported, but likely given the building expected around [Unverified].

### 5.6 Price check details

**This project** [Verified] ([OLX API](https://www.olx.ro/api/v1/offers/285107756/)):

| Ad | m² | Price, VAT incl. | €/m² | Floor | Parking | On OLX since |
|---|---|---|---|---|---|---|
| [Ours, P143066](https://www.olx.ro/d/oferta/apartament-3-camere-2-bai-71-mp-cf-tva-inclus-zona-marasti-IDjihyc.html) | 71.42 | 164,266 € | 2,300 | 2 | +10,000 € | 1 Apr 2025 |
| [P129720](https://www.olx.ro/d/oferta/apartament-de-3-camere-semidecomandat-bloc-nou-zona-pod-ira-IDiti5F.html) (same plan, below) | 71.42 | 164,266 € | 2,300 | 1 | +10,000 € | 19 Jul 2024 |
| [P143064](https://www.olx.ro/d/oferta/apartament-cu-3-camere-2-bai-77-35-mp-semifinisat-tva-inclus-zona-IDjiHiM.html) | 77.35 | 177,905 € | 2,300 | 1 | +10,000 € | 3 Apr 2025 |
| [Second seller, 310268766](https://www.olx.ro/d/oferta/apartament-3-camere-bloc-nou-nzeb-zona-pod-ira-IDkZR4V.html) | 71 | 165,000 € | 2,324 | 1 or 2 | +12,000 € | 7 Oct 2026 |
| [Second seller, 304522897](https://www.olx.ro/d/oferta/apartament-2-camere-etaj-intermediar-cf-disponibil-IDkBKjD.html) | 49 + 6 balcony | 141,000 € | ~2,880 | 1 | +15,000 € | 30 May 2026 |

**Your 11 starting comparables** [Verified: all still live on 31 Oct 2026] ([details in notes C](notes/C-price-costs.md)):

| # | Listing | €/m² | Note |
|---|---|---|---|
| 1 | [Răsăritului, 65 m², 169,000 €](https://www.olx.ro/api/v1/offers/310205419/) | 2,600 | resale, furnished, no parking mentioned |
| 2 | [Aurel Vlaicu, 67 m², 160,000 €](https://www.olx.ro/d/oferta/apartament-3-camere-decomandat-67-mpu-aurel-vlaicu-marasti-IDl1vsf.html) | 2,388 | 1977-90 block, floor 8/8 |
| 3 | [Mărăști, 70 m², 179,900 €](https://www.olx.ro/d/oferta/apartament-70-mp-3-camere-marasti-zona-cu-potential-major-de-dezv-IDkayYg.html) | 2,570 | 2011, needs renovation, parking included |
| 4 | [Str. Fabricii, 80.4 m², 229,537 €](https://www.olx.ro/d/oferta/oportunitate-apartament-3-camere-80-mp-etaj-1-bloc-nou-marasti-IDkVgD7.html) | 2,855-3,454 | under construction, due 2027, VAT unclear |
| 5 | [Villa, 71 m² + 54 m² terraces, 196,000 € + VAT](https://www.olx.ro/d/oferta/apartament-3-camere-71-mp-54-mp-terase-imobil-tip-vila-marasti-IDkSvln.html) | 3,340 | big terraces inflate it |
| 6 | [Corneliu Coposu, 75 m², 159,320 € **+ VAT**](https://www.olx.ro/d/oferta/apartament-3-camere-75mp-bloc-nou-zona-corneliu-coposu-IDkrx85.html) | 2,570 | actually Dâmbul Rotund (west Cluj) |
| 7 | [Traian Vuia (Investa), 55.5 m², 150,000 €](https://www.olx.ro/d/oferta/apartament-cu-3-camere-parcare-subterana-bloc-nou-zona-traian-vuia-IDkRpn3.html) | 2,703 | finished, 2025; parking +12,000 € despite the title |
| 8 | [Edgar Quinet, 65 m², 162,995 €](https://www.olx.ro/d/oferta/apartament-de-3-camere-la-cheie-65mp-parcare-zona-edgar-quinet-IDkTmbf.html) | 2,508 | turnkey, parking with its own CF (Mănăștur) |
| 9 | [Edgar Quinet, 67 m², 175,000 €](https://www.olx.ro/d/oferta/apartament-cu-3-camere-finisat-zona-edgar-quinet-IDl2xW6.html) | 2,612 | 2012, finished; parking +10,000 €; 2% fee |
| 10 | [Gheorgheni/Hermes, 65 m², 164,900 €](https://www.olx.ro/d/oferta/proprietar-3-camere-64-7-mp-gheorgheni-albac-hermes-boxa-garaj-IDl2OBR.html) | 2,537 | pre-1977, needs renovation |
| 11 | [Iris, 67.45 m², 156,211 € **+ VAT**](https://www.olx.ro/d/oferta/apartament-3-camere-67-45-mp-comision-0-zona-iris-IDkM3vB.html) | 2,802 | BLITZ, VAT not included, due Dec 2026 |

Reading: once VAT and finish level are equalised, this flat is in line with the market for semi-finished new builds. It is cheaper than finished resale per m², but only because the finishing is still your job. [Likely]

**Bank and mortgage** [Likely unless marked]:
- Banks finance semi-finished new flats once the building is received and the unit is in the land book. Other ads in this area say "credit accepted". ([OLX 308255602](https://www.olx.ro/api/v1/offers/308255602/))
- Maximum loan-to-value is 85% for lei mortgages (BNR Reg. 17/2012); EUR loans need more down. Check with the bank.
- **Green mortgage:** the discount is small, ~0.05-0.10 percentage points (UniCredit, CEC, BT, BCR, BRD), and needs a class A certificate. Worth ~5-25 €/month. ([Forbes](https://www.forbes.ro/?p=486286), [Financial Intelligence](https://financialintelligence.ro/banca-transilvania-lanseaza-creditul-verde-pentru-locuinte-prietenoase-cu-mediul/))
- Rates: IRCC ≈5.6% in 2026 ([Capital](https://www.capital.ro/ircc-scade-la-558-in-t2-2026-potrivit-bnr-ce-impact-are-asupra-ratelor-romanilor.html)).
- If the valuation comes in low, the bank lends 85% of the lower figure. Use the valuation report to renegotiate.

---

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

**Before any viewing form, reservation or money**
1. From BLITZ, in writing: **buyer commission** (aim for 0%); **the seller's legal name + CUI**; the exact address; the unit number, stairwell and **the floor-2 plan with the unit marked**; the parking space number and level.
2. Check the seller yourself (free): status and VAT on [ANAF](https://www.anaf.ro) ("Informații contribuabili"); balance sheets at `webservicesp.anaf.ro/bilant?an=2025&cui=CUI`; lawsuits on [portal.just.ro](https://portal.just.ro) (search "Nume parte"); insolvency (look for "insolvență" cases on portal.just.ro).
3. **Extras CF for information** for the unit, the parking space and the building (CF 343229), from [epay.ancpi.ro](https://epay.ancpi.ro), ~20 lei each.
4. **Reception report**, **building permit AC 985/2023 with stamped drawings**, **energy certificate** (MDLPA code, class, renewable share) + the nZEB compliance report, the **releveu**, and the **ISU fire-safety authorisation**.
5. If part C shows a developer mortgage: the bank's **written release letter** for this unit and the account to pay into.
6. From your bank: pre-approval; written confirmation that it finances this semi-finished unit on the VAT-inclusive price; the valuation fee; any green-mortgage discount.

**Before the antecontract (at a notary, noted in the CF)**

7. The draft contract, with the semi-finished spec annex, payment schedule, delay penalties, warranty, and the builder's and site supervisor's names.
8. From the administrator or association: registration, monthly payment lists, repair fund, heat-meter method, building insurance, and the elevator and garage-pump contracts.
9. The basement waterproofing spec, the pump and drainage system, the geotechnical report, and any water-ingress history.

**Before the final deed**

10. Fresh CF extracts the day before; the notary's extract for authentication; the seller's local-tax certificate (the notary asks for it); the invoice with VAT shown; access to the technical book; a handover protocol listing every defect and the meter readings. Do not sign it "without objections" if anything is open.

---

## 7. Questions to ask

**BLITZ**
1. Who exactly is the seller (name, CUI)? Are you the exclusive agent?
2. Do I pay a commission? How much, and when? Can I have "0%" in writing?
3. What is the exact address? Which unit, stairwell and side? Does the flat face Traian Vuia, the courtyard, or a neighbour?
4. Is ad 310268766 (165,000 € + 12,000 € parking, another seller) the same flat?
5. How many of the 64 flats and 79 spaces are sold? Can I see the availability sheet?
6. Why has this flat been unsold since April 2025 at an unchanged price?
7. Why does the ad still say "finished August 2025, CFs end of 2025"?

**The developer**
1. When was the reception report signed? Were there objections? Does each flat and space have its own CF? Is there a bank mortgage, and how is it released?
2. Who built it, and who was the site supervisor? What written warranty do you give on finishes and installations?
3. Heating: gas plant, heat pumps, or both? How many solar panels, and for what? Is there cooling through the floor? Is there a heat meter per flat?
4. What is the energy class? Can I see the certificate?
5. Window and façade sound insulation, given the airport and DN1C. What are the window specs?
6. Is my space on S1 or S2? How is the basement waterproofed? Has water ever got in? Are there pumps and alarms?
7. What can the ground-floor commercial units be used for? Are restaurants or bars allowed? What opening hours? Are they sold or rented?
8. What exactly is in "semi-finished"? Can you give a turnkey price? Can I bring my own contractors before the final deed?
9. EV charging: are the points installed or only prepared? Are there storage boxes, and at what price?

**The administrator / owners' association (or residents already living there)**
1. Monthly costs per flat? How is heat billed? Is there a repair fund?
2. Any defects so far (leaks, cracks, mould, garage water, elevator, ventilation)?
3. How bad is the aircraft and road noise inside, especially early in the morning?
4. Has the association been registered? Are there any disputes with the developer?

---

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

| Gap | How to check it yourself |
|---|---|
| Developer identity, unit/parking CF, mortgages | Ask BLITZ; or buy the extras CF of nr. cad. 343229 on [epay.ancpi.ro](https://epay.ancpi.ro) (~20 lei). Part B names the owner |
| Parcel on the ANCPI map | Open [geoportal.ancpi.ro](https://geoportal.ancpi.ro) in a browser, layer "Imobile", search 343229, UAT Cluj-Napoca |
| Reception date, permit beneficiary, later permit changes | Ask the developer; or send Primăria a free request under Legea 544/2001 |
| Developer's track record and lawsuits | After you get the CUI: ANAF, portal.just.ro, rejust.ro (free) |
| Which side the flat faces; stairwells | The floor-2 plan from BLITZ; a visit; [Google Street View](https://www.google.com/maps) on Traian Vuia ~21-23 |
| Energy class, heating fuel, PV | The energy certificate (the seller must show it before signing) |
| Aircraft noise in practice | Visit at 6:00-7:30 and around 22:00; use a flight-tracker app for a few mornings; ask the airport for its latest noise map |
| Exact road noise at the façade | Ask Primăria (Ecologie Urbană) or APM Cluj for the noise-map sheet for Traian Vuia 21-23 |
| Rush-hour times | Google Maps "Depart at 7:45" on a Tuesday; drive it once; ride trolleybus 5 and bus 8 from Branului |
| Fiber internet | Enter "Str. Traian Vuia 21-23" on the Digi, Orange and Vodafone checkers; ask the developer which operators wired the building |
| School district, kindergarten places | [isjcj.ro](https://www.isjcj.ro) "Circumscripții școlare 2026-2027", search "Traian Vuia"; call the schools |
| Family doctors with free places | CAS Cluj list; phone the practices on Str. Blajului and Str. Dunării |
| Air quality in winter | [calitateaer.ro](https://www.calitateaer.ro), Dâmboviței station history; maps.sensor.community |
| Crime | Ask at Poliția Someșeni (Traian Vuia 43) |
| Resident complaints | Facebook groups (need a login): "Nu ne mai zburați somnul", Someșeni, Mărăști, Între Lacuri groups. Search "Traian Vuia", "Pod IRA", "zgomot avioane", "inundat" |
| Actual sale prices in the building | Not public. Ask the bank's valuer, or buy CF extracts of sold units |
| Bank's VAT basis for the loan | Ask 2-3 banks in writing |
| imobiliare.ro index for Mărăști | Open [imobiliare.ro/indicele-imobiliare-ro/cluj-napoca](https://www.imobiliare.ro/indicele-imobiliare-ro/cluj-napoca) in a browser |
| Official Codul fiscal art. 291 (VAT) text | [legislatie.just.ro](https://legislatie.just.ro), Legea 227/2015, consolidated form; or ask the notary |