# Agent C notes: Price check (6) and total cost to close (7)

Research date: 2026-10-31. Complete (sections 6 and 7, verdict, red flags, dead ends).

## 6. Price check

### 6.6 (early) The listing itself (OLX ID 285107756)
- [Verified] OLX public API answers (via fetch tool; plain curl gets a CloudFront 403). Listing **created 2025-04-01 11:58 (+03)**, last refreshed/pushed up 2026-10-29 16:44, valid to 2027-09-18. So it has been online about **19 months** (since before the promised Aug 2025 finish). — source: https://www.olx.ro/api/v1/offers/285107756/
- [Verified] Params: price 164,266 EUR, flagged "not negotiable" in the OLX field; suprafață utilă 71 m²; "După 2000"; floor 2; business seller "BLITZ Romania" (user 933732214, account since 2024-03-20); category id 1167; 6 photos; map pin lat 46.78227 / lon 23.639956 (OLX pins can be approximate). — source: https://www.olx.ro/api/v1/offers/285107756/
- [Verified] Description starts "Blitz vă propune spre vânzare un apartament cu 2 camere, semidecomandat, situat într-un ansamblu rezidențial modern" and gives code P143066 and parking 10,000 € VAT incl. — source: https://www.olx.ro/api/v1/offers/285107756/

### 6.6 (early) Same-project and sister BLITZ ads found via OLX API search (query "nzeb pod ira", "pod ira")
- [Verified] **Same description text, same price, another BLITZ ad since July 2024**: OLX 272955103 "Apartament de 3 camere, semidecomandat, bloc nou, zona Pod IRA", 71 m², floor 1, 164,266 € VAT incl., parking 10,000 €, BLITZ code P129720, text "Termenul de finalizare al proiectului este August 2025", CF "end of 2025", 64 apartments. **Created 2024-07-19**, last refreshed 2026-03-30 (not refreshed on OLX since, but the same unit P129720 was re-posted on romimo on 29.10.2026, so it is still for sale; OLX ad valid to 2027-06-04). — source: https://www.olx.ro/api/v1/offers/272955103/ , https://www.olx.ro/d/oferta/apartament-de-3-camere-semidecomandat-bloc-nou-zona-pod-ira-IDiti5F.html
  - Meaning: the developer's price list for a 71 m² unit has been **exactly 164,266 € for 27 months (Jul 2024 to Oct 2026)**. No price cut, no increase. Units of this project have been marketed by BLITZ for at least 27 months.
- [Verified] OLX 285206744 "Apartament cu 3 camere, 2 bai, 77,35 mp, semifinisat, TVA inclus", 77 m², floor 1, 177,905 € VAT incl. (= 2,300 €/m² on 77.35 m²), parking 10,000 € VAT incl., BLITZ code P143064 (two numbers before ours, P143066, so both entered the BLITZ system at the same time), same "August 2025" / "64 de apartamente" text. Created 2025-04-03, refreshed 2026-10-29. Body also says "2 camere" like ours (copy-paste). — source: https://www.olx.ro/api/v1/offers/285206744/
- [Verified] OLX 310268766 "Apartament 3 camere, bloc nou NZEB, zona Pod IRA", 71 m², 165,000 € VAT incl., seller Laura Diana Bratfalean (business account, cross-posted from Storia IDINGn), created 2026-10-07. **Likely the same project (Agent A matched the 71 m² floor plan)**, sold through a second channel. Text: "Prețurile afișate sunt cu TVA inclus", "Exista CF", "Încălzirea este asigurata de 2 centrale termice de bloc si fiecare apartament este contorizat individual", "bloc nou cu 3 etaje" (= ground + 2 + setback, matches the PUD), "Loc de parcare subteran disponbil - 12.000 Euro", NZEB with heat pumps and PV. So the same layout is offered at **165,000 € + 12,000 € = 177,000 €** there vs **174,266 €** at BLITZ. BLITZ is the cheaper channel by about 2,700 €. Same seller also lists a 2-room 49 m² + 6 m² balcony in the project at 141,000 € + 15,000 € parking (OLX 304522897, since 2026-05-30, "CF disponibil"), i.e. ~2,880 €/m², well above BLITZ's 2,300 €/m². — sources: https://www.olx.ro/api/v1/offers/310268766/ , https://www.olx.ro/api/v1/offers/304522897/ , Agent A notes `notes/A-identification-developer-legal.md` §0
  - Meaning: either the developer (or an investor who bought units) now asks more on its own channel, or BLITZ still carries an old price list. Either way, **BLITZ's 2,300 €/m² is the lowest asking price for this project**, which cuts both ways: less room to argue it is overpriced, but the "CF exists" claim (if true) removes one risk.
- [Verified] OLX map pins: ours 46.78227/23.639956; 77 m² ad 46.78211/23.639796; 272955103 46.78462/23.649586; 310268766 46.784485/23.649769. Win Imobiliare's unrelated 16-unit S+P+3 building has 46.782638/23.639923, almost identical to ours, so the pin is likely a generic "Mărăști/IRA" area point, not the building. — sources: the respective /api/v1/offers/<id>/ URLs
- [Verified] Unrelated building, do not mix: Win Imobiliare OLX 249877854, 16 apartments, S+P+3, own gas boiler, "Pretul apartamentului este 2300 euro mp + TVA", 85.62 m² = 196,926 € + VAT, parking 10,000 €, ad created 2023-02-07. Useful only as a price point: a Pod IRA semi-finished new build priced at 2,300 €/m² **plus** VAT in 2023, i.e. about 2,783 €/m² incl. 21% VAT. — source: https://www.olx.ro/api/v1/offers/249877854/

### 6.1 €/m² and VAT
- [Verified] Exchange rate used throughout: **BNR 30 Oct 2026: 1 EUR = 5.3426 RON**. — source: https://curs.bnr.ro/nbrfxrates.xml
- [Verified, arithmetic] 164,266 € / 71 m² = **2,314 €/m² VAT incl.** With parking: 174,266 € total (= 931,000 lei). — source: listing https://www.olx.ro/api/v1/offers/285107756/
- [Verified] **The developer prices at a round 2,300 €/m² VAT included.** 177,905 € / 77.35 m² = 2,300.0 exactly (sister unit, BLITZ P143064). 164,266 / 2,300 = 71.42 m² exactly, and romimo's copy of our ad (P143066) states **71.42 m² usable and "2 300 EUR/m²"** (OLX rounds to 71). Same on the 2-room P143054: 131,583 € / 57.21 m² = 2,300. — romimo: https://www.romimo.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/anunt/apartament-3-camere-2-bai-semifinisat-tva-inclus/f1hiff88d18d7hi9d83f01809d2dg570.html ; — sources: https://www.olx.ro/api/v1/offers/285206744/ , https://www.olx.ro/api/v1/offers/285107756/ ; check: ask for the releveu / CF surface.
- [Likely] **VAT rate that applies now: 21% standard. No reduced rate for homes is in force on 31 Oct 2026.**
  - Legea 141/2025 raised the standard rate from 19% to 21% from 1 Aug 2025 and replaced the 5%/9% reduced rates with a single 11% rate; homes were not kept in the reduced list. — sources: https://startupcafe.ro/ghid-anaf-actualizat-exemple-si-informatii-despre-noile-cote-de-tva-aplicabile-din-2025-87522 , https://www.greenfieldresidence.ro/baneasa/en/blog/tva-locuinte-de-la-1-august-2025-tva-ul-pentru-locuinte-a-crescut-de-la-19-la-21-cine-mai-poate-beneficia-de-tva-9-si-cum-te-ajutam-noi/
  - Transitional 9% only for buyers with an antecontract/advance signed by 31 Jul / 1 Aug 2025, home ≤120 m² usable, value ≤600,000 lei excl. VAT, one home, no other reduced-VAT home since 2023, delivery by 31 Jul 2026; Legea 161/2026 (MOF 642 of 4 Aug 2026) extended delivery to **30 Sep 2026**. That deadline has passed and was not extended again. — sources: https://www.contzilla.ro/oficial-legea-161-2026-extinde-aplicarea-cotei-de-9-la-unele-locuinte-intre-7-august-si-30-septembrie-2026/ , https://folositor.ro/ghid/tva-imobiliare-cota-9-vs-21 (updated 26 Oct 2026: "De la 1 octombrie 2026, toate locuințele noi vândute de dezvoltatori se facturează cu TVA 21%.")
  - So this buyer cannot get reduced VAT. Even under the old rule the flat would not qualify: 600,000 lei = 112,305 € excl. VAT, and this flat is about 135,757 € excl. VAT (725,000 lei).
  - Not Verified because I did not open the consolidated Codul fiscal art. 291 on legislatie.just.ro; buyer can check art. 291 alin. (1) and (2) at https://legislatie.just.ro (Codul fiscal, Legea 227/2015, forma consolidată).
- [Verified, arithmetic] At 21%: apartment **135,757 € net + 28,509 € VAT**; **1,912 €/m² net** on 71 m² (1,901 on 71.42). Parking 10,000 € = 8,264 € net + 1,736 € VAT. Total 174,266 € = 144,021 € net. No round net price falls out at 21%, 19%, 11%, 9% or 5% (e.g. 138,039 / 150,703 / 156,444), which supports "price set as 2,300 €/m² with VAT".
- [Likely] **The developer has already absorbed the Aug 2025 VAT rise.** The 71 m² price was 164,266 € VAT incl. in July 2024 (ad 272955103, VAT then 19%) and is still 164,266 € now (21%). Net to the developer fell from 138,039 € to 135,757 € (-1.7%). Two years with no price move in either direction, in a rising market, means demand at 2,300 €/m² is weak. — sources: https://www.olx.ro/api/v1/offers/272955103/ , https://www.olx.ro/api/v1/offers/285107756/
- Like-for-like: resale flats carry no VAT (sales between individuals are VAT-exempt), so compare resale prices with the full VAT-incl. price (that is what the buyer pays), not the net.

### 6.2 Comparables (asking prices, OLX, checked live via OLX API on 2026-10-31)
All are **asking prices**, not sales. "VAT-incl. €" is what an individual buyer pays (I added 21% where the ad says "+ TVA"). Resale has no VAT. Status "live" = returned by the OLX API search today. — source for every row: `https://www.olx.ro/api/v1/offers/<id>/` (public ad page linked).

**(a) This project (BLITZ, 64-unit nZEB complex, semi-finished, shared boiler)**

| OLX id / link | m² | Asking € | VAT-incl. €/m² | Built/delivery | Finish | Floor | Parking | VAT | Status |
|---|---|---|---|---|---|---|---|---|---|
| [285107756](https://www.olx.ro/d/oferta/apartament-3-camere-2-bai-71-mp-cf-tva-inclus-zona-marasti-IDjihyc.html) (ours, P143066) | 71.42 | 164,266 | 2,314 (2,300 on 71.42) | "Aug 2025" promised | semi | 2 | +10,000 incl. VAT | incl. | live, since 2025-04-01 |
| [285206744](https://www.olx.ro/d/oferta/apartament-cu-3-camere-2-bai-77-35-mp-semifinisat-tva-inclus-zona-IDjiHiM.html) (P143064) | 77.35 | 177,905 | 2,300 | same | semi | 1 | +10,000 | incl. | live, since 2025-04-03 |
| [272955103](https://www.olx.ro/d/oferta/apartament-de-3-camere-semidecomandat-bloc-nou-zona-pod-ira-IDiti5F.html) (P129720) | 71 | 164,266 | 2,314 | same | semi | 1 | +10,000 | incl. | listed since 2024-07-19, last refresh 2026-03-30 |

**(b) Other new builds, Pod IRA / Traian Vuia / Someșeni / Mărăști** (new builds first, as the brief asks)

| OLX id / link | m² | Asking € | VAT-incl. €/m² | Built/delivery | Finish | Floor | Parking | VAT | Status |
|---|---|---|---|---|---|---|---|---|---|
| [308255602](https://www.olx.ro/d/oferta/apartament-cu-3-camere-etaj-intermediar-bloc-nou-zona-traian-vuia-IDkRpmy.html) Investa, Traian Vuia | 66.38 | 148,000 | **2,230** | finished 2025 | semi, own boiler, triple glazing | 3/5 | +12,000 | incl. | live, since 2026-08-17 |
| [308255509](https://www.olx.ro/d/oferta/apartament-de-3-camere-de-vanzare-etaj-intermediar-zona-someseni-IDkRpl3.html) Investa, same block | 66.38 | 158,000 | 2,380 | 2025 | part-finished (painted, bathroom done) | 1/5 | +12,000 | incl. | live |
| [308255633](https://www.olx.ro/d/oferta/apartament-cu-3-camere-parcare-subterana-bloc-nou-zona-traian-vuia-IDkRpn3.html) Investa, same block (brief comp #7) | 55.5 | 150,000 | 2,703 | 2025 | finished | 5/5 | +12,000 (not incl., despite title) | incl. | live |
| [310268766](https://www.olx.ro/d/oferta/apartament-3-camere-bloc-nou-nzeb-zona-pod-ira-IDkZR4V.html) Bratfalean, NZEB, Pod IRA (lead 2) — **Likely same project, same layout** (move to table a) | 71 (72 in text) | 165,000 | 2,324 | new, "Exista CF" | semi | 1 or 2 | +12,000 | incl. | live, since 2026-10-07 |
| [304522897](https://www.olx.ro/d/oferta/apartament-2-camere-etaj-intermediar-cf-disponibil-IDkBKjD.html) Bratfalean, 2-room, same project per Agent A | 49 + 6 balcony | 141,000 | ~2,880 (VAT not stated) | new, "CF disponibil" | n/s | 1 | +15,000 | n/s | live, since 2026-05-30 |
| [309413673](https://www.olx.ro/d/oferta/oportunitate-apartament-3-camere-80-mp-etaj-1-bloc-nou-marasti-IDkVgD7.html) Investa, Str. Fabricii (brief comp #4) | 80.4 | 229,537 | 2,855 if incl. / 3,454 if +21% (ad unclear) | under construction, due summer 2027 | semi | 1/10 | +9,500 + VAT | "pentru persoanele fizice se aplica TVA" | live, since 2026-09-15 |
| [308520765](https://www.olx.ro/d/oferta/apartament-3-camere-71-mp-54-mp-terase-imobil-tip-vila-marasti-IDkSvln.html) / [304580115](https://www.olx.ro/d/oferta/apartament-3-camere-71-mp-54-mp-terase-imobil-tip-vila-marasti-IDkBZcw.html) villa, 3 flats (brief comp #5) | 71 + 54 terraces | 196,000 + VAT | 3,340 (terraces inflate it) | "end of year" | semi | 2 | 6,500 outdoor | + VAT | live (2 ads) |
| [247798234](https://www.olx.ro/d/oferta/ultimul-apartament-cu-3-camere-bloc-nou-93mp-garaj-someseni-IDgLJDI.html) Win, Someșeni | 93 + 21.5 terrace | 186,000 + VAT | 2,420 | new | semi | 3 | garage 8,000 + VAT | + VAT | live, since 2022-12-14 (!) |
| [307626210](https://www.olx.ro/d/oferta/proprietar-3-camere-bloc-2025-nzeb-mobilat-si-utilat-complet-parcare-subterana-cf-zona-ira-IDkOLD4.html) private owner, Traian Vuia, nZEB 2025, class A | 68 | 230,000 | 3,382 | 2025 | **finished + fully furnished** | 3/3 | +9,000, own CF | incl. | live, since 2026-08-05 |
| [310058903](https://www.olx.ro/d/oferta/apartament-la-cheie-bloc-nou-3-camere-2-bai-zona-pod-ira-IDkYYu3.html) turnkey, Pod IRA, 2026, heat pump | 59 | 210,000 | 3,559 | 2026 | turnkey furnished | 3 | +15,000 | n/s | live |
| [309042713](https://www.olx.ro/d/oferta/apartament-cu-3-camere-57-mp-parcare-zona-pod-ira-marasti-IDkUI7T.html) BLITZ, Pod IRA, 2026, heat pump, PV | 57 | 199,900 | 3,507 | 2026 | furnished | 3 | +15,000 | n/s | live. Probably BLITZ's **other** small heat-pump building, NOT this project |

Other-area new builds from the brief list (not Mărăști, shown for context only):
- Brief comp #6 [302088929](https://www.olx.ro/d/oferta/apartament-3-camere-75mp-bloc-nou-zona-corneliu-coposu-IDkrx85.html): BLITZ, 75 m², 159,320 € **+ VAT** = 192,777 € = 2,570 €/m², built 2023, "stadiul de finisat", ground floor, parking 15,000 € incl. VAT. Location is **Dâmbul Rotund** (map ~23.558 E, west Cluj), not Mărăști. Live since 2026-04-03. Same block, BLING ad [310155483](https://www.olx.ro/d/oferta/apartament-3-camere-69-6-mp-utili-etaj-1-zona-corneliu-coposu-IDkZnBN.html): 69.6 m² semi, 174,000 € VAT incl. = 2,500 €/m².
- Brief comp #11 [306980017](https://www.olx.ro/d/oferta/apartament-3-camere-67-45-mp-comision-0-zona-iris-IDkM3vB.html): BLITZ, Terra Gardens 7, Iris, 67.45 m², 156,211 € **+ VAT** ("Prețurile afișate NU includ TVA") = 189,015 € = 2,802 €/m², semi, due Dec 2026, parking 10,000 € incl. VAT. Live since 2026-07-16. Iris is north-west Cluj, not Mărăști.

**(c) Resale 3-room flats, Mărăști and next door (no VAT)**

| OLX id / link | m² | Asking € | €/m² | Built | Finish | Floor | Parking | Status |
|---|---|---|---|---|---|---|---|---|
| [310205419](https://www.olx.ro/api/v1/offers/310205419/) BLITZ, Răsăritului (brief #1) | 65 | 169,000 | 2,600 | n/s, 4-floor block, own boiler | furnished/equipped | ground | none mentioned | live, since 2026-10-06; text says negotiable |
| [310666143](https://www.olx.ro/d/oferta/apartament-3-camere-decomandat-67-mpu-aurel-vlaicu-marasti-IDl1vsf.html) Aurel Vlaicu (brief #2) | 67 | 160,000 | 2,388 | 1977-1990 | finished, part-furnished | 8/8 | n/s | live, since 2026-10-15 |
| [298044432](https://www.olx.ro/d/oferta/apartament-70-mp-3-camere-marasti-zona-cu-potential-major-de-dezv-IDkayYg.html) BLITZ (brief #3) | 70 | 179,900 | 2,570 | 2011 | **needs renovation** | 2 | 1 space included | live, since 2026-01-12 (9.5 months) |
| [305434973](https://www.olx.ro/d/oferta/apartament-3-camere-decomandat-65-mpu-aurel-vlaicu-intre-lacuri-IDkFzAx.html) Aurel Vlaicu / Între Lacuri | 65 | 202,000 | 3,108 | 1977-1990 | finished, furnished | 2/4 | n/s | live |
| [305330754](https://www.olx.ro/d/oferta/apartament-cu-3-camere-decomandate-66-mp-marasti-zona-aurel-vlaicu-IDkF8tA.html) Aurel Vlaicu | 66 | 205,000 | 3,106 | 1977-1990 | furnished | 8/8 | garage incl. | live |
| [304640554](https://www.olx.ro/d/oferta/apartament-cu-3-camere-decomandate-zona-piata-marasti-IDkCeWk.html) Piața Mărăști | 78 | 195,000 | 2,500 | 1977-1990 | furnished, classic | 10 | city-hall spot | live |
| [310849519](https://www.olx.ro/d/oferta/apartament-cu-3-camere-69-mp-zona-marasti-IDl2i9W.html) BLITZ, Mărăști | 71 | 229,000 (was 235,000) | 3,225 | 1990-2000 | furnished | ground | n/s | live |
| [311277761](https://www.olx.ro/d/oferta/comision-0-apartament-3-camere-decomandate-marasti-strada-nasaud-IDl45z3.html) Năsăud | 73 | 215,000 (was 225,000) | 2,945 | 1977-1990 | furnished | 1 | covered, paid yearly | live |
| [310974259](https://www.olx.ro/d/oferta/proprietar-3-camere-64-7-mp-gheorgheni-albac-hermes-boxa-garaj-IDl2OBR.html) Gheorgheni/Hermes (brief #10; same price also [311152488](https://www.olx.ro/d/oferta/apartament-cu-3-camere-de-vanzare-in-cartier-gheorgheni-piata-hermes-IDl3yYv.html)) | 65 | 164,900 | 2,537 | pre-1977 | **needs renovation** | ground | garage on city land | live |
| [308720025](https://www.olx.ro/d/oferta/apartament-de-3-camere-la-cheie-65mp-parcare-zona-edgar-quinet-IDkTmbf.html) Edgar Quinet, Mănăștur (brief #8) | 65 | 162,995 | 2,508 | post-2000 | turnkey | 5 | included, own CF | live |
| [310910104](https://www.olx.ro/d/oferta/apartament-cu-3-camere-finisat-zona-edgar-quinet-IDl2xW6.html) Edgar Quinet (brief #9; twin ad [311052568](https://www.olx.ro/d/oferta/apartament-cu-3-camere-finisat-zona-edgar-quinet-IDl38YU.html)) | 67 | 175,000 | 2,612 | 2012 | finished, part-furnished | ~1 | +10,000, own CF; 2% agency fee | live |

Reading the comps:
- [Likely] The closest like-for-like comp is the **Investa block on Str. Traian Vuia** (finished 2025, semi-finished, VAT incl., 1 km or less from Pod IRA): **2,230 €/m²** on floor 3, parking 12,000 €. Ours is **2,300-2,314 €/m²** plus 10,000 € parking. So the asking price is in line with, or slightly above, the nearest semi-finished new build; parking is 2,000 € cheaper.
- [Likely] Semi-finished new builds VAT incl. around Pod IRA ask 2,230-2,400 €/m². Finished+furnished new builds nearby ask 3,400-3,550 €/m². The gap (about 1,000-1,250 €/m², i.e. 70-90k € on 71 m²) is much more than the cost to finish and furnish (see 7.2-7.3), so the semi-finished route is cheaper if the buyer can wait and manage works.
- [Likely] Resale 3-room in Mărăști: renovation-needed 2,400-2,600 €/m²; furnished 2,900-3,200 €/m² (asking). Old blocks (1977-1990) usually lack underground parking.
- [Verified] Two asking-price cuts seen in resale Mărăști in Oct 2026 (310849519 235k→229k; 311277761 225k→215k). Brief comps #1-#11 all still live on 2026-10-31.
- No transaction evidence (actual sale prices) is public for these units. See 6.3 for the asking-vs-transaction gap.

### 6.3 Market data (asking-price indices; no public transaction index for Mărăști)
- [Likely] **Imobiliare.ro index, Sept 2026: Cluj-Napoca average asking price 3,316 €/m² usable, about +5% year on year.** Reported 29-30 Oct 2026. — 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.forbes.ro/clujul-trece-de-3-300-euro-mp-dar-cele-mai-mari-scumpiri-apar-in-resita-si-zalau-528869 (imobiliare.ro itself is blocked for my fetch tool; buyer can read https://www.imobiliare.ro/indicele-imobiliare-ro/cluj-napoca in a browser).
- [Likely] Trend: June 2025 imobiliare.ro index 3,131 €/m² (+12.7% y/y); Sept 2024 2,896 €/m². So roughly **+14% (2023-24), +13% (2024-25), +5% (2025-26)**: still rising but clearly slowing. — sources: https://actualdecluj.ro/in-cluj-chiar-si-cartierele-ieftine-au-preturi-mari-apartamentele-s-au-scumpit-cu-aproape-13-in-ultimul-an/ , https://actualdecluj.ro/clujul-imobiliar-de-toamna-preturi-in-crestere-cu-sute-de-euro-mp-fata-de-anul-trecut-la-apartamente-tranzactii-imobiliare-in-scadere-cele-mai-mari-credite-din-tara/
- [Likely] **VDI.ro, Mărăști, 30 Oct 2026 (median of active asking prices): 3-room 3,203 €/m² (54 listings); 2-room 3,191 €/m²; built after 2000: 3,243 €/m²; before 2000: 3,133 €/m².** Citywide Cluj: 3-room 3,167 €/m² (349 listings), new 3,259 vs old 3,115 (new ≈ +5%). VDI says "Sunt prețuri cerute în anunțuri, nu prețuri de tranzacție." — sources: https://vdi.ro/indici-imobiliari/cluj-napoca/marasti , https://vdi.ro/indici-imobiliari/cluj-napoca
- [Likely] New-build premium in Cluj is small in these indices (+3-5%) because indices mix finished/furnished flats; a **semi-finished** new build at 2,314 €/m² is **about 28% below the Mărăști 3-room median** of 3,203 €/m². Add finishing + furniture (6.5 + 7.3: ≈340 / 600 / 980 €/m² budget / mid / good) and the all-in cost is ≈2,650 / 2,910 / 3,290 €/m², i.e. 17% below / 9% below / 3% above the median. Fair, not a bargain.
- [Likely] Asking vs transaction: imobiliare.ro measured the Cluj "marjă de negociere" (last asking vs final price) at about **3-3.7%** in 2024 (the highest in Romania). No 2026 figure found. — sources: 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 , https://actualdecluj.ro/raport-de-trimestru-preturile-cerute-pe-apartamentele-din-cluj-au-crescut-cu-21-intr-un-an-cel-mai-mare-avans-din-tara-depreciere-semnificativa-a-ofertei-rezidentiale-de-pe-piata/ (search-result snippets; I did not open the full reports)
- [Unverified] Transaction volume: Cluj-Napoca had 869 property transactions in June 2026 per ANCPI (reported by actualdecluj). — source: https://actualdecluj.ro/grafic-cluj-napoca-locul-3-in-tara-la-tranzactii-imobiliare-in-iunie-2026-desi-ramane-cel-mai-scump-oras-din-romania/ (snippet only)

### 6.4 Underground parking: is 10,000 € fair?
- [Verified] Underground parking prices quoted in Pod IRA / Mărăști / Someșeni new-build ads (asking, Oct 2026): **9,000 €** (Traian Vuia nZEB 2025, own CF, 307626210 / 308968849); **9,500 € + VAT** = 11,495 € (Investa, Str. Fabricii, 309413673); **10,000 € VAT incl.** (this project; Napoca Imobiliare Someșeni blocks 305881941 etc.; BLITZ Terra Gardens Iris); **12,000 €** (Investa Traian Vuia 308255602; same project via Bratfalean 310268766); **15,000 €** (Pod IRA turnkey 310058903, BLITZ Dâmbul Rotund, Bratfalean 2-room 304522897); **17,000 € + VAT** (new project near Str. Fabricii, romimo snippet); **20,000 €** (BLITZ Mărăști 310060330). — sources: the OLX API records in 6.2; https://www.olx.ro/api/v1/offers/309413673/ ; https://www.olx.ro/api/v1/offers/308255602/
- [Likely] Verdict: **10,000 € VAT incl. is at the low end of the local range (9,000-15,000 €; median ~12,000 €) and fair.** The other channel for this same project asks 12,000 €. Do not spend negotiation capital trying to cut it much; better ask for it to be included or reduced to 8,000-9,000 € as part of a package.
- [Unverified] The ad does not say whether the space has its own CF unit, is a cotă-parte of the garage, or a right of use. PUD shows 79 underground spaces for 64 flats + shops/offices, so spaces are not guaranteed for every flat (source: Agent A, https://files.primariaclujnapoca.ro/2023/02/24/27.pdf). Value only holds if it is a separate CF unit. Legal checks are in Agent A's section 3.
- [Unverified] Lower basement (S2) is below the -4.20 m groundwater level per the PUD memo (Agent A/B). A space on S1 is preferable; ask which level.

### 6.5 Cost and time to finish (semi-finished → move-in ready), 71 m², 3 rooms, 2 bathrooms (my estimate)
What "semi-finished" includes here (listing): underfloor heating pipes, building boiler connection, self-levelling screed, double-glazed windows, electrical and plumbing to position. Not included: final wall coats/paint, floors, tiles, sanitaryware, interior doors, sockets/switches/lights, kitchen. — source: https://www.olx.ro/api/v1/offers/285107756/

| Item (71 m², 2 bathrooms) | Budget € | Mid € | Good € | Notes |
|---|---|---|---|---|
| Walls/ceilings: 2nd skim coat, sanding, primer, 2 coats washable paint (~220 m²) | 1,800 | 2,800 | 4,000 | Playtech 2026: walls 2,000-3,500 € for a flat |
| Floors: ~52 m² laminate/engineered rated for underfloor heating + skirting; ~19 m² tiles (hall/kitchen/bath floors) | 2,800 | 4,500 | 7,500 | Playtech 2026: floors "often over 6,000 €" for 3 rooms; brig: laminate fitting 30-45 lei/m², tiles 63-120 lei/m² labour, Cluj +10-20% |
| 2 bathrooms: waterproofing, wall/floor tiles, WC with frame, basin + vanity, shower/tub + glass, taps, mirror, towel rail | 5,000 | 8,000 | 12,000 | Playtech 2026: 2,500-6,000 € per complete bathroom (that figure includes pipework, which is already done here) |
| 5 interior doors with frames, handles, fitted | 1,000 | 1,750 | 3,000 | ~200 / 350 / 600 € per door |
| Sockets, switches, light fittings | 600 | 1,200 | 2,500 | Playtech 2026: doors+skirting+sockets+lighting 1,000-2,000 € |
| Kitchen: cabinets ~3.5 m, worktop, sink/tap, backsplash, fitted | 3,000 | 6,000 | 10,000 | Cotidianul (Nov 2025): small kitchen from 1,500 € (low-cost) to 15,000 € (premium) |
| Built-in kitchen appliances (hob, oven, hood, dishwasher, fridge) | 1,500 | 2,500 | 4,500 | retail range, my estimate |
| Contingency 10% | 1,600 | 2,700 | 4,300 | brig.ro recommends 10-20% reserve |
| **Total** | **≈17,300** | **≈29,500** | **≈47,800** | ≈245 / 415 / 675 €/m² |

- [Unverified, my estimate] Basis: line items above, scaled from Playtech's Feb 2026 full-renovation line items (250-600 €/m², incl. demolition and new installations that a semi-finished flat does not need) and brig.ro labour rates. — sources: https://playtech.ro/2026/cat-costa-sa-renovezi-un-apartament-cu-doua-sau-trei-camere-in-bucuresti-lista-tuturor-cheltuielilor-din-2026/ , https://brig.ro/pardoseala/cluj-napoca , https://www.cotidianul.ro/cat-costa-sa-renovezi-si-sa-mobiliezi-o-locuinta-in-2025/ , https://brig.ro/cat-costa/constructii
- [Likely] Sanity check from the market: in the Investa Traian Vuia block, the semi-finished unit asks 2,230 €/m² and the finished one 2,703 €/m², a gap of ~470 €/m² (≈33,500 € on 71 m²). That brackets my mid estimate. — sources: https://www.olx.ro/api/v1/offers/308255602/ , https://www.olx.ro/api/v1/offers/308255633/
- [Likely] Time: **2-4 months of works** after you get the keys (tiling and bathrooms 3-5 weeks, floors 1-2 weeks, painting 2-3 weeks, custom kitchen lead time 4-8 weeks), plus 1-2 months to book a good team in Cluj. Plan **3-6 months from handover to move-in**; keep paying rent meanwhile (≈2,000-4,500 € at 650-750 €/month). A Cluj contractor quoted 3-5 months for full renovations (sponsored piece). — source: https://actualdecluj.ro/video-cat-costa-renovarea-si-amenajarea-unui-apartament-in-2026-romanii-investesc-cel-mai-mult-in-aceasta-camera/
- Flooring must be rated for underfloor heating (low thermal resistance; laminate/engineered with a heating-compatible underlay, or tiles). Ask the developer for the heating plan (pipe layout) before drilling for doors/kitchen fixings.

### 6.6 Listing and project history, unsold stock
- [Verified] Timeline of this project's BLITZ ads: P129720 (71.42 m², floor 1) on OLX since **2024-07-19**, on romimo probably since 2024-08-26 (romimo listing ID 1724654919 reads as a Unix timestamp = 2024-08-26; Likely, since our ad's romimo ID 1743496557 = 2025-04-01 08:35 UTC matches its OLX creation 2025-04-01 11:58 +03); P143054 (2-room 57.21 m², 131,583 € = 2,300 €/m²), P143064 (77.35 m², 177,905 €) and **P143066 (ours, 71.42 m², floor 2, 164,266 €)** created about **2025-04-01/03** (romimo ID 1743496557 = 2025-04-01). All re-posted on romimo 27-29 Oct 2026 ("Valabil din 27.10.2026", "29.10.2026"). — sources: https://www.olx.ro/api/v1/offers/272955103/ , https://www.olx.ro/api/v1/offers/285206744/ , https://www.olx.ro/api/v1/offers/285107756/ , https://www.romimo.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/anunt/apartament-3-camere-2-bai-semifinisat-tva-inclus/f1hiff88d18d7hi9d83f01809d2dg570.html , https://www.romimo.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-3-camere/anunt/apartament-de-3-camere-semidecomandat-bloc-nou-zona-pod-ira/ef074e37id82791eee361eh672h83475.html , https://www.romimo.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-2-camere/anunt/apartament-2-camere-semifinisat-tva-inclus/fh5i7ei46d6e73gg297i8927682id65d.html
- [Verified] **Romimo confirms our unit: 71.42 m² usable, "2 300 EUR/m²", 3 rooms, 2 bathrooms, semidecomandat, floor 2, 3 levels, year built 2025, code P143066.** The romimo spec also says "Necesită renovare" (a form default; it is semi-finished). — source: romimo P143066 link above
- [Verified] **No price change ever**: 2,300 €/m² VAT incl. on every BLITZ unit, July 2024 → Oct 2026, through the VAT rise of Aug 2025. Descriptions still say "finalizare august 2025" and "CF-uri spre sfârșitul anului 2025" in Oct 2026, i.e. never updated.
- [Verified] **At least 4 units of 64 are still advertised by BLITZ** (57.21, 71.42 fl.1, 71.42 fl.2, 77.35), plus 2 more via a second seller (310268766 71 m²; 304522897 49 m²). Ours has been on sale **19 months**, the floor-1 twin **27 months**, and the building was due **14 months ago**. I could not count sold units (no public sales register; ANCPI CF extracts per unit cost money). [Unverified] 6+ unsold units visible ≈ 10% of the building still on the market a year after completion.
- [Verified] No Wayback Machine snapshot of the ad. — source: https://archive.org/wayback/available?url=olx.ro/d/oferta/apartament-3-camere-2-bai-71-mp-cf-tva-inclus-zona-marasti-IDjihyc.html
- [Verified] The OLX price field is flagged "not negotiable" (ours and the 77.35 m² ad). Treat that as BLITZ's default, not a fact; the developer sets the price.

**Rent and buy-vs-rent**
- [Verified] The 650 €/month lead ad (IDkOBbk) is **gone** (OLX returns HTTP 410). — source: https://www.olx.ro/d/oferta/apartament-IDkOBbk.html
- [Verified] Live 3-room rentals in new blocks around Pod IRA (OLX, 31 Oct 2026, 6 listings): **650 €** (60 m², BLITZ, 2026 nZEB, parking, 310193301); **650 €** (62 m², "prima închiriere", underground parking incl., 310908085 — same second seller as 310268766, so possibly this project); **650 €** (60 m², terrace, parking +50 €, 310421210); **675 €** (64 m², ground floor + garden, parking, 310819130); **780 €** (64 m², ground + yard, parking, 309722364); **950 €** (96 m², parking, 311292683). — source: https://www.olx.ro/api/v1/offers/?offset=0&limit=50&city_id=52953&category_id=1159&query=ira
- [Likely] Fair rent for this flat finished + furnished with parking: **≈700-800 €/month**.
- [Unverified, my estimate] Gross yield: 750 × 12 = 9,000 €/yr on the all-in cost of ≈220,000 € (6.7/7.4) = **4.1%**; on the 174,266 € price alone 5.2%. Normal for Cluj; it does not signal a bargain.
- [Unverified, my estimate] Buy vs rent (monthly, first years). Loan 85% of 174,266 = 148,000 € equivalent in lei, 30 years: payment **≈795 € at 5%, ≈890 € at 6%, ≈985 € at 7%** (interest part in year 1: 620-865 €). Add the lost return on ~70,000 € own cash (down payment + finishing + furniture + fees) at ~4% ≈ 230 €/month, plus property tax, insurance, repair fund ≈ 30-50 €/month. **Owning costs ≈ 900-1,150 €/month in "lost money" (interest + opportunity + costs) vs renting ≈ 700-800 €/month.** Owning wins only if prices keep rising (Cluj +5% in the last year, slowing) or you stay 10+ years. Rates reference: IRCC ≈ 5.6-5.7% in 2026; UniCredit 2026 offer 4.59% fixed 2 years then IRCC + 2.20%. — sources: https://www.capital.ro/ircc-scade-la-558-in-t2-2026-potrivit-bnr-ce-impact-are-asupra-ratelor-romanilor.html , https://www.forbes.ro/?p=486286

### 6.7 Bank valuation, financing a semi-finished flat, green mortgage, LTV
- [Likely] **Valuation should land near the price if it is done on a VAT-inclusive basis.** Semi-finished new-build comps nearby ask 2,230-2,400 €/m² VAT incl. (6.2); ours is 2,300. Valuers use comparable asking/sale prices with a discount, so expect **150,000-165,000 € for the flat** (Unverified estimate), i.e. 0-9% below asking.
- [Unverified] **Key risk: VAT basis.** ANEVAR-style market values are often stated without VAT. If the bank applies LTV to a net-of-VAT value (≈135,800 € + 8,300 € parking) instead of the 174,266 € you pay, an 85% loan shrinks from ≈148,000 € to ≈122,000 €: **≈26,000 € more own cash**. Ask the bank in writing, before paying any advance, whether LTV is applied to min(price incl. VAT, valuation incl. VAT). I found no public source that settles this.
- [Likely] Banks do finance semi-finished new flats, on condition that the building has its reception report and the unit (and parking) is registered in CF. Evidence: ads in the same area for semi-finished units say "se acceptă credit" (Investa 308255602: full payment or mortgage; Bratfalean 310268766: credit accepted). The valuation is for the semi-finished state, so **the finishing and furniture money is not financed** by a standard mortgage (unless you take a separate personal/renovation loan). — sources: https://www.olx.ro/api/v1/offers/308255602/ , https://www.olx.ro/api/v1/offers/310268766/
- [Likely] **Green mortgage: small benefit.** UniCredit (Feb 2026): class A or better → 4.59% fixed 2 yrs then IRCC + 2.20% vs standard 4.69% / IRCC + 2.25% (0.10 pp / 0.05 pp cheaper; campaign to 30 Apr 2026). CEC "Casa Mea Verde": 0.1 pp below standard, no analysis fee. Banca Transilvania's green loan (2020 launch): energy class A (or B superior, ≤163 kWh/m²/yr), 15% down, "rate mai mici cu până la 5%". BCR "Casa Mea NaturA" and BRD "Habitat Verde" exist (older launch articles). You need the **energy performance certificate showing class A** from the developer. Worth ~5-25 €/month; ask every bank. — sources: https://www.forbes.ro/?p=486286 , https://financialintelligence.ro/banca-transilvania-lanseaza-creditul-verde-pentru-locuinte-prietenoase-cu-mediul/ , https://economedia.ro/?p=17690 , search snippets for CEC/BRD (https://www.revistabiz.ro/brd-lanseaza-credite-verzi-pentru-persoane-fizice/)
- [Likely] **LTV rules (BNR Reg. 17/2012):** max **85% LTV for lei mortgages**, lower for EUR (75% at launch; check current), so plan **≥15% down in lei** (≥26,140 € on 174,266 €). Debt service cap: 40% of net income for lei variable-rate mortgages, **+5 pp for a first home loan** (2018 BNR draft as reported; final rule from 2019). The 95% LTV exception exists only inside the state program (Noua Casă), which this flat does not qualify for (7.1). — sources: https://www.capital.ro/stire-marius-160435.html (snippet), https://www.wall-street.ro/articol/Finante-Banci/231879/gradul-de-indatorare-in-cazul-creditelor-ipotecare-in-lei-plafonat.html ; buyer can check the consolidated regulation on https://www.bnr.ro
- If the valuation comes in lower: the bank lends 85% of the lower figure; you cover the gap in cash, or renegotiate the price using the valuation report (a valuation below asking is a strong negotiation document).

## 7. Total cost to close and move in

### 7.1 Taxes, state programs, who pays what
- [Likely] **The buyer pays no transfer tax.** VAT (21%) is inside the 164,266 € / 10,000 € prices; the developer collects it and pays it to the state. The developer also pays its own corporate income tax on its profit. The 1% / 3% tax on property sales (Codul fiscal art. 111) applies to individuals selling, not to a company. — sources: https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026 , https://playtech.ro/2026/cat-costa-un-contract-de-vanzare-cumparare-taxe-notariale-2026/
- [Likely] After purchase you owe yearly building tax to Primăria Cluj-Napoca (declare within 30 days). I did not compute it; [Unverified] order of 100-300 €/yr.
- [Likely] **No reduced VAT** (see 6.1: 9% transitional rate ended 30 Sep 2026; even then the 600,000 lei ≈ 112,300 € net ceiling would have excluded this flat).
- [Likely] **Noua Casă (2026) does not apply.** The program continues in 2026 (guarantee ceiling 500 million lei) with two tiers: homes up to 70,000 € with 5% down, and **new homes above 70,000 € up to 140,000 € inclusive with 15% down** (60% state guarantee). This flat alone is 164,266 €, with parking 174,266 €: above the ceiling. TVR: "În capitală și în Cluj, devine tot mai mult un instrument teoretic." — sources: https://tvrinfo.ro/programul-noua-casa-continua-in-2026-plafon-de-500-mil-lei-dar-acces-tot-mai-dificil-in-marile-orase/ , https://www.wall-street.ro/articol/Finante-Banci/258342/credit-prima-casa-noua-casa-conditii.html (2020 program rules: "se aplică doar locuinţelor noi ce depăşesc pragul de 70.000 de euro până la 140.000 euro inclusiv")
- [Unverified] I found no other 2026 national program for first homes that fits this price.

### 7.2 Closing cost line items (on 174,266 €, BNR 5.3426 lei/€)
| Item | Low € | Mid € | High € | Basis / source |
|---|---|---|---|---|
| Notary fee, sale contract (flat + parking), +21% VAT | 1,681 | 1,681 | 1,900 | Ord. 177/C/2024 scale: over 600,001 lei = 6,405 lei + 0.6% above. On net price 769,447 lei → 7,422 lei + VAT = 8,980 lei. If the notary uses the VAT-incl. price: 10,153 lei. Norms say VAT is not part of the base ("La stabilirea onorariului nu se ia in calcul si cuantumul TVA", forum quote of Ord. 46/2011; Likely). Minimum fee; notaries may charge more. — https://startupcafe.ro/imobiliare-cresc-tarife-onorarii-minimale-notariale-ordin-177c2024-monitorul-oficial-htm-25932 , https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026 |
| ANCPI registration (intabulare), flat + parking | 216 | 216 | 261 | 0.15% of value for individuals, min 60 lei per property (Ord. ANCPI 16/2019 as amended by 1498/2024). — https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026 , 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 |
| CF extracts for authentication (2 units) | 10 | 15 | 20 | ~20-25 lei each (2025 tariff); usually billed by the notary. Owner info extracts became free in 2025. — https://alba24.ro/taxele-platite-de-proprietari-pentru-extrasele-de-carte-funciara-eliminate-din-luna-aprilie-precizarile-ministrului-dezvoltarii-1074747.html (snippet) |
| Agency commission (only if you pay one) | 0 | 0 | 4,217 | Ad says nothing. BLITZ's other new-build ads say "Comision 0" in the title (Iris, Terra Gardens), ours does not. Typical Cluj 2-3% + VAT; I used 2% + 21% VAT. **Ask BLITZ in writing before any viewing contract.** — https://folositor.ro/ghid/costuri-achizitie-casa-romania-2026 , https://www.olx.ro/api/v1/offers/306980017/ |
| Bank valuation | 94 | 190 | 281 | 500-1,500 lei, sometimes paid by the bank. — folositor.ro (above) |
| Bank analysis/granting fee | 0 | 500 | 936 | 0.5-1% of loan, capped ~3,000-5,000 lei; many banks 0 in campaigns. — folositor.ro (above) |
| Notary fee, mortgage contract (+VAT), loan ≈148k € | 469 | 469 | 469 | Ord. 177/C/2024 guarantee scale: over 500,001 lei = 1,778 lei + 0.10% above → 2,069 lei + VAT. — startupcafe link above |
| PAD + optional home insurance, year 1 | 25 | 60 | 280 | PAD type A 130 lei/yr (Legea 260/2008); optional policy 300-1,500 lei/yr. — https://playtech.ro/2026/tipuri-de-asigurare-pentru-locuinta-ce-variante-exista-si-cat-costa-fiecare-in-2026/ (snippet), folositor.ro |
| Life insurance year 1 (if the bank requires it) | 0 | 190 | 470 | 500-2,500 lei/yr. — folositor.ro |
| Owners' association start-up / utility contracts | 0 | 200 | 500 | [Unverified] estimate; ask whether meters/branșamente are charged to buyers |
| **Closing total** | **≈2,500** | **≈3,500** | **≈9,300** | High case = buyer pays agency 2% + VAT |

### 7.3 Furnishing to a normal mid-range level (my estimate, excl. kitchen which is in 6.5)
| Group | Budget € | Mid € | Good € |
|---|---|---|---|
| Living/dining: sofa, TV unit, table + 4 chairs, rug | 1,800 | 2,500 | 4,500 |
| Master bedroom: 160 bed + mattress, wardrobe (built-in or PAX), bedside | 1,800 | 2,800 | 5,000 |
| Second bedroom/office: bed or sofa bed, wardrobe, desk + chair | 1,200 | 1,800 | 3,000 |
| Hallway built-in shoe/coat unit, bathroom storage | 500 | 1,200 | 2,200 |
| Freestanding appliances: washing machine, (dryer), TV, vacuum | 900 | 1,300 | 2,500 |
| Air conditioning, 2 split units fitted (optional; nZEB flats can overheat in summer) | 0 | 1,800 | 2,500 |
| Curtains/blinds (~6-8 windows), decorative lights | 500 | 900 | 1,500 |
| Delivery, assembly, small items | 300 | 700 | 800 |
| **Total** | **≈7,000** | **≈13,000** | **≈22,000** |
- [Unverified, my estimate] Typical IKEA/Dedeman/eMAG-level prices. Cross-check: Cotidianul (Nov 2025) puts furnishing a 60 m² 2-room flat at **20,000 to 35,000+ €** including a custom kitchen and finishes; my mid of 13,000 € + kitchen 8,500 € (6.5) = 21,500 € sits at the low end of that. — source: https://www.cotidianul.ro/cat-costa-sa-renovezi-si-sa-mobiliezi-o-locuinta-in-2025/

### 7.4 Grand total and cash needed
| Line | Low € | Mid € | High € |
|---|---|---|---|
| Flat + parking (asking) | 174,266 | 174,266 | 174,266 |
| Closing (7.2) | 2,500 | 3,500 | 9,300 |
| Finishing incl. kitchen (6.5) | 17,300 | 29,500 | 47,800 |
| Furniture/appliances (7.3) | 7,000 | 13,000 | 22,000 |
| **Grand total** | **≈201,000** | **≈220,300** | **≈253,400** |
| Rent overlap during works (3-6 months) | 0 | 2,600 | 4,500 |
| **Own cash needed with an 85% lei mortgage (loan ≈148,100 €)** | **≈53,000** | **≈74,800** | **≈109,800** |
| At the target price (165,000 € total), mid case | | ≈211,000 total; ≈64,000 own cash (loan 140,250 €) | |
- [Unverified, my estimate] The 15% down payment alone is 26,140 €. Everything else in "own cash" (finishing, furniture, fees ≈ 27,000-84,000 €) is **not covered by the mortgage**, because the bank values the flat semi-finished. If the bank applies LTV to a net-of-VAT valuation (6.7), add ≈26,000 €.

**Compare: buy a finished, furnished ~70 m² new build nearby instead (asking prices, OLX, live 31 Oct 2026)**
| Listing | m² | Built | State | Price + parking € | Note |
|---|---|---|---|---|---|
| [307626210](https://www.olx.ro/d/oferta/proprietar-3-camere-bloc-2025-nzeb-mobilat-si-utilat-complet-parcare-subterana-cf-zona-ira-IDkOLD4.html) Str. Traian Vuia, owner (same flat also via agents: [308968849](https://www.olx.ro/d/oferta/apartament-premium-de-3-camere-complet-nou-nzeb-2025-pod-ira-IDkUoUx.html), [310671219](https://www.olx.ro/d/oferta/apartament-3-camere-mobilat-si-utilat-complet-zona-ira-IDl1xM7.html), Likely) | 68 + 4 balcony | 2025, nZEB, class A | new furniture, 1-yr finish warranty | 230,000 + 9,000 (235,000 together) | VAT incl.; top floor 3/3 |
| [295663491](https://www.olx.ro/d/oferta/comision-0-ap-3-camere-finisat-parcare-subterana-str-traian-vuia-IDk0zzZ.html) Str. Traian Vuia, "Comision 0%" | 70 + balcony | new | finished, unfurnished | 210,000 + 15,000 | +13,000 furniture ≈ 238,000 |
| [299623665](https://www.olx.ro/d/oferta/apartament-3-camere-finisat-nou-70-mp-zona-someseni-IDkhbNL.html) Someșeni | 70 + 6 balcony | new | finished | 217,000 + 10,000 | floor 2/3 |
| [310058903](https://www.olx.ro/d/oferta/apartament-la-cheie-bloc-nou-3-camere-2-bai-zona-pod-ira-IDkYYu3.html) Pod IRA, turnkey | 59 | 2026, heat pump | furnished | 210,000 + 15,000 | smaller |
| [310849519](https://www.olx.ro/d/oferta/apartament-cu-3-camere-69-mp-zona-marasti-IDl2i9W.html) Mărăști resale | 71 | 1990-2000 | furnished | 229,000, no parking | old block |
- [Likely] Finished + furnished ~70 m² with underground parking near Pod IRA asks **≈225,000-239,000 €**. This flat finished and furnished costs **≈201,000 € (budget) / 220,000 € (mid) / 253,000 € (good)** at the asking price, **≈211,000 € mid at the target price**. So the semi-finished route **saves ≈10,000-25,000 € at a mid level** (more at budget level), in exchange for 3-6 months of works, rent overlap, and the risk and stress of managing contractors. At a "good" finish level it costs more than buying finished.

## Price verdict (draft)
- **Asking:** 174,266 € = flat 164,266 € (2,300 €/m² × 71.42 m², VAT 21% incl.) + parking 10,000 €.
- **Is it fair?** Roughly yes, but it is not a bargain. It is the lowest asking price for this project (the other channel asks 177,000 € for the same layout + parking) and in line with the nearest independent semi-finished new build (Investa, Traian Vuia: 2,230 €/m² + 12,000 € parking). It is well below finished/furnished new builds (≈3,400-3,550 €/m²) only because you pay ≈30,000-45,000 € and 3-6 months to finish and furnish it.
- **Fair range (flat + parking): 160,000-170,000 €** (flat ≈151,000-160,000 € = 2,115-2,240 €/m², parking 9,000-10,000 €). [Unverified, my estimate] Basis: semi-finished comps 2,230-2,400 €/m², Cluj asking-to-sale margin 3-4%, plus a discount for 19-27 months unsold, 14 months' delay, and the location opposite a cemetery on the airport road (Agent A).
- **Target price: 165,000 € total** (≈ -5.3%). Easy-to-say versions: "164,266 € with the parking included", or flat 156,000 € + parking 9,000 €.
- **Opening offer: 155,000 € total** (≈ -11%), e.g. flat 147,000 € + parking 8,000 €, with a short closing and proof of financing.
- **Walk-away: 170,000 € total**, and only if the documents are clean (unit and parking each with their own CF, no developer mortgage or a written release, reception report, energy certificate class A, written semi-finished spec). Paying the full 174,266 € is defensible only with clean documents plus extras (S1 parking level, storage, a defects warranty in writing, no buyer commission). If the CFs do not exist or carry an unreleased bank mortgage, do not sign a final contract at any price.
- **Negotiation arguments (concrete):**
  1. Our ad has been online since 1 Apr 2025 (19 months); the identical floor-1 unit since 19 Jul 2024 (27 months). Nobody bought at 2,300 €/m² in over two years. — https://www.olx.ro/api/v1/offers/285107756/ , https://www.olx.ro/api/v1/offers/272955103/
  2. The price list has not moved since July 2024; the developer already swallowed the Aug 2025 VAT rise, which shows the price is a list price, not a market-tested one.
  3. At least 6 units are still advertised across two sellers a year after the promised August 2025 completion. Unsold stock costs the developer interest and fees every month.
  4. The ad is wrong in basic facts (2 rooms vs 3, "finished Aug 2025", "CF end of 2025"), so ask for every fact in writing and price in the uncertainty.
  5. Semi-finished: you carry ≈30,000 € of finishing and 3-6 months of rent. The finished/semi-finished gap in the Investa block is ≈470 €/m², which shows how the market prices that work.
  6. Nearest independent comp: 66.38 m² semi-finished, finished 2025, VAT incl., 148,000 € (2,230 €/m²). — https://www.olx.ro/api/v1/offers/308255602/
  7. Location: opposite Cimitirul Someșeni, on Str. Traian Vuia (airport road), next to a railway and Pod IRA bottleneck (Agents A/B). A street-facing unit deserves a discount; ask which side floor-2 unit P143066 faces.
  8. Cluj negotiation margins run 3-4% on average; you are asking for a bit more because of points 1-3.
  9. Offer certainty: bank pre-approval, short deadline, ready to sign. Developers value a fast, sure sale.
  10. If the price will not move, ask for non-price value: parking included or at 5,000-8,000 €, a storage room, the notary fee paid by the seller, a finishing allowance, or S1 parking instead of S2.
  11. Commission: BLITZ's other new-build ads are "Comision 0" for buyers; insist on the same in writing.

## Red flags
- **negotiate** — On sale 19 months (ours) / 27 months (twin), price never changed, ad text never updated: weak demand at 2,300 €/m². Leverage.
- **negotiate** — At least 6 units still advertised a year after the promised completion. Leverage, but also ask why they are not selling (noise, cemetery view, defects?).
- **negotiate / verify** — Same layout offered by a second seller (165,000 € + 12,000 € parking, "Exista CF"); possibly the same unit. Make sure the seller in the contract is the CF owner and the unit is not reserved by someone else (CF extract the day before signing).
- **deal-breaker if you cannot cover it** — Bank may apply LTV to a net-of-VAT valuation: up to ≈26,000 € extra cash. Get the bank's written answer before paying any advance.
- **negotiate** — Finishing + furniture (≈20,000-70,000 €) is cash, not financed by the mortgage; move-in 3-6 months after handover with rent overlap.
- **minor** — "Not negotiable" flag on OLX. It is the agency's default; the developer decides.
- **minor** — No reduced VAT and no Noua Casă for this flat (price above 140,000 €; 9% transition ended 30 Sep 2026). Budget at full 21% VAT.
- **minor** — Parking 10,000 € is fair (local range 9,000-15,000 €). Check CF status and level (S2 is below groundwater per the PUD).
- **minor** — Agency commission unknown (0 to ≈4,200 € if 2% + VAT). Ask before signing anything with BLITZ.
- **minor** — Gross rental yield ≈4.1% on the all-in cost: fine for a home, not an investment bargain.

## Dead ends
- **imobiliare.ro price index** (Cluj-Napoca / Mărăști pages): my fetch tool is blocked by the site, and a direct curl attempt was refused by the sandbox. I used news reports of the Sept 2026 index instead. Buyer: open https://www.imobiliare.ro/indicele-imobiliare-ro/cluj-napoca in a browser and pick Mărăști.
- **Storia** pages and blog: HTTP 403 to automated tools. Buyer: search Storia for "Traian Vuia 21" / "nZEB Pod IRA" and the cross-posted IDs (IDINGn).
- **OLX**: curl to the API gets a CloudFront 403; the fetch tool works. The 650 €/month rental lead (IDkOBbk) returns HTTP 410 (deleted). Buyer: OLX "Închirieri, 3 camere, Pod IRA" for current rents.
- **archive.org**: no snapshot of our ad. No price history beyond what OLX/romimo creation dates show.
- **Romimo units of 69 m² / 77.26 m²** mentioned in one search snippet: not found on romimo search; only 57.21, 71.42 (×2) and 77.35 m² are live.
- **BLITZ code P143066 search**: no public hit beyond OLX/romimo. Buyer: ask BLITZ for the full price list and availability sheet of the project (how many of 64 are sold).
- **Transaction prices** (what units actually sold for): not public. ANCPI shows prices only inside paid CF extracts / contracts; Veridio 2026 data is not free. Buyer: ask the notary or the bank's valuer for recent transaction comps in the building; you can order CF extracts for sold units via ANCPI ePay (account and small fee needed).
- **Whether the valuation/LTV uses VAT-incl. value**: no public rule found (ANEVAR standards and bank norms not public in that detail). Buyer: ask 2-3 banks in writing.
- **Official Codul fiscal art. 291 text**: not opened; I relied on several secondary sources that agree. Buyer/notary: https://legislatie.just.ro (Legea 227/2015, forma consolidată, art. 291).
- **BNR Reg. 17/2012 current LTV/DSTI**: only older/draft reports found. Buyer: consolidated text on https://www.bnr.ro, or ask the bank.
- **Exact current mortgage rates per bank**: changing campaigns; check each bank's site or a broker.