Most buyers spend 80% of their evaluation time on finish quality and price per sqm. Both are largely cosmetic decisions. The variables that determine whether a purchase holds value — or becomes a liability — are mostly invisible at viewing stage.

Five criteria worth verifying before signing:

1. Energy class, verified — not stated. Class A is the highest residential energy rating in Romania, and since May 2026 all new buildings must meet near-zero energy standards under the EU’s revised Energy Performance of Buildings Directive. Ask for the energy performance certificate, not a marketing description. A building with photovoltaic panels and documented primary energy consumption below 150 kWh/m² is a materially different asset from one that is simply “energy efficient.”
2. Mechanical systems, not just finishes. Underfloor heating and individual energy metering look identical to a radiator system in a brochure. Over a ten-year ownership period, they are not.
3. Building permits and plan conformity. In Romania’s mid-market, deviations between approved plans and delivered buildings occur. A RICS-qualified consultant or independent inspector can verify conformity before handover. This step is not standard practice locally — which is precisely why it matters.
4. Unit count and HOA structure. In an 18-unit building, each owner has proportional influence over maintenance decisions. In a 200-unit complex, you do not. The difference shows up in building condition — and resale price — within five years.
5. The developer’s delivery record on past projects. Visit buildings the developer has already completed. Legal completion and actual handover quality are two different outcomes. One is a document; the other is observable.

The checklist is not long. Most buyers skip it anyway.