Reviewed by Luiza Balojin, real estate agent, on September 24, 2026.
How much does renting out a flat in Brașov really bring in? The answer depends less on the city and more on three things you can work out: what the flat costs you, what letting it costs, and what you keep after income tax and CASS. The income tax and CASS rules are the same across Romania. What is specific to Brașov is the price, the rent and the demand for your particular flat.
Below you will find the 2026 rules for both options, long-term and short-term letting, a worked example step by step, and the criteria for choosing between them.
Gross vs net yield: what you really keep from the rent
Gross yield divides a year's rent by the purchase price. It is the figure in quick calculations, but it is not the money you keep.
Net yield starts from the yearly income after costs and taxes and divides it by the purchase price. From the rent you subtract:
- the months the flat stands empty: a single vacant month a year means 1/12 of the annual rent, about 8.3%;
- income tax and CASS (Romania's health insurance contribution), both explained below;
- repairs and upkeep, and for short-term letting also cleaning, consumables, utilities and management;
- the building tax, which comes from the town hall's decision, so ask your town hall for it.
The gap between the two figures can be large. That is why you always compare net yields, worked out under the same rules.
How long-term letting is taxed in 2026
If you let the flat to a private individual, the calculation has three steps:
- Gross income is the rent in the contract for that year, whenever you actually collect it.
- You subtract a flat-rate allowance of 20%.
- You pay 10% income tax on what is left.
In short, the tax is 8% of the annual contract rent. If the rent is set in euros, you convert it to lei at the BNR's (National Bank of Romania) annual average exchange rate.
If the tenant is a company, the company withholds and pays the tax (10% of the rent minus the 20% allowance), and the tax withheld is final.
A long-term contract has to be registered with ANAF (Romania's tax authority). The steps are in the guide to registering a rental contract with ANAF.
How short-term letting is taxed
For tax purposes, short-term means letting to the same person for an uninterrupted period of 30 days at most. The rules below apply if you let 1 to 7 rooms in homes you own personally. Above 7 rooms, the income becomes an independent activity from that year on, under different rules.
The calculation again has three steps:
- Gross income is what you collect during the year, without the booking platform's commission. What counts here is the money actually received, not the rent in a contract.
- You subtract a flat-rate allowance of 30%.
- You pay 10% income tax on what is left.
In short, the tax is 7% of your receipts net of commission. Receipts in euros are converted to lei at the BNR rate of the last banking day before each receipt.
Besides the calculation, you keep records: the income part of the registrul de evidență fiscală (tax record book) and the fișa de ocupare a capacității de cazare (occupancy sheet).
CASS on rent: the 2026 bands
On top of income tax, rental income can bring CASS, at 10%. It is not worked out on your exact income but on fixed steps, set from the gross minimum wage in force on January 1, 2026, which is 4,050 lei. You judge the band by your net rental income, meaning after the flat-rate allowance, added to other income of the same kind outside a salary, such as other rents, interest or dividends.
| Net annual income taken into account | CASS due |
|---|---|
| Under 24,300 lei | 0 lei |
| From 24,300 lei (6 minimum wages) | 2,430 lei |
| From 48,600 lei (12 minimum wages) | 4,860 lei |
| From 97,200 lei (24 minimum wages) | 9,720 lei |
What this means in practice: CASS does not rise smoothly with income, it jumps when you cross a threshold. A few lei above 48,600 lei of net income can mean 2,430 lei more to pay. It pays to know in advance which band you fall into, especially with short-term letting, where receipts vary from year to year.
When you file: the deadlines to remember
- Registering a long-term contract with ANAF: within 30 days at most.
- Declarația unică (the annual tax return) for 2026 income: by May 25, 2027.
To run your own numbers, use the rental tax calculator (in Romanian). It applies the same rules as above, for long-term letting, a company tenant and short-term letting.
A worked example: the same flat, two ways
The figures below are assumptions, not market data. We use them to show how the rules work, not to tell you what you will earn.
The example's assumptions:
- let's assume a 2-room flat bought for 120,000 EUR;
- for the CASS thresholds we use 1 EUR = 5.25 lei. The real rules convert euros to lei at BNR rates (the annual average for long-term letting, the rate of the last banking day before each receipt for short-term letting); the 5.25 lei rate is only for this example;
- let's assume the owner has no income other than this rent;
- the building tax is not included, because it comes from the town hall's decision.
Amounts are rounded to the euro.
Option A: long-term letting
Let's assume a rent of 600 EUR a month and one empty month between two tenants.
- Contract rent for the year: 11 × 600 = 6,600 EUR
- Income tax (8%): 6,600 × 80% × 10% = 528 EUR
- CASS: net income is 6,600 × 80% = 5,280 EUR, which is 27,720 lei, above the 24,300 lei threshold, so 2,430 lei, about 463 EUR
- Repairs and upkeep (let's assume): 300 EUR
- Left: 6,600 - 528 - 463 - 300 = 5,309 EUR
- Net yield: 5,309 / 120,000 = about 4.4% a year
For comparison, the gross yield over 12 full months would be 7,200 / 120,000 = 6%. The empty month, the taxes and the upkeep bring it down to 4.4%.
Option B: short-term letting
Let's assume a rate of 70 EUR a night and 60% occupancy, which is 219 nights a year.
- Receipts from guests: 219 × 70 = 15,330 EUR
- Platform commission (let's assume 15%): 2,300 EUR, which is not part of taxable income
- Receipts net of commission (85% of 15,330): 13,031 EUR
- Income tax (7%): 13,031 × 70% × 10% = 912 EUR
- CASS: net income is 13,031 × 70% = 9,121 EUR, about 47,887 lei, just under the 48,600 lei threshold, so still 2,430 lei, about 463 EUR
- Delegated management (let's assume 25% of 13,031 EUR): 3,258 EUR
- Cleaning and consumables (let's assume): 1,200 EUR
- Utilities and upkeep (let's assume): 1,500 EUR
- Left: 13,031 - 912 - 463 - 3,258 - 1,200 - 1,500 = 5,698 EUR
- Net yield: 5,698 / 120,000 = about 4.7% a year
What the example shows
Under these assumptions, short-term letting brings in about 389 EUR more a year. But the difference comes from assumptions you have to test against your own flat: the nightly rate, the occupancy, the commission, the cost of management. If any of them turns out weaker than you assumed, the advantage can shrink or disappear.
One more detail: the net income of 9,121 EUR sits very close to the 48,600 lei threshold. At about 13,225 EUR of receipts net of commission, CASS moves to the next band, 4,860 lei. So a little more income can cost about 463 EUR more in CASS.
How to choose between long-term and short-term
Neither option is better in general. You choose by three criteria only you can weigh.
Your time
With long-term letting, once you have found the tenant and signed the contract, your work is mostly collecting the rent, registering the contract and filing the yearly return. With short-term letting, every stay means talking to the guest, handing over keys and cleaning, plus keeping the record book and the occupancy sheet. You can delegate, but management costs money, and in the example we assumed it takes a quarter of receipts.
Risk
With long-term letting, your income depends on a single tenant. If they leave, the flat stands empty until you find the next one, and every empty month means about 8.3% of the annual rent. With short-term letting, income is spread over many guests but varies from month to month, and a good year can push you into a higher CASS band. Allow for wear too: more people coming and going usually means more repairs.
Effort
Long-term letting needs a contract with the right clauses, registered on time. Short-term letting needs day-to-day work, separate records and an eye on the 7-room limit. You file the Declarația unică in both cases. If you want the flat to be an investment that does not take up your weeks, long-term letting fits better. If you have the time, or a manager you trust, short-term letting can be worth it, provided you test your assumptions.
If you are still looking for a flat, run the numbers before you make an offer, using the real price of each listing in the list of properties for sale. Location, layout and furnishings matter differently to a tenant who stays for years than to a guest who stays a few nights.
Frequently asked questions
What rental yield is realistic in Brașov?
There is no official figure: net yield depends on the flat's price, the rent, the empty months, the costs and the taxes. In the article's example, with its stated assumptions, it comes to about 4.4% a year for long-term letting and about 4.7% for short-term letting. Redo the calculation with your own flat's numbers.
What counts as short-term letting for tax purposes?
Letting to the same person for an uninterrupted period of 30 days at most. The rules apply if you let 1 to 7 rooms in homes you own personally; above 7 rooms, the income becomes an independent activity from that year on.
Is the platform commission deducted from taxable income?
Yes. For short-term letting, gross income is what you collect in the year without the platform's commission, and you then subtract the 30% flat-rate allowance. The tax comes to 7% of receipts net of commission.
If you collect the rent in euros, what exchange rate do you use to convert it to lei?
For long-term letting, rent set in euros is converted at the BNR's annual average rate. For short-term letting, each receipt is converted at the BNR rate of the last banking day before it.
What changes if you let the flat to a company?
The company withholds and pays the tax itself, which is 10% of the rent minus the 20% flat-rate allowance. The tax the company withholds is final.
How long do you have to register a rental contract with ANAF?
A long-term rental contract must be registered with ANAF within 30 days at most. Separately, for 2026 income you file the Declarația unică by May 25, 2027.