Cluj-Napoca
Romania · Knowsy report
Cluj-Napoca
Computed live from Google amenities, schools & hospitals around this exact point — not a pre-built report.
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Prices
Market indexRange €2,805–3,795/m² · Medium confidence
Cluj-Napoca: ~€3,272/m² · P25–P75 €2,920–3,564 · houses ~€2,958/m²
Apartments · new vs old €/m²
New
€3251
Old
€3246
New premium
+0%
Houses / villas · new vs old €/m²
New
€3322
Old
€3105
Estimate & finance a home here
New apt · €3251/m² · loan €165,801 at ~6.2% / 30y — illustrative.
Prices by neighbourhood — Cluj-Napoca
Published €/m² per neighbourhood (SonarHome/Imobiliare, Jun 2026).
City average asking €/m² · Romanian market indices (Storia / imobiliare / BLITZ, Jun 2026) · spread across the area by the Knowsy location model
Published index, Cluj-Napoca · Source: Storia · Imobiliare.ro Index · Blitz · SonarHome · HartaPrețurilor — asking prices, June 2026.
Informative estimate — not an official valuation.
Knowsy Fair Value™
Observed dataMarket price
€3,300/m²
Fair value
€3,567/m²
Risk adjustment: +8.1% vs area market price
Why — the adjustment
Risk-adjusted from Knowsy's data layers. Each factor is capped; the math is shown.
Automated estimate — not an ANEVAR valuation. A legally valid valuation in Romania requires an ANEVAR-authorised valuer to inspect the property and sign the report. This is information, not financial advice. Terms
Time Machine · 2035
scenarioToday
€3,272
/m²
2030
€3,989
/m²
2035
€4,949
/m²
~4.5%/yr · 2035 band €4,320–5,658/m²
Committed infrastructure nearby
Climate: ~+5 hot days/yr by 2035 — plateau stays milder than the plains
Demography: growing — people are moving IN (80/100)
Committed major infrastructure (+0.6pp/yr) · In-migration demand (+0.4pp/yr)
Scenario, not a prediction: public delivery windows slip; climate is an RCP4.5-class mid scenario; the band is ±1.5pp/yr.
Market right now
imobiliare.ro · T1 2026Cluj-Napoca
€3,300 /m² useful
Priciest zones
Ultracentral€4,038
Andrei Mureșanu€3,500
Plopilor€3,464
Most affordable
Dâmbul Rotund€2,619
Someșeni€2,644
Mănăștur€2,903
Source: imobiliare.ro Market360 quarterly report (T1 2026) — average ASKING prices per useful m², apartments new+old; transactions: ANCPI. City-level averages, not this exact street.
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Market climate & financing
National · T1 2026Romania — the macro backdrop behind every local price
4.7% best fixed rate
IRCC 5.68%Tightening — leans toward sellersSource: imobiliare.ro Market360 (T1 2026) + ANCPI + BNR (IRCC reference rate). National figures — the "market read" is our interpretation of the supply/demand trend, not an official metric or valuation.
Actually paid
TransactedCluj-Napoca · 2024
€2,379
per m², average+190% since 2013
Homes in Cluj-Napoca actually sold for an average of €2,379/m² in 2024. That is 28% below today's asking prices — part negotiation gap, part market movement since 2024.
Source: Ghidul Tranzacțiilor Imobiliare (Veridio with Primăria Cluj-Napoca), computed from the City Hall tax directorate's own database of sale contracts.
Transaction activity
ANCPI · 2026Official land-registry volume · Jan–Jun 2026
12,607
properties sold · H1#4 of 42 countiesSource: ANCPI (National Cadastre & Land Registry) monthly bulletins — official transaction COUNTS, not asking prices. County-level; county-seat city where shown.
Business formation
ONRCNew registrations · Cluj county · Jan–Apr 2026
2,523
new companies & PFA▲ 14.7% YoY#4 of 42Next 6 months (statistical outlook): ~667/month · backtested ±9.2% — an extrapolation, not a promise.
1,400
SRL companies
1,086
PFA (sole traders)
37
Individual ent.
Source: ONRC (National Trade Registry) — new company & PFA registrations, cumulative year-to-date (Jan–Apr 2026), per county. A business-formation signal, not jobs or valuations.
Top employers & economy
MF · 2025Largest companies · Cluj county
102.6B lei
county turnover#4 of 423,298
companies with balance sheet
133,750
employees
Source: Ministry of Finance / ANAF annual balance sheets (2025), data.gov.ro open data. Companies filing a full/short balance sheet, ranked by net turnover. Excludes micro-firms.
Smart city
ARSC · 2026#1/42 in the Smart City Index · 66/100 Developing
30 mapped smart-city projects · ≈ €2.5B
17 live · 10 in delivery · 3 planned
Sources: Smart City Index România 2026 (42 municipalities) · ARSC — Harta Smart City (map.arsc.ro). Digitalization shows how the city hall will serve you day to day — and where public money is flowing.
Area data
INSSE · officialCluj county · 19 official indicators
Money
Population
Housing
Health & education
Tourism
Source: INSSE Tempo (official) — latest available year per series (2024–2026).
Climate
Comfort 85/100Annual
8.9°
Summer
18.8°
Winter
-1.7°
Rain
581 mm
Meteo România · Cluj-Napoca · monthly normals 1961–2024. Summer/winter = 24-h means (day+night).
Seismic risk
Low seismic riskSafety
95/100
Design PGA
0.1g
P100-1/2013
Period Tc
0.7s
crustal
Source: Crișana–Maramureș crustal zone.
Worst since 1900: Vrancea 1977, M7.4 — ~1,578 deaths, mostly in Bucharest. A 100-year Vrancea quake could affect ~10M people (≈65% of GDP).
Expertised-buildings register · Cluj
Official county table: 10 expertised buildings — 7 in class II, 3 in class III.
On the list: Cluj-Napoca: Clinicilor/Moților 103 (1840), Matei Corvin 3 (1942), I. Maniu 2–6 (1926), Eroilor 3 (1933) — class II; D. Francisc 9, I.C. Brătianu 18 — class III; Turda: Calea Victoriei 7B bl. L140 (class II); plus Sânpaul, Sânmărtin, Banffy Castle (Bonțida)
Area context only — for one building, check the exact address in the official list. · Jud. Cluj — Tabel 34: construcții expertizate, clasele I–III de risc seismic
Source: INFP · code P100-1/2013 · World Bank/GFDRR
Flood risk
Low flood riskFlood safety
82/100
Exposure
Low
county band
Main flood driver in Cluj: Carpathian — mainly flash floods. Flooding is Romania's most frequent natural disaster.
Source: World Bank/GFDRR flood profile + national hydrology
Community & safety
OfficialSafety
27/100
Below average
In-migration
80/100
Strong inflow
Social spend
244 RON
per person / yr
In-migration: 334 permanent immigrants (2018) — a housing-demand signal.
Thefts & crime 2025
high riskCluj county coefficient: 135.67 (2024: 165.51 ▼)
Nationally (Jan–Sep 2025): thefts -11.6%, robberies -15% vs 2024.
Crime coefficient (HG 301/2012): robberies + commercial thefts per capita — an index, not the total theft count. Source: Poliția Română, official 2025 table.
Sources: Poliția Română (crime), MRDPA (social spend), INSSE (immigrants). These feed ~18% of the Buy/Rent verdicts above.
Education
OfficialBac 2025
85.4%
-1.5pp vs '24
Uni grads
24.6%
residents
Score
80/100
Excellent
Evaluarea Națională 2025 · local schools
8.17Average of 3140 candidates across 50 schools · county average 7.67
Cluj county · Bac pass rate + university-graduate share. National Bac 2024: 79.4%. County-level — a specific school can differ.
Source: Ministry of Education (Bac 2025, Evaluarea Națională 2025 open data) · SIIIR 2025-26 · INSSE Census 2021
Universities
EduRank 20269 ranked universities in Cluj county
- #2
Babes-Bolyai University
Cluj-Napoca · Top 10 nationally · world #822
- #5
Technical University of Cluj-Napoca
Cluj-Napoca · Top 10 nationally · world #1,494
- #11
University of Medicine and Pharmacy, Cluj-Napoca
Cluj-Napoca · Top 25 nationally · world #2,080
- #18
University of Agricultural Sciences and Veterinary Medicine of Cluj-Napoca
Cluj-Napoca · Top 25 nationally · world #2,871
+ 5 more in this county
Nearest study hubs
- #21
Târgu Mureș · ~78 km
University of Medicine, Pharmacy, Sciences and Technology of Targu Mures
- #43
Alba Iulia · ~78 km
1st December 1918 University of Alba Iulia
- #12
Sibiu · ~116 km
Lucian Blaga University of Sibiu
Source: EduRank Romania 2026 (research, prominence, alumni). County from university city.
Market & jobs
OfficialSales
6,592
county · H2 '25
Jobs /1k
414
per 1,000
Economy
98/100
Strong economy
Very active market — 6,592 individual-unit sales in Cluj county (May–Dec 2025), 54.08% in the county seat.
Source: ANCPI transactions · INSSE employment
How fast homes sell
Normal pace77
days on the market,
measured
27.5
flats sold a year per 1,000 homes
−4.6%
below asking
#4/42
county by volume
Registry activity · Cluj
A typical home here takes about 77 days to sell, and sellers accept about 4.6% below asking. This is a measured figure, not an estimate.
Source: imobiliare.ro Market360 (transactions: ANCPI) — Q1 2026. Source: ANCPI — Agenția Națională de Cadastru și Publicitate Imobiliară — Jan–Jun 2026.
Homes by size & renting
Balanced- Studio (1 room)€400/mo12.1%
~19,023 homes · 11.68% of them are let
- 2 rooms · 1 bed€590/mo43.8%
~69,008 homes · 3.96% of them are let
- 3 rooms · 2 bed€750/mo27%
~42,548 homes · 2.01% of them are let
- 4 rooms · 3 bed11.1%
~17,469 homes · 1.02% of them are let
- 5+ rooms6%
~9,457 homes · 0.67% of them are let
4,804
homes let privately
2.65
rooms per home
20.6%
homes standing empty
About 4,804 homes here are privately let. The deepest rental market is 2 rooms · 1 bed. No organisation publishes how long a home takes to rent in Romania, so we show depth rather than a made-up waiting time.
Romanian listings count rooms, not bedrooms — a “2 camere” home is a living room plus one bedroom. Two things here are measured for THIS town: its average room count and its vacancy rate. The split by size is estimated from that average, and the “% let” figures are a single national urban rate applied to every town — the census does not publish either locally. Source: INS — Recensământul Populației și Locuințelor 2021 (RPL2021, tabele 7.12 / 8.3 / 8.14) — housing stock at 1 Dec 2021.
Trains & commute
Fairly reliable59%
arrivals on time (≤5 min)
The station serving Cluj-Napoca (city-level — no platform distance). Source: CFR — Căile Ferate Române (open on-time-performance dataset) — trains Jun–Aug 2026.
Population
324,576
OpenStreetMap
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