A foothold in the EU that you do not have to wait for by relocating
One and the same structure suits three different people: someone with capital who still lives in Ukraine; someone renting in Poland; and someone already in Romania under temporary protection. None of them needs to change the country they live in — the only thing that changes is whether the family has a foothold of its own within the EU.
The market answers with a price tag: entry into EU property in many countries starts at roughly 200 000–300 000 €. A foothold is assembled differently: the same elements — a company, an asset, official income and grounds for status — at an entry of around 30 000 €.
A foothold exists before it is needed. The asset works, the income is declared, the grounds for status are ready — and the family stays at home. You can wait, too, only a year later it is easy to find yourself at the same point, with less time in reserve.
What the foothold is made of: company, asset, income, grounds
At the centre of the structure is a company (SRL) in Romania with a real owner. Genuine, not nominee: the signatures and decisions are their own. The flat is registered to the company. The company operates: it lets its own flat and works in a field from the supported list — real-estate agency, consulting, marketing, IT. Official income appears. An employment contract with your own company becomes the grounds for a residence permit.
An important limitation, stated plainly. The flat by itself gives no right of residence, the company by itself gives no status. Only the combination works: a company with real activity, an asset held by the company, official income and an employment contract.
Every element exists in documents: the register, the contract, the employment contract, the payments. Alliance keeps the books, a management company looks after the property; the owner is left with decisions on a clear calendar — a few hours a month. A structure that can be shown is not afraid of questions.
Entry from 30 000 €: what is included and how the schedule works
A finished, commissioned property, not a construction pit. Entry into ownership — from 82 500 € for a studio to around 100 000 € for a two-room flat, renovated and furnished. Down payment — 30%: around 25 000–30 000 €. The balance is instalments from the owner over up to 36 months, interest-free; the exact amount is calculated for the specific property and fixed in the contract. The company becomes the owner immediately, not after the final payment. The instalment schedule is an annex to the contract: amounts, dates, handover procedure.
The service part is known in advance. Company formation — 1 300 €, about a month. Status support — 1 300 €, about three months. Accounting services — 600 € a year. The full cycle — around 4 months, mostly remotely.
All of this is built in Romania — full EU and Schengen membership, a day’s drive from home rather than a flight halfway around the world.
TVA when buying a flat through a company: the cost of a mistake is a fifth of the price
The standard rate of value added tax (TVA) is 21%. In a correctly structured transaction this cost does not arise: the question is checked and settled before signing, for the specific property, and fixed in the purchase structure set out in the written opinion.
The scale is easy to work out: on a flat of around 100 000 € it is a sum comparable to the down payment itself. An incorrectly structured purchase carries the tax — a fifth of the price. A correctly built one does not. This is not a trick or a discount — it is the consequence of correct structuring; you see the answer for your property on paper before any deposit.
Clean is cheaper than crooked.
One structure — three entry points
The body of the structure above is common to all. Only the starting position differs — here are three common situations people come with.
If you still live in Ukraine
The set-up is familiar to many families with capital. Business, home and school are in Ukraine; a move is neither planned nor needed. For years the money has worked in the familiar “flat plus tenant” model — but that model no longer answers the main question, about preserving capital and the family’s future. The family has no European foothold.
One person in the family assembles the structure. In practice that is most often the wife: one trip — company, flat and grounds for a residence permit. The husband stays in Ukraine — with the business and his obligations.
The wife’s grounds are an employment contract with her own company: from it a residence permit is issued. The children follow through reunification with their mother: school, doctor, legal stay. The husband joins second — through family reunification: to the wife’s residence permit or, later, to her citizenship. When he can or when he decides — his turn is built into the structure in advance.
After 3 years — where there are lawful grounds — the wife obtains EU citizenship. The wife’s passport opens the door for everyone else.
If you live in Poland
You do not need to give up your job, change the children’s school or start life in a new country. Poland can remain the main place of your life. In this model Romania is used as an additional base within the European Union — for a company, property and an official economic infrastructure.
The problem is often not a lack of work or income but the high financial threshold for buying property. We are not proving that one country is better than another — we are showing the difference in the financial threshold on real, comparable properties.
- Warsaw
- Praga-Południe (ordinary residential)
- Constanța
- Mamaia (coast)
- Warsaw
- ≈ 56 m²
- Constanța
- ≈ 52 m²
- Warsaw
- Secondary market, liveable condition
- Constanța
- Completed, finished and furnished
- Warsaw
- Bought for own use
- Constanța
- Ready to let
- Warsaw
- ≈ 1.03 million zloty (≈ 240 000 €)
- Constanța
- ✓ ≈ 92 000 €
| Parameter | Warsaw | Constanța |
|---|---|---|
| District | Praga-Południe (ordinary residential) | Mamaia (coast) |
| Area | ≈ 56 m² | ≈ 52 m² |
| Condition | Secondary market, liveable condition | Completed, finished and furnished |
| Property status | Bought for own use | Ready to let |
| Approximate price | ≈ 1.03 million zloty (≈ 240 000 €) | ≈ 92 000 € |
Guide figures based on current listings on Otodom (Warsaw) and Imobiliare.ro (Constanța). Data verified on 28 July 2026; figures and properties are confirmed on the date of enquiry, and conversion into euros is at the exchange rate on the publication date.
The properties we select are already let. Tenants in place pay from day one, and a management company runs the rental for you — no need to look for tenants, travel or deal with day-to-day matters from another country. The coast provides steady demand almost all year round, so the asset does not sit idle but brings in income in euros while you get on with your life in Poland.
If you are already in Romania under temporary protection
The Council of the EU has finally adopted the extension of temporary protection: the procedure was completed on 30 July 2026, with the horizon set to March 2028. There is no panic here — there is time.
What matters is something else. Extending the European regime does not automatically extend the national document, benefits, housing, municipal compensation, medical entitlements or the permitted period of absence from the country. And it creates no permanent status: neither a residence permit nor citizenship.
The extra time is a resource. It can be used to assemble what does not depend on extensions: a company, an asset, official income and grounds for status.
The structure suits you if you already live in Romania and want to turn a temporary position into a stable system: permanent grounds, official income and an asset of your own — without changing city, school or job.
How one person’s status becomes the whole family’s status
The grounds are an employment contract with your own company: from it a residence permit is issued. The children follow through reunification: school, doctor, legal stay. The other spouse joins through family reunification — to the residence permit or, later, to citizenship. Everyone’s turn is built into the structure in advance.
After 3 years — where there are lawful grounds — the path to EU citizenship opens. The grounds are checked against the documents and built into the structure from day one, already in the written opinion. Citizenship is a separate long path, without guarantees, on your own grounds.
Status is a matter of choice. You can keep the company, the asset and the official income and not apply for the residence permit yet: the grounds do not expire. The contract is drawn up when the family needs the status.
In person, by power of attorney or through the management company
The transaction is carried out in one of three ways. First — coming in person: one trip covers registering the company, viewing the flat and signing, and everything after that is remote. Second — by power of attorney: first the permissibility is checked under the law, with the specific notary and bank, and only then is the power of attorney drawn up. Third — through the management company.
You do not need to choose the method in advance. Which path is yours is determined at the assessment and fixed in the written opinion: based on your documents, your bank and your situation.
First the written opinion — then the payments
The order in which money moves is a matter of principle and does not change: first the written opinion, then the company, then the down payment — and only then the instalments on schedule. The origin of funds, the bank and the structure are settled on paper before the first payment. The family does not pay for mistakes after the fact.
About the bank, plainly. For a prepared case with a clean origin of funds, review usually takes from a week. No company in Europe can guarantee passing bank compliance — promising that would be untrue. We prepare the case differently: maximum documentation, a real owner — so that every question from the bank is answered by a document.
The company is open or the flat is already bought — it is not a dead end
A common situation: a company in the EU was opened earlier, but there is no activity. An empty company does not hold the grounds: the employment contract looks formal, renewal of status is in question, and the bank has questions about the turnover. The solution is to complete the structure, not to start from scratch: a lease of your own property, an activity from the supported list, accounting brought up to a live turnover.
The same goes for property: if the flat has already been bought, most often the structure can be completed around what you already have. You receive the completion plan in writing — with steps and timelines. This is not a verdict but the subject of a single assessment.
Who runs the route and what the contract fixes
Sergey Valentinovich
head of the Alliance consulting company
Alliance is consulting: strategy, the company, the banking route, accounting, status support. Armonia is a real-estate agency: selecting and managing properties. One route, one responsibility, no passing the client from hand to hand.
The work is under an official contract: timelines, amounts, procedure. Behind the structure are 800+ families and over 4 years of practice. The company’s licences are publicly available on the website, in the “Licences and documents” section.
Licences and documents →