In short
- Zone Et permits offices, services, retail up to 1,000 sq m, showrooms, food service, tourist accommodation, research and health; it excludes housing, polluting industry and wholesale storage [1].
- Maximum parameters: 40% site coverage (50% on corners), FAR 2.2 (2.8 on corners), 21 m to the cornice and 25 m in total [1].
- Cluj Airport handled 3.58 million passengers in 2025, with terminal capacity of 4.5 million a year after the 2024 extension [3][4].
- The 2014 General Urban Plan has been extended to 2034; a new plan has no timetable yet [2][8].
The framework: the 2014 Cluj-Napoca plan, extended
The city's General Urban Plan was approved in 2014 (Local Council Decision 493/2014). In 2024 the Local Council extended its validity by ten years, to 2034 [2]. The contract for a new plan was terminated in 2022, and after the new Urban Planning Code was adopted the city hall set no date for relaunching it [8]. For investors, the current zone rules remain the reference for the coming years.
What zone Et permits
The reference territorial unit Et covers tertiary-activity zones, generally on land that previously had industrial uses. According to the regulation consulted on the Cluj-Napoca City Hall GIS portal [1]:
| Category | Uses |
|---|---|
| Permitted | offices, services, retail with up to 1,000 sq m of sales area, showrooms, food service, tourist accommodation, research, health facilities |
| Permitted with conditions | small-scale production, only as part of a commercial activity; parking, under the regulation's conditions |
| Prohibited | housing, polluting industry, wholesale storage, hypermarkets |
Building parameters
| Parameter | Standard plot | Corner plot |
|---|---|---|
| Maximum site coverage | 40% | 50% |
| Maximum FAR | 2.2 | 2.8 |
| Height | 21 m cornice, 25 m total | 21 m cornice, 25 m total |
For a 7,057 sq m plot, a FAR of 2.2 means maximum gross floor area of 15,525 sq m, and 40% coverage a maximum footprint of 2,823 sq m (calculated on the maximum parameters; exact limits are confirmed by an urbanism certificate).
Next to the railway, the railway infrastructure safety zone applies and building there is restricted. In eastern Cluj the line is part of the future Gilău–Bonțida metropolitan train [1][7].
The airport as a demand driver
Cluj International Airport handled 3,582,134 passengers in 2025, a record and about 10% above 2024 [3]. In the first quarter of 2026 it passed 700,000 passengers, about 8,000 a day [9]. The departures terminal extension opened in June 2024 raised terminal capacity to 4.5 million passengers a year [4].
For the uses permitted in zone Et, proximity to the airport particularly supports: transit and business accommodation, long-stay parking, showrooms visible from the main road, regional offices and private healthcare.
The Cluj office and logistics market
| Segment | Indicator | Value | Source |
|---|---|---|---|
| Offices, 2025 | stock / vacancy / class A rent | ~340,400 sq m / 8.6% / EUR 15–17/sq m/month | [5] |
| Offices, 2025 | new deliveries in the last two years | none | [5] |
| Industrial, Q2 2026 | stock / vacancy / prime rent | 447,000 sq m / 7.5% / EUR 4.65/sq m/month | [6] |
| Industrial, Q2 2026 | under construction | 11,000 sq m | [6] |
The absence of new office deliveries and the small industrial pipeline point to a limited supply of modern space in the city. Wholesale storage is not permitted in zone Et, however, so for these sites the value comes from tertiary uses rather than classic logistics.
What a buyer checks
- the urbanism certificate for the specific plot: it confirms the zone, the parameters and the limits of the railway safety zone;
- the land-book status of each plot, including any being registered;
- available electrical capacity and grid connection documents;
- road access and any road widening provided for in planning documents.
This material is for information only and is not legal, tax or investment advice.
Sources
Sources consulted on 13 October 2026. Figures marked “calculation” are our own, based on the published figures.
- Portal GIS – Urbanism, PUG Cluj-Napoca, regulament UTR Et (consultat 13.10.2026) · Primăria Municipiului Cluj-Napoca, 13.10.2026
- Încă 10 ani se prelungește valabilitatea actualului PUG · Actual de Cluj, 24.06.2024
- Record de pasageri la Aeroportul Cluj în 2025 · Actual de Cluj, 27.01.2026
- Terminal de plecări extins la Cluj-Napoca, inaugurat · Economedia, 05.06.2024
- Piața de birouri din Cluj-Napoca în 2025 (date Cushman & Wakefield Echinox) · Actual de Cluj, 26.03.2026
- Cluj-Napoca, al doilea cel mai scump hub logistic din România (C&W Marketbeat) · Actual de Cluj, 05.08.2026
- Trenul metropolitan Gilău–Bonțida: licitația pentru lucrări · Actual de Cluj, 10.12.2025
- PUG nou la Cluj-Napoca: stadiul procedurii · Actual de Cluj, 07.08.2026
- Aeroportul Cluj a depășit 700.000 de pasageri în primul trimestru din 2026 · G4Media, 2026
