Operating rules

SEPSIIPAR Industrial Park in Sfântu Gheorghe spreads over 28,79 ha and is located in Sfântu Gheorghe, in the Campu Frumos district. The land is entirely owned by the Municipality of Sfântu Gheorghe.

The main objective of the industrial park is drawing investors for the economic development of the municipality of Sfântu Gheorghe.

The industrial park is administered by SC SEPSIIPAR SRL, company owned in proportion of 99,8% by the Municipality of Sfântu Gheorghe, and by URBAN LOCATO SRL (0,2%).

The industrial park has three buildings: a P+2 office building with a total area of 1,744 m², a 1068 m² hall for making decors, a 369 m² workshop, constructions (Zoocomp's former stables), a road and utilities infrastructure totalling 28,79 ha, that are partitioned in the annex to this Regulation, of which it is a part of.

SC SEPSIIPAR SRL targets for the park mainly investments in the processing/production, services, IT fields. Therefore developments in the following fields are targeted:

  • Information technology;

  • Electronics and telecommunications;

  • Manufacturing of industrial components and sub-assemblies;

  • Manufacturing of optical and photographic devices and instruments;

  • Machinery and equipment, mechanical construction and sub-assemblies;

  • Wood processing;

  • Light industry;

  • Transport and storage services;

  • Services related to production activities;

  • Other services specific to industrial parks.

  • Specialized design

Activities will be carried out in compliance with environmental protection regulations.

Land on Lease in Sepsiipar industrial park

The land in the park will be leased, with an option to purchase (after a minimum of 5 years) after fulfilment of investments and investor obligations in proportion of 100%.

The sale price will be determined after expressing the intention to purchase the concessioned land, through an expertise prepared by an authorized expert ANEVAR.

The land can be leased for a period of 49 years, based on an open tender compliant with the provisions herein and based on the concession regulation of the Industrial Parc. The minimum area for that can be leased is 1.000 m². The amount paid by investors for the lease is composed of the leased price and the management fees.

The starting price for the award of tender for lease is 1,5 €/m²/year, plus VAT.

The successful tenderer may benefit from reductions in the lease price based on a score obtained based on the type of activity that will be carried out in the park, the number of jobs created therein, the value of the investment in the park and the average salary of park employees, as follows:

  • a score between 0-10 points: no reduction

  • a score between 11-30 points: 20% reduction

  • a score between 31-50 points: 40% reduction

  • a score over 51 points: 60% reduction.

The score is obtained as follows:

Investment value (VAT excluded) 250.000 – 400.000 € 400.001 – 1.000.000 € 1.000.001 – 5.000.000 € Exceeding 5.000.000 €
5 points 10 points 20 points 30 points
No. of jobs created 10-20 21-50 51-100 More than 100
5 points 10 points 20 points 30 points
Activity profile Research, development, high tech Industry and constructions Services and Tourism Commerce
20 points 15 points 10 points 0 points
Average salary* Higher than the national average salary Higher than the national average salary + 10% Higher than the national average salary + 20% Higher than the national average salary + 30%
10 points 15 points 20 points 25 points

Note: The average salary is established as the total gross salary of industrial park employees over a calendar year, divided by 12. The comparison is made to the national average salary for that calendar year.

Investors that set their registered office in the park will receive an additional 20% reduction from the lease price for the land obtained after applying the reductions granted based on the score achieved.

The management fee is 0.2 €/m²/year. It will continue to be paid after the land is purchased by the investors. The payment method will be determined in the lease agreement. Services provided under the management fee:

  • reception, info-point;

  • including the lessees in the park's promotion and PR program;

  • business development consultancy and information;

  • facilitated relationship with university centers in Sfântu Gheorghe and Brașov;

  • maintenance, repairs for roads, shared green areas and public space cleaning;

  • public lighting of the area and of the access roads and pedestrian walkways;

  • security and protection of common areas and of the park perimeter;

  • rapid intervention on the utility installations outside the perimeter of the lessee;

  • drainage of rain water and waste water, maintenance and operation of the water treatment plant;

  • the right to use conference rooms and equipments – computer, audio – video system, public address system, video projection;

  • online newsletter regarding the main decisions concerning the activities carried out within the industrial park adopted by competent authorities and bodies;

  • other similar services.

Investors may choose to lease office space in the management building. An investor cannot lease more than one floor. The maximum duration of the lease is 49 years, without exceeding the duration of the lease agreement concluded for the investment.

Offices can be rented in the administrative building to establish the headquarters/workplace for traders who do not want to invest in the industrial park. The lease term will be up to 5 (five) years, with the possibility of extension, if there are no rental intentions from other companies investing in the industrial park.

Space is leased based on an open tender in compliance with the provisions herein, the starting price for the monthly rent starting from 3 €/m²/month, plus VAT. It is possible to have an investor lease an entire floor, but only one of the two floors is available for such lease. The terms of lease and use of common spaces will be governed by the lease agreements. The cost of utilities corresponding to the office spaces on lease (including common areas) will be a flat rate.

Those interested can opt for renting the workshop located on the land auctioned for concession. The starting price of the auction for the annual rent of the workshop is 2 €/m²/year, plus VAT. In the process of assignment of the building "Hală de confecționat decoruri" (Hall for making decor) with the adjoining land, the concession procedure will be applied.

The interested parties may choose to lease the workshop located on the land put out for tender to lease. The starting price of the monthly rate for the workshop is 2 €/m²/year, plus VAT.

For the award of the building “Scenery manufacturing hall” and corresponding land, the lease procedure will be applied. As an exception, by the Decision of the General Assembly, the right to use the said Hall can be granted through rent for maximum 5 years, in which case the starting price for the award of the tender for rent is 3 €/m²/year, plus VAT. Given that the said Hall can be sectioned, it will be possible to rent the property to more than one tenants.

The constructions/buildings (former Zoocomp stables) located on the lands auctioned for sale will be sold to interested investors along with land concessions. The sale price of the buildings will be determined by evaluation expertise, developed by ANEVAR evaluation experts.

II.Access in the industrial park

Each investment proposal will be reviewed and approved by majority of votes by a commission consisting of 5 members, 2 from the Local Council, the Park Manger, the representative of the Chamber of Commerce and Industry in Covasna and the mayor of the municipality of Sfântu Gheorghe (or the mayor's appointed delegate). The commission will establish, with the investor, any obligations of the latter regarding the investment and any related obligations (deadlines). The obligations concern mainly the number of jobs to be created and maintained, the salary level, the activity profile, the investment value. The investor that doesn't fulfil the obligations undertaken shall pay retroactively the difference in the lease fee, based on the actual situation. Moreover, the commission will submit a proposal to the investor regarding the exact location of the land proposed for such investment. The tender for the land will start after the commission receives the investor's written agreement. The concessioning of the lots is possible to real estate developers, in which case the letter of intent that they provide will include a document that proves the identity of the future user, as well as the related obligations. Real estate developers cannot be granted discounts on the concession price.

Tenders will be organized at the initiative of the manager of SEPSIIPAR SRL according to the conditions mention in management agreement no. 52.524/2017 concluded with the Municipality of Sfântu Gheorghe.

1. Qualifying requirements

Lease applications may be submitted by investors, legal persons and certified natural persons, organised according to the legislation in force. They must demonstrate that none of the following circumstances apply:

a. bankruptcy;

b. their business is supervised and managed by the court;

c. the business activity is suspended or any situation similar to the above applies, in accordance with the legal procedures in their country of origin;

d. they are about to become the object of bankruptcy proceedings or liquidation by the court, to be managed by the court, to enter financial agreements with creditors in accordance with the legal procedures in their country of origin;

e. they were convicted by final ruling for an offense regarding their professional conduct.

Investors must certify by on their own responsibility that none of the circumstances described under items a. – e. apply.

2. Information/documents to be provided by investors:

A. Information/documents to be provided by investors with the Letter of Intent:

a. Letter of intent indicating: the activities that will be carried out on the land subject to the lease agreement, the minimum value of the investment that the investor commits to make and the minimum number of jobs that the investors intends to create;

b. Statement made to the best of their knowledge and belief that none of the circumstances mentioned under “qualifying requirements” apply and that they are free of debts to the state or local budget, that they don't have a criminal or tax record and that they have the necessary funds for the investment;

c. Organization chart; (included in the business plan)

d. Copy of the last annual balance sheet submitted to the local tax authority, with proof of submission;

e. Extended information (excerpt from the online information published by the National Trade Register Office)

f. Business plan showing that the business which will be carried out in the park is viable;

g. History of litigation;

B. Information /documents to be provided by the investor with the Tender Participation Documentation:

a. Confirmation of company details issued by the Trade Register Office;

b. Tax certificate proving payment of all obligations to the state budget, national social insurance budget, unemployment insurance budget, single-payer national health insurance fund and other budgets; 

c. Tax certificate proving payment of all obligations to the local budget; 

d. Criminal record certificate;

e. Supporting documents regarding the financial resources available to finance the investment (liquid assets, credit facilities and others); 

f.  Power of attorney authorizing signature of the documentation on behalf of the investors if the person is not the company administrator.

3. Minimum eligibility criteria:

  • The investor must be a registered company or a capable to perform the work;

  • The investor intends to carry out in the industrial park only activities endorsed by SC SEPSIIPAR SRL;

  • The investor must submit all documents required under chapter 2 paragraph 2.

  • The investor must hire at least 3 employees per 1.000 m²;

  • The minimum area of land leased must be 1.000 m². As an exception from the provisions of point 4, through a Decision of the General Assembly and investor of which profile of activity does not impose the creation of the minimum number of jobs provided, can be considered as eligible.

4. Minimum obligations of each Resident

a) guarding their own investment;

b) connection only to industrial park utilities, except for sources of renewable energy which are part of the investment made in the industrial park.

5. Rights of the Residents

a) the right to use the shared infrastructure in helpful and undisturbed conditions;

b) land tax exemption for the land leased in the industrial park;

c) building tax exemption for buildings existing and/or resulting from the investment in the industrial park;

d) other tax exemptions, under the law, approved by Local Council Decision (tenants are included herein)

Exemptions mentioned under items b, c and d are granted as state aid under the law and are limited in amount (all de minimis aid obtained by the investor must not exceed 200,000 € over 3 years).

6. Other provisions

The sublease or rental of the land, office space, existing buildings and buildings resulting from the investments is prohibited.

Park residents shall make available to SC SEPSIIPAR SRL all information, data and documents requested by the latter in relation to the performance of the lease agreement and how they fulfil their obligations under the agreement, including the ones established by the commission and approved by local council decision.

Residents shall cover all expenses engendered by the execution of the lease and the registration in the land registry.

Obtaining all final technical approvals necessary for the set up and operation of the investment are the responsibility of the Residents and shall be obtained at their own expense.

All works regarding the connection to the existing technical urbanistic networks and obtaining approvals from their owners are the responsibility of the Residens.

Park residents shall maintain, throughout the lease / tenancy, the destination of the land and investments made according to the provisions in the lease/tenancy agreement. Any change in function requires the prior written consent of SEPSIIPAR SRL, in compliance with the law.

Park residents shall use their own funds to perform land improvement on undeveloped land.

Facilities herein cannot be cumulated with other investment facilities regulated by the decision of the Local Council of the Municipality of Sfântu Gheorghe.