Buying property in Estonia as a foreigner

Estonia market today

Live figures from asking prices of listings on Live Baltic, not official statistics.

Listings in Estonia

670

426 for sale, 244 for rent on Live Baltic

Avg asking €/m² – Tallinn apartments for sale

€3,960

From 140 apartments for sale passing our data-quality checks

Median asking price – Tallinn apartments for sale

€219,000

Across 140 apartments for sale passing our data-quality checks

• Tallinn asking vs deal prices, October 2026 — Built on thousands of listings and official deal prices
• Homes for rent in Tallinn — 94 rental listings, from €320/month
• Tallinn rent prices
• Tallinn asking vs deal prices, October 2026

Who can buy property in Estonia

Foreign individuals can generally buy apartments and houses in Estonia on the same terms as Estonians. Restrictions concern mainly larger areas of agricultural and forest land: buyers from outside the EU, the EEA and certain other states may need permission from the local authority or may not be able to acquire such land. Some restrictions also apply in border and security-sensitive areas.

A typical city apartment or a house on a residential plot is not affected by these rules, but a rural property with fields or forest may be. Check the land's registered purpose in the Land Register and ask a lawyer whether any restriction applies to you.

The buying process step by step

1. Find a property and agree a price. Properties are advertised by agencies and private sellers on portals such as KV.ee and on Live Baltic. Prices are usually negotiable.

2. Check the Land Register. The Land Register (Kinnistusraamat) is kept by the land registry department of the Tartu County Court and can be searched online through the e-Land Register. It shows the owner, the property, and any mortgages, servitudes, rights of use and other restrictions. For apartments, the register also records apartment ownership as a separate registered unit.

3. Agree terms. Buyers sometimes sign a preliminary agreement and pay a deposit. Note that, in Estonia, an agreement that obliges someone to transfer real property must itself be notarised to be valid, so take care with informal reservation agreements and seek advice before paying anything.

4. Sign the notarial deed. The sale contract and the real right agreement that transfers ownership are signed before a notary as a notarial deed. The notary identifies the parties, checks the register, reads out and explains the contract, and certifies it. Remote notarisation may be possible in some cases, for example through an Estonian embassy or using a digital identity; check with the notary.

5. Pay through a safe channel. The price is commonly paid through the notary's deposit account and released to the seller once the buyer's ownership has been entered in the register.

6. Register ownership. The notary submits the application to the Land Register. Ownership passes when the entry is made in the register, so confirm that it has been made in your name.

7. Handover. Take the keys, read the meters, and transfer utility contracts and, for apartments, the apartment association (korteriühistu) account into your name.

The role of the notary

An Estonian notary is an independent public official. Every transfer of real property must be made in notarial form, so the notary is involved in every purchase. The notary makes sure the transaction is lawful and that both sides understand it, but does not inspect the building or advise on whether the price is right.

Deeds are prepared in Estonian. If you do not speak Estonian, an interpreter is needed, and you may want your own lawyer to review the draft. You can also act through a representative with a notarised power of attorney.

Taxes and fees

Estonia has no stamp duty or general property transfer tax for buyers. The main costs are the notary fee and the state fee for the Land Register entry, both calculated on fixed scales that depend on the value of the transaction, plus bank and valuation costs if you borrow, and translation and legal fees.

Estonia charges an annual land tax on the land, and rules for owner-occupied homes and municipal reliefs have changed in recent years. Rental income and gains on a later sale can be taxable, with exemptions in some cases for a main residence. Confirm the current rates and exemptions with the notary or a tax adviser before you buy.

Residency and the right to live in Estonia

Owning property in Estonia does not by itself give you the right to live there. EU, EEA and Swiss citizens can generally live in another EU country under free-movement rules, registering their residence after a period of stay. Citizens of other countries need a visa or a residence permit that matches their reason for staying, such as work, study, family or business.

Residence permit schemes linked to investment have existed in the Baltic states at various times, and their conditions have changed. Do not buy a property on the assumption that it will qualify you for a permit. Check the current rules directly with the Police and Border Guard Board (Politsei- ja Piirivalveamet) or an immigration lawyer before you commit.

Financing your purchase

Many buyers in Estonia pay from their own funds, but local banks also offer mortgages. Lending to non-residents and to people without local income is assessed case by case, and conditions are usually stricter than for residents. Expect the bank to ask for proof of identity, income, existing debts and the source of your deposit, and to require a valuation of the property by an approved valuer.

The share of the price you must cover yourself, the interest rate and the loan term all depend on the bank, your profile and the property. Ask several banks for written offers and compare the total cost, including arrangement fees, valuation, insurance and the notary costs for registering the mortgage.

Practical checklist

• Decide your budget, including purchase costs, fees, translation and any renovation.
• Open a local bank account, or confirm how your bank will make the payment.
• Get a current extract from the Land Register (Kinnistusraamat) and compare the owner, address and area with the advert.
• Check for mortgages, seizures, rights of way, leases or other encumbrances.
• Review the energy performance certificate and the building's condition.
• For an apartment, ask about monthly charges, the repair fund, planned works and any debts.
• For a house or plot, check boundaries, permitted use, utilities and building permits.
• Book a notary for the notarial deed, and arrange a sworn translator or bilingual lawyer if you do not speak the language.
• Confirm the total taxes and fees with the notary or a tax adviser before signing.
• After signing, confirm that ownership has been entered in the register in your name.

Frequently asked questions