Tallinn asking prices run 36% above deal prices, but most of the gap is new-build stock, not haggling
Live Baltic research · Published 20 October 2026 · Listings collected 20 Oct 2026; deals Jan–Sep 2026
Last updated: 20 October 2026 · Published: 20 October 2026
In short
Tallinn ads ask 36% more than flats actually sell for. Most of that is because over half the ads are in buildings from 2011 or later, against fewer than one in five deals. Compare like with like and the gap is mostly 10–14%.
+36.2%
Median asking vs deal price, all flats (4,749 ads, 6,581 deals)
10–14%
The gap like for like, in five of seven building-age bands
53% vs 17.8%
Share of ads vs deals in buildings from 2011 or later
€16.44 vs €15.56
Asking rent per m²: Põhja-Tallinn (304 ads) now above Kesklinn (701 ads)
before 1939
1940–1970
1971–1990
2001–2010
2011–2015
2016–2020
2021–2025
We compared every Tallinn apartment ad we could collect on 20 October 2026 (1,636 unique rental ads and 4,749 unique sale ads from City24, kv.ee and Rendin, with ads on more than one portal counted once) against the 6,581 apartment purchase-sale deals recorded by Maa- ja Ruumiamet, the Estonian Land and Spatial Development Board, from January to September 2026.
Key findings
- The median asking price is €3,990/m² (n=4,749 sale ads). The median deal price is €2,929/m² (n=6,581 deals). Asking prices are 36.2% higher.
- Most of that gap is what is being sold. 53.0% of sale ads with a known build year are in buildings finished in 2011 or later (n=4,369). Only 17.8% of deals are (n=5,785).
- Like for like, the gap shrinks. In five of the seven building-age bands with enough data it is 10.4–13.9%. The exceptions are 2001–2010 (+20.4%) and 2011–2015 (+20.0%).
- Gross rental yield is 6.07% on deal prices but 4.46% on asking prices, from a median asking rent of €14.82/m² a month (n=1,636 rental ads).
- On deal prices, Lasnamäe yields most (6.35%, 165 rental ads, 1,374 deals) and Kesklinn least (5.04%, 701 rental ads, 1,213 deals).
- Flats under 30 m² yield 7.61% on deal prices (307 rental ads, 561 deals), against 5.11% for 70 m² and up (274 rental ads, 1,143 deals).
- Soviet-era 1971–1990 buildings yield 6.07% on deal prices (149 rental ads, 2,007 deals); 2021–2025 new builds yield 5.29% (165 rental ads, 386 deals). New builds rent for 57% more per m² but sell for 81% more.
- Põhja-Tallinn now asks more rent per m² than Kesklinn: €16.44 (n=304) vs €15.56 (n=701), although the 95% ranges overlap slightly (15.56–16.85 vs 15.13–16.03). Its median deal price is 15% lower (€3,150 vs €3,708/m²).
Where yields are highest
Gross rental yield on Maa- ja Ruumiamet deal prices, by district. Rental ads collected 20 October 2026; deals January–September 2026.
Yields are highest in the large Soviet-era residential districts (Lasnamäe, Mustamäe, Põhja-Tallinn) and lowest in Kesklinn, where purchase prices are highest.
| District | Yield on deal prices | Rental ads (n) | Deals (n) |
|---|---|---|---|
| Lasnamäe | 6.35% | 165 | 1,374 |
| Põhja-Tallinn | 6.26% | 304 | 1,087 |
| Mustamäe | 6.23% | 151 | 1,127 |
| Haabersti | 5.66% | 100 | 835 |
| Kristiine | 5.51% | 124 | 581 |
| Kesklinn | 5.04% | 701 | 1,213 |
Nõmme and Pirita: not enough rental ads, so no yield shown.
City average: 6.07% on deal prices, 4.46% on asking prices (n=1,636 rental ads, 6,581 deals, 4,749 sale ads).
By size: flats under 30 m² yield 7.61% (307 rental ads / 561 deals), against 5.11% for 70 m² and up (274 rental ads / 1,143 deals).
Deal prices made easy
Typical price actually paid per m² for an apartment, from Maa- ja Ruumiamet transaction data; n = number of deals. Deals January–September 2026.
By district
| District | Deal price €/m² | Deals (n) |
|---|---|---|
| Kesklinn | €3,708 | 1,213 |
| Kristiine | €3,249 | 581 |
| Põhja-Tallinn | €3,150 | 1,087 |
| Pirita | €3,138 | 125 |
| Haabersti | €3,010 | 835 |
| Nõmme | €2,704 | 239 |
| Mustamäe | €2,642 | 1,127 |
| Lasnamäe | €2,476 | 1,374 |
By building age
| Built | Deal price €/m² | Deals (n) |
|---|---|---|
| before 1939 | €3,250 | 353 |
| 1940–1970 | €2,804 | 1,830 |
| 1971–1990 | €2,432 | 2,007 |
| 1991–2000 | €2,751 | 196 |
| 2001–2010 | €2,992 | 372 |
| 2011–2015 | €3,429 | 165 |
| 2016–2020 | €3,785 | 396 |
| 2021–2025 | €4,392 | 386 |
Districts
| District | Rental ads (n) | Asking rent €/m² | Sale ads (n) | Asking price €/m² | Deals (n) | Deal price €/m² | Yield on asking | Yield on deals | Asking vs deal gap |
|---|---|---|---|---|---|---|---|---|---|
| Kesklinn | 701 | €15.56n=701 rental ads | 1,181 | €4,526n=1,181 sale ads | 1,213 | €3,708n=1,213 deals | 4.13%n=701 rental ads, 1,181 sale ads | 5.04%n=701 rental ads, 1,213 deals | +22.1%n=1,181 sale ads, 1,213 deals |
| Põhja-Tallinn | 304 | €16.44n=304 rental ads | 1,022 | €4,643n=1,022 sale ads | 1,087 | €3,150n=1,087 deals | 4.25%n=304 rental ads, 1,022 sale ads | 6.26%n=304 rental ads, 1,087 deals | +47.4%n=1,022 sale ads, 1,087 deals |
| Kristiine | 124 | €14.91n=124 rental ads | 486 | €4,235n=486 sale ads | 581 | €3,249n=581 deals | 4.22%n=124 rental ads, 486 sale ads | 5.51%n=124 rental ads, 581 deals | +30.4%n=486 sale ads, 581 deals |
| Haabersti | 100 | €14.20n=100 rental ads | 623 | €3,875n=623 sale ads | 835 | €3,010n=835 deals | 4.40%n=100 rental ads, 623 sale ads | 5.66%n=100 rental ads, 835 deals | +28.8%n=623 sale ads, 835 deals |
| Mustamäe | 151 | €13.71n=151 rental ads | 482 | €3,129n=482 sale ads | 1,127 | €2,642n=1,127 deals | 5.26%n=151 rental ads, 482 sale ads | 6.23%n=151 rental ads, 1,127 deals | +18.4%n=482 sale ads, 1,127 deals |
| Lasnamäe | 165 | €13.10n=165 rental ads | 603 | €2,874n=603 sale ads | 1,374 | €2,476n=1,374 deals | 5.47%n=165 rental ads, 603 sale ads | 6.35%n=165 rental ads, 1,374 deals | +16.1%n=603 sale ads, 1,374 deals |
| Nõmme | 44 | insufficient sample | 221 | €3,640n=221 sale ads | 239 | €2,704n=239 deals | insufficient sample | insufficient sample | +34.6%n=221 sale ads, 239 deals |
| Pirita | 47 | insufficient sample | 131 | €4,443n=131 sale ads | 125 | €3,138n=125 deals | insufficient sample | insufficient sample | +41.6%n=131 sale ads, 125 deals |
| Tallinn | 1,636 | €14.82n=1,636 rental ads | 4,749 | €3,990n=4,749 sale ads | 6,581 | €2,929n=6,581 deals | 4.46%n=1,636 rental ads, 4,749 sale ads | 6.07%n=1,636 rental ads, 6,581 deals | +36.2%n=4,749 sale ads, 6,581 deals |
Nõmme (44 rental ads) and Pirita (47) have too few rental ads for a yield. Caution on Põhja-Tallinn: 40.0% of its rental ads with a known build year are in 2011+ buildings (n=180), against 20.2% of its deals (n=960), which pushes its deal-price yield up. Within Kesklinn, comparing like-sized flats from 30 m² up, yields on deal prices are 4.38–5.24% (each band has at least 129 rental ads and 228 deals).
Why asking and deal prices differ: stock mix
| District | Sale ads with build year (n) | Sale ads built 2011+ | Deals with age data (n) | Deals built 2011+ |
|---|---|---|---|---|
| Kesklinn | 1,097 | 48.8%n=1,097 sale ads | 996 | 17.7%n=996 deals |
| Põhja-Tallinn | 933 | 58.3%n=933 sale ads | 960 | 20.2%n=960 deals |
| Kristiine | 438 | 63.7%n=438 sale ads | 478 | 22.2%n=478 deals |
| Haabersti | 578 | 77.9%n=578 sale ads | 638 | 35.4%n=638 deals |
| Mustamäe | 443 | 37.9%n=443 sale ads | 1,078 | 12.4%n=1,078 deals |
| Lasnamäe | 560 | 30.4%n=560 sale ads | 1,314 | 10.6%n=1,314 deals |
| Nõmme | 209 | 46.9%n=209 sale ads | 224 | 10.3%n=224 deals |
| Pirita | 111 | 63.1%n=111 sale ads | 97 | insufficient sample |
| Tallinn | 4,369 | 53.0%n=4,369 sale ads | 5,785 | 17.8%n=5,785 deals |
Building age
| Built | Rental ads (n) | Rent €/m² | Sale ads (n) | Asking €/m² | Deals (n) | Deal €/m² | Yield on deals | Yield on asking | Asking vs deal gap |
|---|---|---|---|---|---|---|---|---|---|
| before 1939 | 129 | €15.93n=129 rental ads | 266 | €3,605n=266 sale ads | 353 | €3,250n=353 deals | 5.88%n=129 rental ads, 353 deals | 5.30%n=129 rental ads, 266 sale ads | +10.9%n=266 sale ads, 353 deals |
| 1940–1970 | 238 | €13.21n=238 rental ads | 713 | €3,140n=713 sale ads | 1,830 | €2,804n=1,830 deals | 5.66%n=238 rental ads, 1,830 deals | 5.05%n=238 rental ads, 713 sale ads | +12.0%n=713 sale ads, 1,830 deals |
| 1971–1990 | 149 | €12.29n=149 rental ads | 687 | €2,725n=687 sale ads | 2,007 | €2,432n=2,007 deals | 6.07%n=149 rental ads, 2,007 deals | 5.41%n=149 rental ads, 687 sale ads | +12.1%n=687 sale ads, 2,007 deals |
| 1991–2000 | 34 | insufficient sample | 79 | insufficient sample | 196 | €2,751n=196 deals | insufficient sample | insufficient sample | insufficient sample |
| 2001–2010 | 140 | €13.54n=140 rental ads | 310 | €3,604n=310 sale ads | 372 | €2,992n=372 deals | 5.43%n=140 rental ads, 372 deals | 4.51%n=140 rental ads, 310 sale ads | +20.4%n=310 sale ads, 372 deals |
| 2011–2015 | 52 | insufficient sample | 111 | €4,114n=111 sale ads | 165 | €3,429n=165 deals | insufficient sample | insufficient sample | +20.0%n=111 sale ads, 165 deals |
| 2016–2020 | 150 | €16.55n=150 rental ads | 284 | €4,178n=284 sale ads | 396 | €3,785n=396 deals | 5.25%n=150 rental ads, 396 deals | 4.75%n=150 rental ads, 284 sale ads | +10.4%n=284 sale ads, 396 deals |
| 2021–2025 | 165 | €19.35n=165 rental ads | 834 | €5,000n=834 sale ads | 386 | €4,392n=386 deals | 5.29%n=165 rental ads, 386 deals | 4.64%n=165 rental ads, 834 sale ads | +13.9%n=834 sale ads, 386 deals |
| 2026 and later | 22 | insufficient sample | 1,085 | €4,721n=1,085 sale ads | 80 | insufficient sample | insufficient sample | insufficient sample | insufficient sample |
Flat size
| Floor area | Rental ads (n) | Rent €/m² | Deals (n) | Deal €/m² | Yield on deals | Yield on asking |
|---|---|---|---|---|---|---|
| 10–29.99 m² | 307 | €19.88n=307 rental ads | 561 | €3,135n=561 deals | 7.61%n=307 rental ads, 561 deals | 6.36%n=307 rental ads, 278 sale ads |
| 30–40.99 m² | 331 | €15.29n=331 rental ads | 1,220 | €2,907n=1,220 deals | 6.31%n=331 rental ads, 1,220 deals | 5.05%n=331 rental ads, 596 sale ads |
| 41–54.99 m² | 446 | €13.55n=446 rental ads | 2,189 | €2,788n=2,189 deals | 5.83%n=446 rental ads, 2,189 deals | 4.12%n=446 rental ads, 1,273 sale ads |
| 55–69.99 m² | 277 | €12.50n=277 rental ads | 1,468 | €2,705n=1,468 deals | 5.54%n=277 rental ads, 1,468 deals | 3.94%n=277 rental ads, 1,111 sale ads |
| 70–249.99 m² | 274 | €14.79n=274 rental ads | 1,143 | €3,469n=1,143 deals | 5.11%n=274 rental ads, 1,143 deals | 4.12%n=274 rental ads, 1,486 sale ads |
Rent per m² falls 37% from the smallest band to 55–69.99 m²; deal price per m² falls only 14%.
Rooms (asking prices only)
| Rooms | Rental ads (n) | Rent €/m² | Sale ads (n) | Asking €/m² | Yield on asking |
|---|---|---|---|---|---|
| 1 | 454 | €17.65n=454 rental ads | 525 | €3,823n=525 sale ads | 5.54%n=454 rental ads, 525 sale ads |
| 2 | 725 | €13.95n=725 rental ads | 1,701 | €4,063n=1,701 sale ads | 4.12%n=725 rental ads, 1,701 sale ads |
| 3 | 342 | €13.41n=342 rental ads | 1,599 | €3,915n=1,599 sale ads | 4.11%n=342 rental ads, 1,599 sale ads |
| 4+ | 112 | €15.53n=112 rental ads | 866 | €4,063n=866 sale ads | 4.59%n=112 rental ads, 866 sale ads |
Maa- ja Ruumiamet does not publish deals by room count.
Download the data
Free to reuse with credit to Live Baltic (livebaltic.com). Press: press@livebaltic.com
Method
- Rents and asking prices are from ads on City24, kv.ee and Rendin, collected on 20 October 2026. An ad listed on more than one portal is counted once (927 rental ads appeared on two or more portals). Apartments only, Tallinn only.
- Deal prices are Maa- ja Ruumiamet's published statistics for apartment purchase-sale deals in Tallinn, January–September 2026, by district, floor-area band and building first-use year. Its building-age figures exclude municipal sellers, so they cover 5,785 of the 6,581 deals.
- Gross yield = 12 × median monthly asking rent per m² ÷ median price per m² × 100. It is before costs, taxes, vacancy and fees. Rents are asking rents, not signed contracts; Estonia has no public register of contracted rents.
- A yield is shown only where there are at least 100 rental ads and at least 100 sale ads or deals. Smaller cells are marked "insufficient sample".
- Build year is known for 1,079 of the 1,636 rental ads and 4,369 of the 4,749 sale ads. Rendin ads carry no build year.
- kinnisvara24.ee was not included because it blocks automated access.
Further reading
Sources
- City24 (city24.ee)
- kv.ee
- Rendin (rendin.ee)
- Maa- ja Ruumiamet transaction database (statistika.kataster.ee)