Buying Properties in Estonia: Bailiff & Tax-Auction Buyer’s Guide

Updated: Nov 13

Why Consider Auctions?

Pricing power: Distressed or time-bound sales can trade 5–15 % below market.
Speed: Clear rules and fixed closing timelines.
Transparency: Bidding history and documents are published ahead of time.

Caveat: You buy “as-is”. Do thorough due diligence and assume no post-sale price reductions.

Official e-auction portals for court/bailiff sales (civil enforcement).
Tax-authority auctions for seized assets.
Municipal auctions for surplus or redevelopment plots.
Brokerage platforms sometimes syndicate listings—always trace back to the original notice for authoritative terms.

Register & e-ID verify on the e-auction portal.
Pay a deposit (usually 5–10 %) to qualify.
Bid increments are preset; last-minute bids often extend the timer (“anti-sniping”).
Winning bidder signs a protocol and receives payment instructions.
Pay the balance within the stated period (commonly 10–30 days). Miss it and you forfeit the deposit.

No financing contingencies. Get pre-approval or use cash/bridge funding.

☐ Read the notice end-to-end—objects sold, penalties, closing deadline.
☐ Download the valuation (with photos & floor-plans).
☐ Encumbrances review: servitudes, utility corridors, heritage/flood overlays.
☐ HOA & utility arrears: ask for balances and who’s liable after transfer.
☐ Tenancy status: are there occupants? What’s the plan for handover/eviction?
☐ Site visit: confirm condition, damp, structural movement, meter numbers.
☐ Insurance quote: line up coverage effective on handover.
☐ Cost model: see Section 6 for a quick budget.

Bailiff sales typically wipe financial liens (e.g., mortgages) registered after the enforcement claim, but do not remove:

Always ask the notary or your lawyer for a written list of surviving rights before you bid.

If a prior owner or tenant refuses to leave, the buyer may need a bailiff-assisted handover after title transfer. Budget for:

Line Item	€
Hammer price	150 000
Auction deposit (credited)	–15 000
Notary + state fees	300
Locksmith & meter reads	250
Immediate repairs contingency (3 %)	4 500
Total cash needed at closing	135 ,550

Adjust for your scenario—add bridge-loan interest if using short-term funding.

Option	LTV	Speed	Notes
Cash + refinance	0 % now → 70–75 % later	Fast	Refi after clean title/valuation
Bridge loan (12 mo)	≤ 60 %	7–10 days	Balloon on sale/refi
Private lender	≤ 65 %	3–5 days	Higher rate; flexible docs
Bank mortgage	70–75 %	3–4 weeks	Works only if auction allows enough time

Set a hard ceiling pre-auction; do not chase.
Bring a contractor to viewing; price the first 90-day repairs.
Verify utilities are active or budget reconnection.
Prepare an eviction/possession plan if there are occupants.
Use escrow for balances and get a title-insurance quote for peace of mind.

Day	Action
0	Win auction; receive protocol and payment details.
3	Transfer balance; send proof.
7	Notary schedules deed / court issues confirmation.
10–20	Title registers; keys + possession.
30	Insurance live, utilities switched, locks changed.