Buying Properties in Estonia: Foreign‑Exchange & Money‑Transfer Guide
- John Philips
- Jul 24
- 2 min read
Updated: Nov 14
1 | Why FX Strategy Matters
1 %–3 % cost swing on a €200 000 purchase equals up to €6 000 saved or lost.
Banks can take 5+ business days—risking notary delays.
AML checks tighten every year; be paperwork‑ready.
2 | Transfer Routes Compared
Route | Speed | Total FX Mark‑up* | Daily Limit |
Local bank SWIFT | 2–5 days | 1.5 %–3 % | € Varies |
Wise (TransferWise) | Same day | 0.35 % | €1 000 000 |
Revolut Business | Same day | 0.4 %–0.6 % | €5 000 000 |
Currencycloud / OFX | T+1 | 0.3 %–0.5 % | €Unlimited |
Crypto off‑ramp (USDT → EUR) | Minutes | 0.2 % + spread | Exchange cap |
*Includes FX spread + wire fee average (July 2025).
3 | Compliance Checklist
Source‑of‑Funds Letter – salary slips, sale contract, or loan statement.
KYC – passport + selfie via transfer platform.
Confirm Beneficiary – notary escrow or seller’s IBAN; double‑check BIC.
FX Contract – lock rate (forward contract) if closing > 30 days away.
Tip: Notary escrow accounts in Estonia accept Wise/SEPA transfers as long as the sender’s name matches the buyer on the deed.
4 | Timing Your Transfer
Stage | FX Action |
Offer accepted | Book 30 % deposit—consider a rate lock if market volatile. |
Mortgage approval | Hedge remaining equity via forward or options. |
1 week pre‑notary | Send full balance to escrow; use same‑day SEPA. |
Post‑deed | Keep €3 000 buffer for taxes & furniture invoices. |
5 | Avoiding Hidden Fees
No‑SWIFT banks – use platforms with local EU rails to dodge €15–€50 charges.
Check receiving fees – some Estonian banks deduct €5; add margin.
Split transfers – under €1 000 000 often clears faster with less compliance friction.
Ask for “OUR” fee code – sender pays all wire costs, so escrow receives net amount.
6 | Currency Risk Example
If EUR/USD moves ‑4 % between offer and closing:
On €120 000 equity, FX loss ≈ €4 800.
A 0.4 % forward‑contract fee (€480) would have fixed the rate—saving €4 320.
7 | Bryan Estates FX Concierge
Live rate alerts when EUR dips.
Pre‑filled KYC packs for Wise & Revolut.
Forward‑contract negotiation with premier brokers (0.25 % avg. mark‑up).
Same‑day confirmation to the notary—no deal delays.
Frequently Asked Questions
Can I pay the seller in USD?
No—real‑estate deeds must list euros; convert before the notary meeting.
Does Estonia charge FX tax?
No capital‑gains tax on personal currency exchange.
What if the platform freezes my funds?
Provide extra documents; Bryan Estates liaises to expedite release.
Ready to Shift Your Euros Smoothly?
Email info@bryanestates.ee or call +372 123 4567 for a personalised FX‑transfer plan and preferred‑rate voucher.
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