Buying Properties in Estonia: Furnishing & Interior Fit‑Out Guide
- John Philips
- Aug 2
- 2 min read
Updated: Nov 14
1 | Why Plan Your Fit‑Out Early?
Vacancy costs – every week unfurnished = lost rent.
Mortgage clauses – some buy‑to‑let loans require a habitable unit within 30 days.
VAT optimisation – reclaimable for OÜ‑owned rentals when invoiced correctly.
2 | Cost Benchmarks (2025)
Property Type | Size | Budget – Basic (€) | Budget – Premium (€) |
Studio (Tallinn) | 25 m² | 4 500 | 7 000 |
1‑Bed Flat | 40 m² | 6 000 | 10 000 |
2‑Bed Flat | 60 m² | 8 500 | 14 000 |
Family House | 120 m² | 15 000 | 28 000 |
Breakdown: ± 45 % furniture, 25 % appliances, 15 % lighting & décor, 15 % labour + delivery.
3 | Local Suppliers & Lead‑Times
Category | Supplier | Lead‑Time | Notes |
Flat‑pack | IKEA Tallinn | 1 – 5 days | Click‑&‑collect or delivery €69 |
Solid wood | Softrend, Woodman | 2 – 4 weeks | Made in Estonia |
Appliances | Expert, Euronics | 3 – 7 days | Free installation often included |
Custom closets | Elfa, Liuglev Uks | 3 weeks + measure visit | 10‑year warranty |
Bulk orders (≥ €10 k) get up to 10 % discount—ask for “projekti hind” (project price).
4 | Design Principles for High‑Yield Rentals
Neutral palette – white walls, oak laminate, matte‑black accents.
Durable fabrics – removable, washable covers (60000 Martindale+).
Smart storage – under‑bed drawers, entryway shoe cabinets.
Plug‑&‑play Wi‑Fi – router pre‑cabled to living‑room TV wall.
LED lighting – 3000 K warm white; dimmers in living/bed.
5 | Fit‑Out Timeline (Typical 1‑Bed)
Day | Task |
0 | Keys handed over; measure rooms. |
1–2 | Finalise furniture list & order IKEA + appliances. |
5–6 | Deliver & assemble flat‑pack; electricians install lights. |
7 | Hang décor, curtains; deep clean. |
8 | Photo shoot for listings—go live same day. |
Vacancy lost: 1 week instead of 4–6 weeks DIY wandering.
6 | Budget‑Saving Hacks
Combo packages – IKEA “Complete Studio” sets save 12 %.
Cashback cards – LHV Partner Card adds 5 % rebate at select retailers.
Bulk appliance bundles – buy three pieces (oven, hob, hood) = free dishwasher.
Refurbished – Upstream store offers A‑grade returns at –30 %.
7 | Tax & Accounting Tips
Ownership | VAT Recovery | Depreciation |
Personal | No | 10 %/year over 10 yrs |
OÜ Company | Yes (22 % reclaimed) | 20 % reducing balance |
Keep separate SKUs for furniture vs building improvements; accountants love clear ledgers.
8 | Bryan Estates Turn‑Key Furnishing
Design mood‑board within 48 h of plan.
Average install time: 5 days door‑to‑rent‑ready.
Trade discounts passed through—save ~8 % vs retail.
Staging photos & 3D tour included for listing boost.
Frequently Asked Questions
Can I import furniture VAT‑free?
Yes—if buying via EU supplier with reverse‑charge to your VAT‑registered OÜ.
Is flat‑pack acceptable for luxury rentals?
Mix high‑wear pieces (sofa, bed) from premium brands; dining & side tables can be IKEA.
Do I need an interior designer?
For budgets < €10 k, templates suffice. Premium units benefit from a designer’s 5 % fee to add 10 % rent uplift.
Ready to Furnish Like a Pro?
Email info@bryanestates.ee or call +372 123 4567 for a personalised fit‑out quote and shopping list.
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