Buying Properties in Estonia: Inheritance & Estate-Planning Guide

Why Plan Ahead?

Estonia’s Civil Code automatically passes real estate to spouses and children—but probate delays, tax surprises, or cross-border disputes can freeze your assets for 6–12 months. A clear plan protects both heirs and rental income.

1. Key Succession Rules

Heir Priority	Share	Notes
Spouse	Usufruct on marital home + ½ estate	Can live in property for life
Children	Remaining ½ divided equally	Includes adult children
No children	Spouse gets all	Parents inherit if no spouse

Tip: Foreign buyers follow Estonian law by default unless a will elects their home-country law (EU Succession Regulation 650/2012).

2. Tools for Smooth Transfer

1. Notarial Will – fastest probate (2–3 weeks).

2. International Will – valid across EU; ideal for multi-country portfolios.

3. Gift During Lifetime – 0 % gift tax in Estonia, but ensure no loan liens.

4. Family Trust / OÜ Holding – own property via company; heirs inherit shares, skipping land-registry fee.

3. Taxes & Fees

Item	Rate
Inheritance & gift tax	0 % in Estonia
Notary will drafting	€50–€100
Probate court fee	€25 flat
Share-transfer stamp (OÜ)	None; only notary €20–€50 if notarised

Foreign heirs pay tax only if their home country levies one.

4. Cross-Border Heir Checklist

• Obtain European Certificate of Succession from Estonian notary.

• Translate deed into heir’s language (sworn translator).

• Update e-Land Register—remote e-notary possible with e-Residency card.

• Notify Tax & Customs Board within 30 days if property will be rented.

5. Preventing Family Disputes

• Record lifetime investments (renovations) to justify unequal shares.

• Add usufruct clauses so surviving spouse can stay even if kids own title.

• Name an executor who speaks Estonian.

• Store will in the Register of Wills and Heirs (TTR)—avoids lost-document chaos.

6. Bryan Estates Estate-Planning Services

• Bilingual notary bookings & will drafting

• OÜ holding-company set-up in 48 h

• Probate liaison with courts and banks

• Post-inheritance property management for heirs abroad

Frequently Asked Questions

Can a foreigner leave Estonian property to a non-EU citizen?

Yes—no citizenship restrictions on heirs.

Do I need life insurance to cover the mortgage?

Banks require it for ≥ 60 % LTV; payout speeds loan clearance for heirs.

What if heirs disagree on selling?

Any co-owner can petition court for partition sale; mediation is cheaper—Bryan Estates offers facilitation.

Ready to Safeguard Your Estonian Property Legacy?

Email info@bryanestates.ee or call +372 123 4567 for a free estate-planning consultation.