Buying Properties in Estonia: Remote Property-Management Guide

Why Plan for Remote Management?

Whether you live in Berlin, Manila, or New York, Estonia’s e-Government and tech-savvy service sector let you oversee tenants, bills, and repairs entirely online—keeping yields high and headaches low.

1. Core Tech Stack for Overseas Owners

Tool	Purpose	Monthly Cost
Smart-lock (Nuki/Igloohome)	Key-free tenant turnover	€3 cloud
Wi-Fi security cam	Entry & leak alerts	€4 storage
Utility e-Billing	Automatic SEPA payments	Free
e-Residency card	Digital signatures for leases	€100 once
Property dashboard (Bryan Estates)	Rent, invoices, tickets	Included in mgmt fee

2. Choosing the Right Management Package

Service Level	% of Rent	What’s Included
Basic Collect	6 %	Rent collection, statements
Premium	10 %	Basic + repairs ≤ €100, utility switch
Full-Service	12–15 %	Premium + furnishing, short-stay ops, tax filing

Pro Tip: Negotiate a vacancy-only fee (half rate) during tenant gaps.

3. Must-Have Clauses in a Remote-Friendly Lease

1. E-signature validity (EU eIDAS compliant).

2. Bank-chargeback ban for SEPA standing orders.

3. Mandatory renter’s insurance—shifts liability for minor damage.

4. Video check-in/out accepted as condition evidence.

5. WhatsApp/Signal notice counts as written communication.

4. Handling Repairs from Abroad

Repair	Typical Cost	Response Time
Leaking tap	€35–€50	24 h
Broken appliance	€120–€300	48 h
Boiler service	€90	Annual

Use a €300 float with your manager; anything bigger awaits your approval via app push-notification.

5. Tax & Compliance

• Flat 20 % income tax—file online in minutes via e-Tax.

• VAT applies only if turnover > €40 k (rare for one unit).

• No stamp duty for renewing leases.

• Declare foreign bank details with Tax Board to avoid withholding.

6. Insurance Tweaks for Absentee Owners

• Add loss-of-rent rider (covers up to 12 months).

• Ensure smart devices (locks, cams) are noted for theft cover.

• Third-party liability minimum €32 000 (Tallinn rule).

7. Avoiding Common Pitfalls

❌ Relying on tenants for meter reads—install smart meters.❌ Ignoring HOA e-votes—grant proxy to manager to avoid fines.❌ Under-budgeting winter bills—district heating spikes Nov–Mar.

8. How Bryan Estates Keeps You Hands-Off

• 24/7 English-speaking tenant hotline

• Preferred plumber/electrician network—fixed call-out €25

• Quarterly video-walkthroughs emailed to owners

• One-click annual tax summaries for accountants

Frequently Asked Questions

Can I self-manage without e-Residency?

Yes, but you’ll need notarised paper leases—costly and slow.

How are evictions handled?

Mediation first; court order takes 30–45 days. Manager files on your behalf.

What if I sell?

We coordinate viewings, handle key hand-off, and supply buyer with tenant records—0.5 % success fee.

Ready to Go Truly Passive?

Email info@bryanestates.ee or call +372 123 4567 to get a customised remote-management proposal within 24 hours.