Buying Properties in Estonia: Residence‑Permit & Visa Roadmap

1 | Myth‑Buster: Property ≠ Automatic Residency

Estonia does not grant residency simply for owning real estate. However, property can strengthen your application by demonstrating stable accommodation and economic ties.

2 | Common Visa & Permit Routes for Property Owners

Route	Key Eligibility	Where Property Helps	Typical Timeline
Long‑Stay D‑Visa (up to 1 yr)	Remote work, study, visiting family	Proof of accommodation address	15 days
Digital Nomad Visa	€4 500 gross monthly income	Address registration for tax clarity	30 days
Temporary Residence Permit (TRP) for Employment	Job contract ≥ €1 500 gross	Reduces housing search delay	2–3 months
TRP for Business (Entrepreneur)	Invest ≥ €65 000 in Estonian company	Property accepted as part of collateral/assets	3–4 months
Long‑Term Residence (5‑yr path)	4 yrs continuous TRP + A2 Estonian	Owning property proves integration	After 5 yrs

Tip: Banks often require local address for salary payments; owning a flat speeds account opening.

3 | Address Registration (Elukoha Register)

1. File online within 30 days of moving in.

2. Upload notary deed or lease.

3. Registration confirms municipal services, health‑care coverage, and school zones.

4 | Proof of Means & Property Valuation

• For entrepreneur TRP, submit balance sheet showing property asset at market value (bank valuation).

• Digital Nomad Visa applicants may include rental income contracts to meet income threshold.

• Mortgage statements count toward “economic activity” evidence—banks issue PDF in English.

5 | Tax Residency vs Legal Residency

Criterion	Tax Residency	Legal Residency
≥ 183 days stay / yr or centre of vital interests	YES	Requires address & registration
Property ownership alone	NO	NO

Owning property alone does not trigger tax residency but can support “centre of vital interests” argument if family lives in Estonia.

6 | Family Reunification & Property Size

• Must provide adequate living space—min 12 m² per adult, 8 m² per child.

• Official inspectors may visit to verify; floor‑plan from notary deed accepted.

7 | Healthcare & Social Benefits

Once registered, you become eligible for Estonian Health Insurance Fund coverage via:

• Employment contract contributions, or

• Entrepreneur social tax, or

• Voluntary insurance if holding Digital Nomad Visa.

8 | Step‑by‑Step Timeline (Entrepreneur TRP Example)

Month	Action
0	Buy property; register address.
0–1	Form OÜ company; inject capital incl. property asset.
1	Prepare business plan; translate deed.
1–2	Submit TRP application at Estonian embassy.
3–4	Receive positive decision; pick up TRP card.
5	Enrol in Estonian health insurance.

9 | Bryan Estates Immigration Liaison

• Address‑registration filing within 48 h of closing.

• Bank‑valuation report in English for TRP applications.

• Introductions to licensed immigration lawyers (fixed‑fee packages).

• Post‑arrival concierge: ID‑card appointment, health‑insurance enrolment.

Frequently Asked Questions

Is a €100 000 property enough to qualify for Golden Visa?

Estonia has no Golden Visa scheme; investment alone is insufficient.

Can I get a student TRP and rent out my flat?

Yes—declare rental income; ensure lease complies with tenant law.

Does owning commercial property count?

Yes—assets of OÜ company strengthen entrepreneur TRP but still need active business.

Need Help Aligning Your Property Purchase with Residency Plans?

Email info@bryanestates.ee or call +372 123 4567 for a customised visa pathway and property strategy.