Buying Properties in Estonia: Servitudes, Easements & Access Rights

Why Easements Matter

A dream plot can turn into a legal nightmare if the only access road belongs to a neighbour—or if a buried gas main limits extensions. Estonia records all servitudes (easements) in the e-Land Register, but buyers must still interpret the fine print before signing.

1. Common Servitude Types in Estonia

Estonian Term	English	Typical Width	Purpose
Tee-servituut	Right of way	4–6 m	Vehicle & pedestrian road access
Trassi-servituut	Utility easement	2–5 m	Water, sewer, gas, fibre lines
Juhtme-servituut	Power-line easement	10–30 m	Overhead/underground electricity
Ranna-servituut	Coastal strip	10 m from high-water mark	Public shoreline passage

2. How to Check Easements Before Buying

1. Land-Register Extract – ordered by notary (€2); look under “Servituudid” section.

2. Digital Cadastral Map (XGIS) – visual layers for road & utility corridors.

3. HOA or Parish Engineering Dept. – verify unrecorded community pipes.

4. On-Site Markers – orange posts (gas), blue (water), red/white (power).

3. Buyer Red-Flag Scenarios

Scenario	Risk	Mitigation
Landlocked plot (no registered road)	Access dispute	Negotiate tee-servituut before notarising
Shared well on neighbour’s land	Water shut-off leverage	Draft lifelong trassi-servituut with meter access
High-voltage corridor	Build-height restriction	Re-site house outside 30 m belt
Coastal servitude	Public right to pass 24/7	Landscape for privacy, but cannot fence

4. Setting Up a New Easement

• Draft by licenced surveyor; show coordinates & width.

• All affected owners sign; notarised deed filed (€40–€100).

• Update Land Register—processing 5 days.

• One-time compensation optional; market rate €5–€15 per running metre.

5. Impact on Value & Financing

Easement Type	Lender View	Value Impact
Public road access	Positive	+5 % vs no access
Buried utilities	Neutral	0 % if outside build zone
High-voltage line	Cautious	–5 % to –10 %
Coastal public strip	Depends on privacy demand	–3 % average

Banks may reduce LTV by 5 pp if major servitudes limit extension potential.

6. Practical Tips for Buyers

• Measure setbacks—outbuildings must stay clear of utility belts.

• Update insurance—declare high-voltage proximity to avoid claim denial.

• Drone survey—spot unofficial tracks crossing the plot.

• Include easement map as annex in purchase deed to avoid ambiguity.

7. How Bryan Estates Safeguards Your Purchase

• Servitude audit & translated extract within 24 h

• Liaison with neighbours to draft new right-of-way deeds

• Cost-benefit analysis of relocating utilities vs price discount

• Collaboration with surveyors for precise GPS staking

Frequently Asked Questions

Can easements be cancelled?

Only with consent of all benefiting parties and Land Registry approval—rare for public utilities.

Do coastal easements apply to lakes?

Yes, on state-owned shorelines like Lake Peipus (10 m strip).

Who maintains an easement road?

Shared costs unless deed stipulates otherwise; default split by usage percentage.

Need an Easement Check Before You Buy?

Email info@bryanestates.ee or call +372 123 4567 for a same-day servitude audit and map overlay.