Buying Properties in Estonia: Superficies (Hoonestusõigus) & Ground-Lease Guide

1 | Why This Matters When Buying Properties in Estonia

Parking and storage can swing yield and resale value—especially in Tallinn and Tartu where tenants pay premiums for secure spots and lockable storage. Yet buyers often assume these are automatically included. They’re not. Treat them as distinct assets with their own legal and valuation rules.

2 | What Exactly Are You Buying?

Form	How It’s Structured	What to Check
Separate unit (condominium share)	Own parking place or storage as a separate cadastral unit	Its Land-Register entry, share of common parts, and whether it can be sold separately
Accessory premises / exclusive-use right	You own the apartment; parking/storage is attached by by-law or usage agreement	The HOA decision/by-laws, duration, transferability with the flat
Numbered space in common garage	No separate title; rights via house rules and allocation list	Whether the allocation is revocable, and any waiting list or fee

Pro-tip: Ask the notary to attach the plan excerpt showing the exact bay or locker.

3 | Due-Diligence Checklist (Copy/Paste)

• ☐ Land-Register extracts for every unit (apartment + parking + storage, if separate)

• ☐ HOA by-laws confirming exclusive use or allocation rules

• ☐ Dimensions & clearance (SUVs, prams, bikes) and turning radius near pillars

• ☐ Barrier/fob rights and number of remote controls included

• ☐ Monthly fees—some HOAs bill parking separately (cleaning, ventilation, electricity)

• ☐ EV-charger policy—load capacity, cable runs, metering, cost-sharing model

• ☐ Subletting allowance—can you rent the spot to third parties?

• ☐ Fire-safety rules—no storage of fuels; locker ventilation and fire-rating

4 | Valuation & Pricing Signals

Factor	Typical Impact
Indoor vs outdoor	Indoor/underground trades at a premium in winter cities
Location in garage	Near lift/exit = higher price; tight corners discount
Width & EV readiness	Wide bay + conduit to charger boosts value
Storage size & dryness	Dry, well-lit lockers with power outlets rent faster
Market depth	In supply-tight buildings, spot value rises faster than apartments

For appraisals, ensure the valuer itemises each asset (flat, spot, locker) in the grid.

5 | Financing & Documents Banks Expect

• If parking/storage is a separate unit, lenders usually include it in the same mortgage—submit all extracts.

• If it’s exclusive use only, bank security relies on the apartment title; provide HOA resolutions proving the right.

• Some banks cap LTV on non-residential accessory units slightly lower; check terms early.

6 | EV-Charging: Policy & Practicalities

Topic	What to Clarify
Load capacity	Is there spare amperage? Will the HOA add a smart-load-management system?
Metering & billing	Individual sub-meters vs shared tariff + monthly reconciliation
Installation rights	Who pays for cabling/conduit? Is wall drilling allowed?
Fire-safety	Charger placement, cable protection, emergency shut-off

Negotiation tip: If capacity is tight, ask the seller for a credit or HOA commitment to future upgrades.

7 | Taxes, Fees & Running Costs

• HOA fees may apply per bay/locker for cleaning, ventilation, or electricity.

• For investor OÜs, costs are deductible; keep separate SKUs for clarity.

• New-build parking sometimes has VAT treatment different from the apartment—confirm with the developer and notary.

8 | Common Pitfalls & How to Avoid Them

Pitfall	Risk	Fix
Buying a flat assuming a spot is included	Unexpected street parking	Make the spot ID part of the deed
“Exclusive use” not transferable	Lose the space on resale	Get HOA confirmation that rights follow the unit
Too-narrow bay for your vehicle	Daily inconvenience, lower rent	Measure width & pillar offsets before signing
No charger policy	Costly retrofits, HOA disputes	Secure a written installation protocol
Damp storage lockers	Mold & claim disputes	Inspect for ventilation, avoid storing textiles

9 | Negotiation Playbook

• Ask for key-fob duplication and programming included.

• Price apartment vs parking separately; it clarifies comps and eases bank underwriting.

• If the building is adding EV-infrastructure soon, negotiate seller contribution to the upgrade fund.

• In tenant markets, rent the spot separately for higher total yield.

Quick Buyer Checklist (One Page)

• ☐ Land-Register extract(s) & plan with your exact bay/locker

• ☐ HOA by-laws & resolutions granting exclusive use

• ☐ EV-charger policy, load capacity, and metering approach

• ☐ Fee schedule for garage/locker maintenance

• ☐ Fire-safety & ventilation notes for storage

• ☐ Bank docs: extracts + HOA confirmations

Bryan Estates: Parking & Storage Add-On

• Title & by-law review with risk memo

• EV-readiness assessment and installer quotes

• Lender-friendly pack: extracts, plans, HOA confirmations

• Separate rental strategy for spot/locker to lift net yield

Questions about a specific building?

Email info@bryanestates.ee or call +372 123 4567—we’ll check titles, by-laws, and EV capacity so you can proceed with confidence when buying properties in Estonia.