Buying Properties in Estonia: Understanding the Legal Requirements & Residency Benefits

John Philips
Jul 22
2 min read

Updated: Nov 14

Alt text: Illustration of Tallinn skyline, house keys, and a gavel representing the legal side of buying property in Estonia.

Keys and gavel next to Estonian houses, Your Complete Step-by-Step Guide to Buying Properties in Estonia.

Why Estonia?

Estonia combines tech-friendly governance, a transparent land-registry system, and relatively low property taxes—making it a magnet for international buyers.

1. Can Foreigners Buy Property in Estonia?

Short answer: yes. Foreign investors have the same ownership rights as locals, with only a handful of restrictions on coastal or island land parcels.

Key Takeaways

No citizenship requirement
Title transfer handled by a notary; the state fee is modest
All ownership data is recorded in the e-Land Register for full transparency

2. What Residency Paths Open Up?

Pathway	Minimum Investment	Typical Processing Time	Who It Suits
Long-Term Visa (D-Visa)	Proof of sufficient funds & property ownership	~30 days	Digital nomads, seasonal residents
Temporary Residence Permit for Business/Investment	€65k+ share capital or similar asset investment	~2 months	Entrepreneurs who plan to live & work
e-Residency (digital only)	€100 application fee	2–6 weeks	Remote company owners who don’t need to live in Estonia

Note: e-Residency does not grant the right to live in Estonia, but it streamlines company ownership and tax filings.

3. Legal Checklist Before You Sign

Notary Appointment – All real-estate sales must be notarised in person or via a power of attorney.
Land Register Search – Confirm the seller’s title, encumbrances, and the exact cadastral number.
Energy Performance Certificate (EPC) – Required disclosure for most residential sales.
Financing Approval – Local banks typically lend up to 70% LTV; expect faster approval if using an Estonian bank account.
Final Acts – Sign the purchase agreement, settle the purchase price, and register the title change.

4. How Bryan Estates Makes It Easier

Local Know-How Across Every County – From Tallinn and Tartu to smaller towns in Lääne-Viru and Ida-Viru, our agents uncover off-market deals you won’t see on major portals.
Transparent Fees & Free Registration – No hidden charges; you see every cost upfront.
End-to-End Support – We liaise with notaries, lenders, and translators, ensuring your purchase is legally airtight.

5. Tax & Cost Snapshot

Cost Item	Typical Range
State fee for title transfer	€20–€100
Notary fee (sliding scale)	0.1–0.4 % of sale price
Land tax	0 % on owner-occupied homes (only land value taxed)
Capital-gains tax on resale	Progressive, exemptions for primary residence

Pro Tip: Budget an extra 2–3 % of the sale price for closing costs to avoid surprises.

6. Frequently Asked Questions

Do I need a local bank account? It streamlines mortgage approval but isn’t mandatory for cash buyers.

Can I apply entirely online? The purchase deed itself must be notarised, but initial negotiations, virtual tours, and document prep can be remote—our team handles doc collection and appointment scheduling.