Purchasing Properties in Estonia: A Guide to Student-Housing Investments

Why Target Student Rentals?

• Consistent demand from 64 000+ domestic & international students

• 9-month lease cycles keep turnover predictable

• Above-average yields—typically 5 – 6 % in Tartu & Tallinn tech districts

• Low default risk when parents co-sign leases

1. University Hotspots & Average Rents (2025)

City / Campus	Area	Avg Room Rent	Gross Yield
Tartu (UT)	Karlova / Kesklinn	€350 pm	6.0 %
Tallinn (TalTech)	Mustamäe	€400 pm	5.8 %
Tallinn (TU)	Kesklinn / Lasnamäe	€425 pm	5.6 %
Pärnu College	City centre	€300 pm	5.2 %

Studio apartments fetch a 10 – 12 % premium during Erasmus peak.

2. Ideal Property Features

1. 25 – 40 m² studios or 3-bedroom flat-shares

2. Fully furnished—beds, desks, blackout curtains

3. High-speed fibre (1 Gbps) already installed

4. Laundry in-unit or shared—coin-op adds revenue

5. Bike storage & secure entry for safety

3. Lease & Legal Checklist

• Standard fixed-term lease: 9 or 12 months

• Deposit cap: 1 month rent + utilities pre-payment

• Parent/guardian guarantor recommended for under-21 tenants

• No statutory rent control—indexation allowed after 12 months

• Register lease with Ehitisregister only if > 3 years (rare for students)

4. Cost Breakdown per Room (Refurb Turn-Key)

Item	€
Basic furniture package	1 100
Paint & flooring refresh	800
Fibre-optic install	250
Smoke & CO detectors	70
Total	≈ 2 220

Payback in ~7 months at €350 rent.

5. Management Hacks

• Semester billing—collect rent for 5 months upfront (popular with Erasmus).

• Digital keys—cut lock-out calls.

• Group chat for each flat-share—streamlines maintenance requests.

• Partner with local laundromats for discounted wash tokens.

6. Peak-Season Pricing Strategy

Season	Occupancy	Rate Uplift
Aug – Sept (intake)	95 %	+20 %
Dec – Jan (exams)	85 %	baseline
Jun – Jul (summer)	60 %	–10 %; switch to short-stay tourists

7. Financing & Grants

• Banks lend up to 70 % LTV on student units in Tartu & Tallinn.

• Green-dorm grants: 20 % subsidy if upgrading to Class A energy rating.

• Combine multiple micro-units under one OÜ company for tax-free reinvestment.

8. How Bryan Estates Boosts Your ROI

• Off-market listings near Uni campuses

• Bulk furniture & appliance discounts (10 %-15 %)

• Parental-guarantor lease templates in EN & EE

• 24/7 student helpline – lowers churn

Frequently Asked Questions

Do I need a hotel licence for short summer lets?

No, up to 60 nights / year allowed without tourism licence in student zones.

Are utilities included?

Offer capped packages (€50) to avoid surprise bills.

Can foreign owners open a local bank for rent collection?

Yes—video KYC via LHV or use Wise Business + e-Residency.

Ready to Enrol in Estonia’s Student-Housing Market?

Email info@bryanestates.ee or call +372 123 4567 for a campus-area property shortlist and yield forecast.