Selling Property in Estonia: Exit Costs & Step‑by‑Step Process
- John Philips
- Aug 3
- 2 min read
Updated: Nov 14
1 | Why Plan Your Exit?
Avoid surprise taxes that can wipe out gains.
Time the market cycle for maximum price.
Streamline paperwork to close within 30 days.
2 | Cost Checklist (2025)
Item | % / € | Who Pays? |
Broker commission | 2 %–4 % (min €3 000) | Seller |
Notary fee | 0.1 %–0.4 % | Split 50/50 (negotiable) |
State fee (Land Register) | €20–€100 | Buyer (norm) |
Mortgage discharge fee | €60–€150 | Seller |
Capital‑gains tax | 20 % (see exemptions) | Seller |
Energy‑label update | €60–€120 | Seller |
Staging & pro photos | €250–€600 | Seller |
Total “all‑in” cost: ~3 %–6 % of sale price before CGT.
3 | Capital‑Gains Scenarios
Scenario | CGT Owed? | Calculation |
Primary residence ≥ 2 yrs | 0 % | Full exemption |
Inherited property | Based on step‑up value | Appraised FMV at inheritance |
Rental flat < 2 yrs | 20 % | Sale price – purchase price – documented costs |
OÜ‑owned asset | 14 %–20 % when profits distributed | Tax due on dividends, not sale |
Offset renovation invoices, broker fees, and valuation costs to reduce taxable gain.
4 | Timeline from Decision to Deed
Day | Action |
0 | Sign broker mandate & gather docs. |
7 | Professional photo shoot; listing live on KV.ee. |
21 | Offer accepted; preliminary agreement signed. |
22 | Buyer pays 10 % deposit to notary escrow. |
40 | Bank valuation & approval complete. |
45 | Notary deed signed; keys handed over. |
50 | Land‑register update confirms new owner. |
60 | Seller files CGT return (if due). |
5 | Document Packet
Land‑Register extract (< 30 days old).
Energy Performance Certificate (Class F triggers disclosure).
HOA debt‑clearance letter (apartments).
Mortgage payoff statement (if encumbered).
Renovation permits & warranties (adds value).
6 | Pricing Strategy
Market Phase | Recommended Tactic |
Rising | List 2 % above last comp; anticipate quick full‑price. |
Stable | Match comp, offer flexible closing date. |
Cooling | Price 3 %–5 % below comp; incentivise with quick possession. |
Use sold‑price data from Maa‑amet portal, not just asking prices.
7 | Buyer Financing Traps to Avoid
Conditional approvals—insist on full loan commitment within 14 days.
Foreign bank loans—longer underwriting; include penalty for delay.
Crypto funds—require conversion proof and AML documents before notary booking.
8 | How Bryan Estates Maximises Your Net
Free valuation & comparative market analysis.
3D virtual tour—cuts time‑wasters by 40 %.
Negotiation team secures average 98.5 % of asking price.
CGT optimisation worksheet and filing support.
Frequently Asked Questions
Can I sell without a broker?
Yes, but portal reach and negotiation expertise may be lower; budget ~€300 listing fees.
Do I need a new energy label if I have one from 2015?
Yes—labels older than 10 yrs are invalid for sale disclosures.
How soon can I re‑enter the market after exempt CGT?
Primary‑residence exemption resets after you’ve lived in the next home ≥ 2 yrs.
Ready to Exit Smoothly?
Email info@bryanestates.ee or call +372 123 4567 for a free sale‑cost projection and tailored marketing plan.
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