How buying an apartment in Estonia works

What to check before the deal

Look the property up in the e-land register: who owns it and whether there are mortgages, restrictions or servitudes. Since 15 January 2025 one search costs 2 €. You can search by address, cadastral number or register part number, but not by the owner's name.

Ask the board of the apartment association (korteriühistu, KÜ) for a statement of debts. The previous owner's debts to the association that are already due pass to the buyer as a guarantor, up to the value of the flat (KrtS § 43).

The notary does not check the technical condition — roof, pipes, wiring, damp. That is the buyer's job.

What the notary does

Both the sale contract and the real-rights agreement that transfers ownership are notarised (AÕS § 119 and § 120). The notary drafts the contract and sends it to both sides in advance. Everything you agreed on — handover date, what stays in the flat, known defects — has to be written into it.

The notary checks the land register data, the identity and authority of the parties, and whether a spouse, co-owner or bank has to consent. The notary must also establish where the money comes from: the buyer fills in a questionnaire and may be asked for a bank statement. Until the source of funds looks plausible, the deal will not be notarised.

The deal can also be notarised remotely by video link, or in a mixed form. Tell the notary about this in advance.

Money, loan and costs

The money often goes through the notary's deposit account: it arrives before the deal and is paid to the seller only once the agreed conditions are met — for example after the buyer is entered in the land register or the old mortgage is removed.

The notary's fee for holding money on deposit is a quarter of the full fee, but at least 6.39 €, plus VAT. On top of the notary's fee for the deal there is a state fee for the land register entry; both depend on the price and the size of the mortgage.

If you are buying with a loan, get the bank's decision first. The mortgage in the bank's favour is set up at the same notary together with the purchase.

After signing: registration and handover

The notary sends the documents to the land register, and you get an e-mail when the entry is made. From that moment you are the owner.

At handover a handover report with the meter readings is usually drawn up, and then the utility contracts are moved to the new owner.