How to get a mortgage in Estonia
Under Eesti Pank's rules a bank lends at most 85 % of the property value, or up to 90 % with a state EIS guarantee, so you need at least 10 % of your own (5 % for large families). All loan repayments must fit within 50 % of your net income, and the term is normally up to 30 years.
How much a bank will lend: Eesti Pank's rules
A home loan can be at most 85 % of the collateral's value, or up to 90 % with a state guarantee.
All the borrower's monthly loan and leasing payments together may be at most 50 % of net income. Since 1 April 2024 the payment for this test is calculated at the bank's offered rate or at 6 % a year, whichever is higher.
The longest home loan term is 30 years. A bank may issue up to 15 % of its lending volume per quarter as exceptions to these rules.
The EIS guarantee (formerly KredEx)
With an EIS guarantee a down payment of 10 % of the collateral's value is enough, or 5 % for large families. The standard guarantee covers up to 24 % of the value but no more than 20 000 €; for large families up to 40 % but no more than 50 000 €; for buyers of an energy-efficient home up to 50 000 €.
The guarantee fee is one-off: 3 % of the guaranteed amount, 2 % for large families, paid at signing. You apply through the bank together with the loan — EIS does not take applications directly.
Who can get the guarantee
A young family means a parent aged up to and including 35 with a child up to and including 16, or a parent up to 40 with two such children. A large family has 3 or more children under 19. A young specialist is someone up to and including 35 with higher or vocational education and an employment contract, or self-employed (FIE) for at least a year. Veterans can also get the guarantee.
Most groups qualify only if the borrower has no home of their own or undertakes to sell it within 12 months. A home bought with the guarantee cannot be rented out, must be insured, and the borrower must live in it.
A guaranteed loan longer than 30 years is possible if the youngest borrower will be no older than 70 at the end of the term and the building was built or fully renovated in the last 10 years.
Valuation, insurance and the notary
The bank usually requires a valuation and insurance of the property, and the mortgage in its favour is set up at the notary at the same time as the purchase. The notary will check where your down payment came from, so keep your bank statements.
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Frequently asked questions
- How big a down payment do I need for a mortgage?
- A bank lends at most 85 % of the collateral's value, so you need 15 % of your own. With an EIS guarantee 10 % is enough, or 5 % for large families.
- How much will a bank lend me on my salary?
- All your monthly loan and leasing payments must fit within 50 % of net income, and for this test the payment is calculated at the bank's rate or at 6 % a year, whichever is higher.
- What is the maximum mortgage term in Estonia?
- 30 years. With an EIS guarantee it can be longer if the youngest borrower will be no older than 70 at the end and the building was built or fully renovated in the last 10 years.
- Who counts as a young family for the EIS (KredEx) guarantee?
- A parent aged up to and including 35 with a child up to and including 16, or a parent up to 40 with two such children. The guarantee is arranged through the bank together with the loan.
This is general information, not legal advice: in a dispute, talk to a lawyer or a notary.
Sources: Eesti Pank: eluasemelaenude väljastamise nõuded; ERR: Eesti Pank muudab pankade reegleid eluasemelaenude väljastamisel (alates 01.04.2024); EIS (endine KredEx): eluasemelaenu käendus; Notarite Koda: kinnisvaratehingud. Checked on 26 Oct 2026.
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