Does buying property in Estonia give you residency?

Authored by the expert who managed and guided the team behind the Estonia Property Pack

Everything you need to know before buying real estate is included in our Estonia Property Pack

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Estonia. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the Estonian real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Tallinn, Tartu, and Pärnu. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

Can foreigners buy property in Estonia?

Yes, foreigners can buy most urban real estate in Estonia without any restrictions, regardless of their citizenship or residency status.

Non-EU citizens face limitations only on specific types of land purchases. You cannot buy farmland exceeding 10 hectares, and some restrictions apply to properties in border areas and on certain islands.

For apartments, houses, and most urban properties, the purchase process is straightforward. You'll need to complete the transaction through a notary and register the property with the land registry. The entire process can often be completed remotely, making it convenient for international buyers.

As of September 2025, this open approach to foreign property ownership makes Estonia one of the more accessible European countries for real estate investment.

It's something we develop in our Estonia property pack.

Does owning property in Estonia automatically give you residency?

No, owning property in Estonia does not automatically grant you residency rights, work authorization, or any immigration benefits.

Estonia does not operate a Golden Visa program or investment-based residency scheme tied to real estate purchases. Property ownership and residency status are completely separate legal matters under Estonian law.

This means you can own a €500,000 apartment in Tallinn's Old Town, but you still cannot legally live in Estonia long-term or work there without obtaining the appropriate visa or residence permit through other means.

The Estonian government has deliberately kept property ownership and immigration policy separate, unlike some other European countries that offer residency through real estate investment.

What type of residency options exist for property owners?

Property owners must pursue standard visa and residence permit routes that are available to all foreigners, regardless of whether they own Estonian real estate.

The main residency options include Temporary Residence Permits (TRP) for work, entrepreneurship, studies, or family reunification. The Digital Nomad Visa is popular among remote workers who meet the minimum income requirement of approximately €4,500 gross monthly income.

Entrepreneur visas require establishing a business in Estonia, while the Startup Visa targets technology entrepreneurs. Family reunification permits are available if you have an Estonian spouse or family member with legal residence.

Your property ownership can support these applications by demonstrating accommodation arrangements and economic ties to Estonia, but it cannot serve as the primary basis for residency eligibility.

Is there a minimum property value required to qualify for residency?

No minimum property value exists for residency qualification because property ownership alone does not provide eligibility for any Estonian residence permit.

Visa Type	Investment Requirement	Property Relevance
Work Permit	None	Proves accommodation only
Entrepreneur TRP	€65,000 business investment	Can count as company asset
Digital Nomad Visa	€4,500/month income	Proves accommodation only
Student Visa	Proof of funds for studies	Proves accommodation only
Family Reunification	Adequate living space	Must meet space requirements
Startup Visa	Approved startup plan	Supporting evidence only

Do I need to live in Estonia full-time to keep residency through property ownership?

Property ownership itself has no living requirements since it doesn't grant residency rights.

However, if you obtain a residence permit through other means, most permits require you to spend more than 183 days per year in Estonia to maintain your residency status. This physical presence requirement applies regardless of whether you own property.

Some temporary residence permits have more flexible requirements, but long-term residence and citizenship paths typically require substantial physical presence. The Digital Nomad Visa, for example, allows more flexibility but is limited to one year initially.

Your Estonian property can serve as proof of accommodation when renewing residence permits, but the living requirement is tied to your visa type, not your property ownership status.

It's something we develop in our Estonia property pack.

Does property ownership in Estonia give me the right to work there?

No, property ownership does not grant work authorization in Estonia.

The right to work is exclusively tied to your visa or residence permit status, not to real estate ownership. Even if you own multiple properties worth millions of euros, you cannot legally work in Estonia without the appropriate work authorization.

To work legally, you need either a work visa, entrepreneur residence permit, or another permit that specifically includes work authorization. EU/EEA citizens have automatic work rights, but this is based on citizenship, not property ownership.

Attempting to work without proper authorization can result in fines, deportation, and bans on future visa applications, regardless of your property investment in the country.

What kind of visa or permit should I apply for if I buy property in Estonia?

You should apply for a visa based on your actual purpose for wanting to live in Estonia, not your property ownership.

For remote workers earning at least €4,500 monthly, the Digital Nomad Visa offers a one-year stay with renewal options. Entrepreneurs planning to start a business should consider the Entrepreneur TRP, which requires a €65,000 business investment where property can count as a company asset.

Those with job offers should apply for work-based residence permits. Students accepted to Estonian universities can apply for student visas. Family members of Estonian residents or citizens should pursue family reunification permits.

Your property ownership will support any of these applications by proving accommodation arrangements and demonstrating economic ties to Estonia, but it cannot be the primary basis for the application.

How long does the residency application process take once I own property?

Property ownership doesn't affect application processing times since residency applications are based on other grounds.

Permit Type	Processing Time	Property Benefit
Digital Nomad Visa	15-30 days	Proves accommodation
Work Permit	30-60 days	Supports housing proof
Entrepreneur TRP	3-4 months	Can serve as business asset
Student Visa	30-60 days	Proves accommodation
Family Reunification	2-3 months	Must meet space requirements

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Estonia versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

Can I include my spouse and children in the residency application through property ownership?

Family inclusion is possible only if you obtain a valid residence permit through other means, not through property ownership alone.

Once you have a residence permit (work, entrepreneur, student, etc.), you can apply for family reunification permits for your spouse and children. Estonian law requires adequate living space: approximately 12 square meters per adult and 8 square meters per child.

Immigration inspectors may visit your property to verify it's suitable for your entire family. The property must have proper heating, sanitation, and living conditions that meet Estonian standards.

The family reunification process typically takes 2-3 months after you've established legal residence. Your property ownership helps demonstrate that you can provide adequate accommodation, but the primary requirement is your own valid residence status.

What taxes or fees do I need to pay when buying property in Estonia as a foreigner?

Estonia imposes no special taxes or fees on foreign property buyers, making the transaction costs relatively low compared to other European countries.

The main costs include notary fees ranging from 0.02% to 0.7% of the purchase price, plus 22% VAT on the notary fees. The state land registry fee is a fixed amount, typically between €50 and €130 regardless of property value.

No stamp duty, foreign buyer tax, or additional transfer taxes apply to international purchasers. This makes Estonia's property acquisition costs among the lowest in Europe for foreign investors.

If you later rent out your Estonian property, rental income is subject to 20% income tax. Property taxes are minimal, typically ranging from 0.1% to 2.5% of the cadastral value annually, depending on the municipality.

It's something we develop in our Estonia property pack.

Does residency through property ownership lead to permanent residency or citizenship later?

Since property ownership doesn't provide residency, it cannot lead to permanent residency or citizenship.

Estonian permanent residency and citizenship are based on continuous legal residence with valid permits, not property ownership. You must live in Estonia on a valid residence permit for several years, meeting renewal requirements and integration criteria.

For Estonian citizenship, you typically need a minimum of 8 years of lawful residence, pass Estonian language and civics tests, and meet other integration requirements. Property ownership may demonstrate your commitment to Estonia but doesn't count toward residency time requirements.

The path to permanent status runs: temporary residence permit → long-term residence permit → permanent residence → potential citizenship, all based on continuous legal residence, not real estate investment.

Are there alternative ways besides property ownership to get residency in Estonia?

Yes, Estonia offers several established residency routes that don't require property ownership.

1. **Work-based permits**: Obtain employment with an Estonian company or EU Blue Card for highly skilled workers 2. **Entrepreneur permits**: Start a business in Estonia with minimum €65,000 investment (property can be part of business assets) 3. **Digital Nomad Visa**: For remote workers earning €4,500+ monthly, allowing one-year stays 4. **Student visas**: Enroll in Estonian universities or educational institutions 5. **Family reunification**: Marry an Estonian citizen or permanent resident, or reunite with family members 6. **Startup Visa**: Launch a technology startup through Estonia's startup program 7. **Researcher permits**: Academic or scientific research positions at Estonian institutions

These routes provide legitimate pathways to Estonian residency with potential progression to permanent residence and citizenship, unlike property ownership which provides no immigration benefits.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Immigrant Invest Estonia Real Estate Guide
2. InvestRopa Estonia Real Estate for Foreigners
3. Bryan Estates Estonia Residence Permit Guide
4. Mercury Estate Estonia FAQ
5. Golden Visas Estonia Information
6. CitizenX Estonia Golden Visa Analysis
7. Work in Estonia Housing Guide
8. InvestRopa Estonia Foreign Buyer Tips
9. ELRA Estonia Foreign Ownership Limitations
10. InvestRopa US Citizen Property Ownership Estonia