Authored by the expert who managed and guided the team behind the Latvia Property Pack
Everything you need to know before buying real estate is included in our Latvia Property Pack
If you are a foreigner thinking about buying property in Latvia, you are probably wondering what you can actually own, what restrictions apply, and how the whole process works.
Latvia has its own set of rules for foreign buyers, especially when it comes to land ownership, residency permits, and nationality-based restrictions that have evolved in recent years.
This guide covers current housing prices in Latvia and everything foreign buyers need to know, and we constantly update this blog post to reflect the latest changes.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Latvia.
Insights
- In Latvia, signing a purchase contract does not make you the legal owner, because only registration in the Land Register (Zemesgrāmata) gives you true ownership protection.
- Citizens of Russia and Belarus face nationality-based restrictions on buying property in Latvia as of 2026, with only limited exceptions for permanent residents purchasing a single dwelling.
- Latvia offers an investor residence permit requiring at least 250,000 euros in real estate plus a 5% state budget payment, but this does not apply to agricultural or wooded land.
- Foreign buyers typically pay around 4.5% of the purchase price in closing costs in Latvia, with the Land Register state fee being the largest single expense.
- Mortgage rates for foreigners in Latvia in January 2026 typically range from about 4.8% to 6.5%, with most loans structured as Euribor plus a bank margin.
- Annual property tax in Latvia is based on cadastral value (not market price), usually running around 0.2% to 0.6% for residential properties.
- Rural, agricultural, and forest land in Latvia has strict eligibility rules, so even if a house is residential, the land underneath may trigger ownership restrictions for foreigners.
- The most foreigner-friendly banks for mortgages in Latvia in 2026 are Swedbank, SEB, Citadele, and Luminor, all offering English-language processes and remote consultation options.
What can I legally buy and truly own as a foreigner in Latvia?
What property types can foreigners legally buy in Latvia right now?
In January 2026, most foreigners can legally buy and own apartments, houses, townhouses, duplexes, and holiday homes in Latvia without needing special government approval for the building itself.
The biggest legal condition for foreign buyers in Latvia is not usually about the home, but about the land category underneath it, because rural, agricultural, and forest land has strict eligibility rules that can block ownership even when the building is residential.
There are also nationality-based restrictions in Latvia, meaning citizens of Russia and Belarus are currently prohibited from acquiring new real estate except in limited cases such as permanent residents buying a single dwelling.
So before you spend money on due diligence, you should first confirm whether any nationality or land-category restriction applies to your situation in Latvia.
Finally, please note that our pack about the property market in Latvia is specifically tailored to foreigners.
Can I own land in my own name in Latvia right now?
Yes, foreigners can own certain types of land in their own name in Latvia, but it depends heavily on the land category and your nationality.
Rural, agricultural, and forest land in Latvia falls under strict rules set by the Land Privatisation in Rural Areas law, which limits who can acquire such land to specific eligibility categories, so you cannot simply buy any plot you want.
When buying a house in Latvia, you must always confirm separately whether you are acquiring both the building and the land, and whether that land is classified in a restricted category.
By the way, we cover everything there is to know about the land buying process in Latvia here.
As of 2026, what other key foreign-ownership rules or limits should I know in Latvia?
As of early 2026, the most impactful rule for many foreign buyers in Latvia is the nationality-based prohibition that prevents Russian and Belarusian citizens from acquiring real estate, with only narrow exceptions for permanent residents purchasing a single home.
Latvia does not have a foreign-ownership quota for apartments or condos like some countries do, so there is no percentage cap limiting how many units in a building can be owned by foreigners.
For reporting and registration, foreign buyers in Latvia must go through the standard notary and Land Register process, and you will typically need some form of personal identifier or registration number to complete payments and filings.
The nationality restriction for Russian and Belarusian citizens is the most notable recent regulatory change, having been implemented as part of Latvia's national security measures in 2024 and 2025.
If you're interested, we go much more into details about the foreign ownership rights in Latvia here.
What's the biggest ownership mistake foreigners make in Latvia right now?
The single biggest ownership mistake foreigners make in Latvia is assuming that signing a purchase contract means they legally own the property, when in reality only registration in the Land Register gives you true ownership protection.
If you make this mistake in Latvia, you could face serious problems like the seller having creditor issues, liens appearing on the property, or delays that leave you exposed without legal ownership rights.
Other classic pitfalls in Latvia include not checking for encumbrances like mortgages or easements recorded in the Land Register, not confirming whether the land category is restricted, and confusing cadastral value with the market price you negotiated.
We have made this infographic to give you a quick and clear snapshot of the property market in Latvia. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which visa or residency status changes what I can do in Latvia?
Do I need a specific visa to buy property in Latvia right now?
No, you do not need a specific visa to buy property in Latvia in January 2026, and you can typically purchase while visiting on a tourist visa or short stay.
The most common administrative hurdle for buyers without local residency in Latvia is dealing with stricter anti-money-laundering documentation requirements from banks and notaries, which may slow down the process.
You should expect to need some form of official identifier for payments and registration in Latvia, and foreign buyers often obtain a local registration number during the banking or notary steps.
Typical documents a foreign buyer must present in Latvia include a valid passport, proof of funds or financing, and any translated documents that need notarization, plus a power of attorney if you cannot be present for all steps.
Does buying property help me get residency and citizenship in Latvia in 2026?
As of early 2026, buying property in Latvia does not automatically give you residency or citizenship, but Latvia does offer an investor temporary residence permit route tied to real estate investment.
The investor residence permit in Latvia requires a real estate purchase worth at least 250,000 euros, plus an additional 5% payment of the purchase value into the state budget, and the property must have a cadastral value of at least 80,000 euros.
Important conditions include that the property cannot be agricultural or wooded land, there must be no real estate tax debts, and citizenship in Latvia is a much longer path that is not simply a matter of buying property.
We give you all the details you need about the different pathways to get residency and citizenship in Latvia here.
Can I legally rent out property on my visa in Latvia right now?
Your visa status in Latvia does not prevent you from owning property and renting it out, but it does not erase your tax obligations either, because Latvia treats rental income from Latvian property as Latvia-source income.
You do not need to live in Latvia to rent out your property there, and many foreign owners hire local property managers to handle day-to-day operations from abroad.
Foreign landlords in Latvia must handle reporting and withholding correctly, and you will typically need to choose between a simplified tax route with less paperwork or a full accounting route with more expense deductibility.
We cover everything there is to know about buying and renting out in Latvia here.
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How does the buying process actually work step-by-step in Latvia?
What are the exact steps to buy property in Latvia right now?
The standard sequence to buy property in Latvia goes like this: choose a property and agree on terms, conduct due diligence through the Land Register and Cadastre, sign the purchase agreement (usually with notary involvement), arrange payment or escrow, prepare the corroboration request for Land Register registration, pay the state fee, and finally have ownership registered.
You do not always need to be physically present for every step in Latvia, because many banks and lenders offer remote consultation and approval, but notary and final registration steps commonly require either your presence or a properly executed power of attorney.
The step that typically makes the deal legally binding in Latvia is the registration of ownership in the Land Register, because until that moment you are not the true legal owner with full protection.
From accepted offer to final registration, the typical timeline in Latvia ranges from about four to eight weeks, depending on financing complexity, document preparation, and Land Register processing times.
We have a document entirely dedicated to the whole buying process our pack about properties in Latvia.
Is it mandatory to get a lawyer or a notary to buy a property in Latvia right now?
A lawyer is not legally mandatory to buy property in Latvia, but notaries are deeply embedded in the process because they prepare documents correctly for Land Register registration, handle signature authentication, and manage powers of attorney.
The key difference in Latvia is that a notary focuses on document formalization and registration procedures, while a lawyer can provide broader legal advice, conduct due diligence, and protect your interests throughout negotiations.
One key item that should be included in your lawyer engagement scope in Latvia is verification of land category and encumbrances, especially if you are buying a house with land or purchasing via power of attorney.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Latvia 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.
What checks should I run so I don't buy a problem property in Latvia?
How do I verify title and ownership history in Latvia right now?
The official registry you should use to verify title and ownership history in Latvia is the Land Register (Zemesgrāmata), which records the current owner, property identifier, and the history of entries and changes.
The key document to request in Latvia is a fresh Land Register extract, which confirms the registered owner, the cadastral number, and any encumbrances or restrictions on the property.
Buyers in Latvia commonly look back at least 10 to 15 years of ownership history to spot any irregularities, frequent transfers, or unresolved disputes that could signal problems.
A clear red flag that should stop or pause a purchase in Latvia is finding unresolved encumbrances, pending court cases, or rapid ownership changes that suggest potential fraud or disputes.
You will find here the list of classic mistakes people make when buying a property in Latvia.
How do I confirm there are no liens in Latvia right now?
The standard way to confirm there are no liens or encumbrances on a property in Latvia is to obtain a fresh Land Register extract, which shows any recorded mortgages, pledges, easements, or restrictions.
The most common type of lien to specifically ask about in Latvia is a mortgage or pledge (ķīla) from a previous loan, which must be released and removed from the Land Register before you can take clean ownership.
The best written proof of lien status in Latvia is an official Land Register extract dated close to your closing, showing either no encumbrances or confirming that any existing ones will be cleared at completion.
How do I check zoning and permitted use in Latvia right now?
The authority you should use to check zoning and permitted use in Latvia is the BIS (Construction Information System), which is the official national system for construction documentation, permits, and building registration status.
The document that confirms zoning classification in Latvia is typically the local municipality's territorial plan or detailed plan, which you can access through municipal portals or request from the local planning authority.
A common zoning pitfall foreign buyers miss in Latvia is assuming a building can be used as intended without checking whether renovations, extensions, or conversions were properly permitted and registered in BIS.
Buying real estate in Latvia can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Latvia, and on what terms?
Do banks lend to foreigners for homes in Latvia in 2026?
As of early 2026, yes, Latvian banks do lend to foreigners for home purchases, but they are selective and apply stricter underwriting for non-residents, those paid outside the EU, or buyers with complex income situations.
Foreign borrowers in Latvia typically see loan-to-value ratios ranging from about 50% to 75%, depending on their residency status, income documentation, and the property type being financed.
The most common eligibility requirement that determines whether a foreigner qualifies for a mortgage in Latvia is having verifiable, stable income that the bank can assess, ideally from EU or EEA sources, along with a clean credit history.
You can also read our latest update about mortgage and interest rates in Latvia.
Which banks are most foreigner-friendly in Latvia in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Latvia are Swedbank, SEB, Citadele, and Luminor, all of which have visible mortgage infrastructure and English-language processes.
The feature that makes these banks more foreigner-friendly in Latvia is their ability to handle foreign income documentation, offer remote consultation and pre-approval, and provide clear guidance in English throughout the process.
These banks in Latvia do lend to non-residents in some cases, but expect stricter requirements, potentially lower LTV ratios, and more documentation compared to local residents with Latvian income.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Latvia.
What mortgage rates are foreigners offered in Latvia in 2026?
As of early 2026, foreigners can expect mortgage interest rates in Latvia typically ranging from about 4.8% to 6.5% nominal annual interest, with most loans structured as Euribor plus a bank margin.
Variable-rate mortgages tied to Euribor are the most common in Latvia, while fixed-rate options exist but usually come at a premium of around 0.5% to 1% higher, and foreign or non-resident borrowers often land toward the upper end of the range.
We made this infographic to show you how property prices in Latvia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What will taxes, fees, and ongoing costs look like in Latvia?
What are the total closing costs as a percent in Latvia in 2026?
In Latvia in 2026, buyers should budget around 4.5% of the purchase price for total closing costs, though this can vary depending on your specific situation.
The realistic range for closing costs in Latvia spans from about 3% to 6%, with the variation driven mainly by whether you pay a buyer-side agent fee, how complex the notary and legal work is, and whether you are financing the purchase.
The specific fee categories that make up closing costs in Latvia include the Land Register state fee, notary fees, document preparation and translation costs, and bank costs if you are getting a mortgage (such as valuation, processing, and pledge registration fees).
The single biggest contributor to closing costs in Latvia is usually the Land Register state fee for ownership registration, which is set by government regulation and scales with the property value.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Latvia.
What annual property tax should I budget in Latvia in 2026?
As of early 2026, annual property tax for a typical owner-occupied home in Latvia runs around 0.2% to 0.6% of the cadastral value, which in euro terms might be 100 to 500 euros per year depending on the property, or roughly 110 to 550 USD.
Property tax in Latvia is assessed as a rate on the cadastral value (not the market price you paid), with municipalities having some flexibility to set rates within ranges defined by national law, and residential properties generally falling in the lower bands.
How is rental income taxed for foreigners in Latvia in 2026?
As of early 2026, foreign landlords in Latvia typically face personal income tax rates that can reach 25.5% or higher depending on the income bracket and chosen tax regime, though simplified options with lower effective rates are available.
The basic requirement for foreign owners in Latvia is to report rental income as Latvia-source income, and many landlords either register for a simplified tax regime with flat-rate payments or use full accounting to deduct expenses.
What insurance is common and how much in Latvia in 2026?
As of early 2026, annual home insurance premiums in Latvia typically range from about 120 to 300 euros (130 to 330 USD) for apartments and 250 to 700 euros (275 to 770 USD) for houses, depending on coverage and property characteristics.
The most common type of property insurance in Latvia is a combined home and contents policy that covers fire, water damage, theft, and liability, and if you have a mortgage, your lender will require at least building insurance as a loan condition.
The biggest factor that makes insurance premiums higher or lower in Latvia is the rebuild value and construction type of the property, with wooden houses, older buildings, and properties in flood-prone areas costing more to insure.
Get the full checklist for your due diligence in Latvia
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Latvia, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Likumi.lv | Official platform for consolidated Latvian legislation. | We used it to cite the actual legal rules for immigration, land, tax, and the Land Register as they stand in January 2026. We cross-checked summary sources against the legal text here. |
| Immigration Law (Likumi.lv) | Primary statute governing entry, visas, and residence permits in Latvia. | We used it to explain what buying property does and does not change for residency. We triangulated it with PMLP guidance and the Invest in Latvia fact sheet. |
| Invest in Latvia Residence Permit Fact Sheet | Official investor information document from Latvia's investment agency. | We used it for the real estate investor residence permit thresholds, including the 250,000 euro minimum and 5% state payment. We validated the legal basis via the Immigration Law. |
| PMLP (Office of Citizenship and Migration Affairs) | Government authority that processes residence permits in Latvia. | We used it to ground residency process realities, including where to apply and what documents are expected. We cross-referenced with the Invest in Latvia fact sheet. |
| Land Privatisation in Rural Areas Law | Core statute governing who can own land in Latvia's rural areas. | We used it to explain why owning an apartment and owning land can be different legal questions. We cross-checked with Land Register sources. |
| Land Register Law (Likumi.lv) | Foundational law for how ownership rights are registered in Latvia. | We used it to explain that true ownership means registration in the Land Register. We paired it with official portals for inspecting entries. |
| European e-Justice Portal | EU portal summarizing how Latvia's land register and cadastre work. | We used it to explain in plain language what the Land Register records. We cross-checked with Latvian government portals for service links. |
| State Revenue Service (VID) - Property Tax | National tax authority's official guidance on property tax. | We used it to explain how property tax is calculated and paid. We triangulated with the Immovable Property Tax law for rate structure. |
| State Revenue Service (VID) - Income Tax Rates | Official tax rate reference from the Latvian tax authority. | We used it to anchor rental income and capital gains taxation ranges for individuals. We triangulated with the Personal Income Tax law. |
| Latvijas Banka Interest Rate Statistics | Central bank's official statistics on lending rates in Latvia. | We used it to estimate mortgage rates around January 2026. We triangulated with bank product pages to keep estimates realistic. |
| Swedbank Latvia Mortgage Page | Major Latvian bank and core mortgage lender in the market. | We used it to describe how applications can be handled remotely. We triangulated with central bank data for numeric estimates. |
| SEB Latvia Home Loan Page | Major Latvian bank publishing real product terms and examples. | We used it as a real market anchor for how loans are priced. We triangulated with Latvijas Banka averages. |
| Citadele Mortgage FAQ | Regulated Latvian bank explaining mortgage process and rate mechanics. | We used it to explain rate mechanics like Euribor plus margin. We triangulated with Land Register fee rules and central bank statistics. |
| BIS (Construction Information System) | Latvia's official system for construction documentation. | We used it to show where zoning and building permit information lives. We triangulated with municipal planning rules. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Latvia. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.