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
Yes, foreigners can buy property in Latvia, but the risks are real and often invisible to outsiders.
We constantly update this blog post to reflect the latest scams, legal changes, and insider knowledge about the Latvian real estate market.
This guide covers everything from verifying sellers to spotting hidden costs, so you can protect yourself before signing anything.
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.
How risky is buying property in Latvia as a foreigner in 2026?
Can foreigners legally own properties in Latvia in 2026?
As of early 2026, foreigners can legally purchase and own residential property in Latvia without major restrictions on apartments and houses in most areas.
However, there are specific restrictions that apply to agricultural land, forest land, and properties in border zones or areas considered strategically important, which means you need to verify the land category before assuming you can buy.
If direct ownership is restricted for your property type, foreigners sometimes use a Latvian company structure to hold the property, though this adds complexity and is not necessary for standard residential apartments in cities like Riga or Jurmala.
The key takeaway is that the restriction is usually about the land underneath or attached to the property, not the building itself, so always check the cadastral composition through official Latvian registries before making any commitment.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Latvia in 2026?
As of early 2026, foreigners who are registered as owners in the Latvian Land Register have the same property rights as Latvian citizens, including the right to sell, rent, or inherit the property.
If a seller breaches a contract in Latvia, you can enforce your rights through Latvian courts, which have relatively efficient timelines compared to many EU countries, but only if your documentation is complete and properly notarized.
The most common mistake foreigners make is assuming they have automatic protection before registration, when in reality your rights only become enforceable once your ownership is officially recorded in the Land Register.
How strong is contract enforcement in Latvia right now?
Contract enforcement in Latvia is stronger than in many Southern or Eastern European countries, with court efficiency and digitalization ranking well in EU comparisons, though it is still not as fast as in Nordic countries like Sweden or Denmark.
The main weakness foreigners should know about is that enforcement depends entirely on your paperwork being clean, meaning any handshake deals, unclear translations, or undocumented side agreements can make your case very difficult to win even if you are technically in the right.
By the way, we detail all the documents you need and what they mean in our property pack covering Latvia.
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.
Which scams target foreign buyers in Latvia right now?
Are scams against foreigners common in Latvia right now?
Real estate scams targeting foreigners in Latvia are common enough that you should assume you will encounter at least one scam attempt during your property search, especially if you are browsing listings on social media or unverified platforms.
The type of transaction most frequently targeted by scammers in Latvia is the rental-to-purchase scenario and quick "reservation deposit" deals, where urgency is used to pressure you into paying before verification.
The profile of foreign buyer most commonly targeted is someone who does not speak Latvian, is searching remotely from abroad, and is looking for deals that seem too good to be true in popular areas like Riga's city center or Jurmala.
The single biggest warning sign that a deal may be a scam in Latvia is when the seller or agent pressures you to wire money to a personal account before you have verified ownership through the Land Register.
What are the top three scams foreigners face in Latvia right now?
The top three scams foreigners face when buying property in Latvia are phantom owner scams where someone pretends to own a property they do not, hidden encumbrance scams where mortgages or liens are not disclosed, and grey discount schemes where you are asked to underreport the price to reduce taxes.
The most common scam, the phantom owner scheme, typically unfolds when a scammer creates a convincing listing with real photos, pressures you to pay a "reservation fee" quickly, provides fake or stolen ID documents, and then disappears once the money is transferred.
The single most effective protection for all three scams is the same: never transfer any money until you have personally verified ownership and encumbrances through the official Land Register linked from Kadastrs.lv, and always use a sworn notary for document authentication.
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.
How do I verify the seller and ownership in Latvia without getting fooled?
How do I confirm the seller is the real owner in Latvia?
The standard verification process in Latvia is to obtain the cadastral number from the seller, look it up on the official Kadastrs.lv portal, and then follow the link to the Land Register section to confirm the registered owner matches the person claiming to sell.
The official document foreigners should check is the Land Register entry (Zemesgramata), which shows the legal owner, the exact property composition, and any registered rights or restrictions.
The most common trick fake sellers use in Latvia is showing convincing PDF screenshots of ownership documents rather than letting you verify directly through the state portal, and this tactic is common enough that you should treat any seller who resists direct verification as a red flag.
Where do I check liens or mortgages on a property in Latvia?
The official registry where you check liens or mortgages on a property in Latvia is the Land Register (Zemesgramata), which you can access through links on the Kadastrs.lv portal using the property's cadastral number.
When checking for liens in Latvia, you should specifically request information about any registered mortgages, pledges, easements, third-party rights, and restrictions that affect the property.
The type of encumbrance most commonly missed by foreign buyers in Latvia is the shared land ownership structure in apartment buildings, where you may inherit obligations or restrictions you did not expect because you focused only on the apartment unit itself.
It's one of the aspects we cover in our our pack about the real estate market in Latvia.
How do I spot forged documents in Latvia right now?
The most common type of forged document used in property scams in Latvia is fake ownership certificates or powers of attorney, and while outright forgery is not extremely common, it happens often enough that you should never rely on documents alone.
Specific red flags that indicate a document may be forged in Latvia include missing or irregular notary stamps, inconsistent formatting compared to official templates, reluctance from the seller to allow independent verification, and pressure to act quickly before you can check.
The official verification method you should use in Latvia is to authenticate documents through the Latvian Sworn Notaries portal, request proper apostille certification for foreign documents, and always cross-check ownership claims directly through the Land Register rather than trusting paper copies.
Get the full checklist for your due diligence in Latvia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Latvia?
What hidden costs surprise foreigners when buying a property in Latvia?
The three most common hidden costs foreigners overlook in Latvia are Land Register state fees (typically 1-2% of property value, around 1,000 to 5,000 EUR / 1,100 to 5,500 USD), notary fees for document preparation (200 to 800 EUR / 220 to 880 USD), and ongoing immovable property tax based on cadastral value (0.2% to 1.5% annually).
The hidden cost most often deliberately concealed by sellers or agents in Latvia is the building's upcoming special assessments for major repairs like roof or facade renovations, and this sometimes happens in older Soviet-era apartment blocks in areas like Purvciems, Kengarags, or Imanta where deferred maintenance is catching up.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Latvia.
Are "cash under the table" requests common in Latvia right now?
Cash under the table requests in Latvia property transactions are not as common as in some Southern European countries, but they still occur regularly enough that you should expect to be tested, especially in private sales outside major agencies.
The typical reason sellers give for requesting undeclared cash payments in Latvia is to reduce the official sale price on paper, which lowers their capital gains tax liability and reduces your Land Register fees.
If you agree to an undeclared cash payment in Latvia, you face serious legal risks including tax fraud charges, difficulty proving what you actually paid if disputes arise later, and problems when you try to resell because your purchase price on record will be artificially low.
Are side agreements used to bypass rules in Latvia right now?
Side agreements to bypass official rules in Latvia property transactions are not extremely common but they do occur, particularly in deals involving price manipulation, furniture valuations, or non-refundable reservation agreements signed before proper verification.
The most common type of side agreement in Latvia is a separate "furniture and fittings" valuation that inflates movable items to reduce the declared property price, or a "reservation contract" designed to lock in your deposit before you have checked the Land Register.
If a side agreement is discovered by Latvian authorities, foreigners face consequences including contract nullification, tax penalties, potential fraud charges, and in the worst case, losing the property entirely if the main contract is found to be based on false declarations.
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.
Can I trust real estate agents in Latvia in 2026?
Are real estate agents regulated in Latvia in 2026?
As of early 2026, real estate agents in Latvia are regulated under a framework that requires registration and ongoing professional development, which was strengthened by the Ministry of Economics in recent years.
A legitimate real estate agent in Latvia should be registered with the official broker register and may also be a member of professional associations like LANIDA (Latvian Real Estate Transactions Association), which adds an additional layer of accountability.
Foreigners can verify whether an agent is properly licensed in Latvia by asking for their registration details and checking them against the official register, or by looking up their membership status on the LANIDA website.
Please note that we have a list of contacts for you in our property pack about Latvia.
What agent fee percentage is normal in Latvia in 2026?
As of early 2026, the normal agent fee percentage for residential property transactions in Latvia is typically between 2% and 5% of the sale price, depending on the property segment and location.
The typical range that covers most transactions in Latvia is 2% to 3% for standard apartments in areas like Purvciems or Kengarags, rising to 4% to 5% for premium properties in central Riga, Mezaparks, or Jurmala.
In Latvia, the seller typically pays the agent fee, but as a buyer you should always clarify this upfront because some agents may try to charge both parties, and understanding who the agent represents helps you know whose interests they are actually protecting.
Get the full checklist for your due diligence in Latvia
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Latvia?
What structural inspection is standard in Latvia right now?
The standard structural inspection process for property purchases in Latvia involves hiring a qualified specialist to assess the building's condition, though formal inspections are not legally required and many buyers skip this step to their later regret.
A qualified inspector in Latvia should check the foundation, load-bearing walls, roof condition, ventilation systems, heating infrastructure, electrical wiring, plumbing, and signs of moisture or mold damage.
In Latvia, structural inspections are typically performed by certified construction engineers or building surveyors, and for older buildings you may want someone specifically experienced with Soviet-era construction or pre-war Riga architecture.
The most common structural issues that inspections reveal in Latvian properties are moisture and mold problems from poor ventilation, inadequate insulation leading to high heating costs, and deferred maintenance in common areas of apartment buildings especially in districts like Agenskalns, Teika, or older parts of the city center.
How do I confirm exact boundaries in Latvia right now?
The standard process for confirming exact property boundaries in Latvia is to obtain the cadastral data from the State Land Service (VZD) through Kadastrs.lv and compare it with what you see on the ground.
The official document that shows legal boundaries of a property in Latvia is the cadastral boundary plan, which is maintained by VZD and linked to your property's cadastral designation in the state registry.
The most common boundary dispute affecting foreign buyers in Latvia involves confusion between actual use on the ground versus the official cadastral record, especially in rural properties or older houses where fences and gardens do not match registered boundaries.
To physically verify boundaries on the ground in Latvia, you should hire a licensed surveyor (geodezists) who can measure the property and confirm whether the physical markers match the official cadastral records.
What defects are commonly hidden in Latvia right now?
The top three defects sellers frequently conceal from buyers in Latvia are moisture and mold problems (common), unauthorized renovations that affect building structure (sometimes happens), and upcoming special assessments for major repairs in apartment buildings (common in older Soviet-era blocks).
The inspection technique that helps uncover hidden defects in Latvian properties is thermal imaging for moisture and insulation problems, combined with requesting the full history of building maintenance records and planned renovation assessments from the building management company.
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.
What insider lessons do foreigners share after buying in Latvia?
What do foreigners say they did wrong in Latvia right now?
The most common mistake foreigners say they made when buying property in Latvia is trusting PDF documents and screenshots from the seller instead of verifying ownership directly through the Land Register on Kadastrs.lv.
The top three regrets foreigners most frequently mention after buying in Latvia are paying a reservation deposit before confirming ownership, skipping independent Latvian-language legal review of the contract, and underestimating ongoing costs like property tax and building maintenance fees.
The single piece of advice experienced foreign buyers most often give to newcomers in Latvia is to never transfer any money until you have personally confirmed the Land Register entry shows the seller as owner with no unexpected encumbrances.
The mistake foreigners say cost them the most money or stress in Latvia was agreeing to side deals or unofficial payment arrangements that later made it impossible to prove what they actually paid or to enforce the original agreement.
What do locals do differently when buying in Latvia right now?
The key difference in how locals approach buying property compared to foreigners in Latvia is that locals start with the cadastral number and Land Register check as the very first step, treating listings as marketing and state registries as the only truth.
The verification step locals routinely take that foreigners often skip in Latvia is checking the building management company's records for planned special assessments and unpaid communal debts attached to the apartment, which can become the new owner's responsibility.
The local knowledge advantage that helps Latvians get better deals is their network of trusted contacts who know which buildings in neighborhoods like Agenskalns, Teika, or Mezaparks have good management versus those with chronic maintenance problems, and this informal reputation system is invisible to foreign buyers searching online.
Don't buy the wrong property, in the wrong area of Latvia
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Central Statistical Bureau of Latvia (CSB) | Latvia's official statistics office for housing price data. | We used it to describe recent price trends. We cross-checked it with Eurostat and BIS data. |
| State Land Service (Kadastrs.lv) | The official portal for cadastral data and Land Register links. | We used it to explain ownership verification steps. We turned it into practical click-by-click guidance. |
| EU Justice Scoreboard 2025 | The EU's official comparative data on court efficiency. | We used it to benchmark Latvia's contract enforcement. We compared it with other EU countries for context. |
| World Justice Project Rule of Law Index | A respected global index based on surveys and transparent methodology. | We used it to assess how safe the legal system is. We combined it with EU and World Bank data. |
| Ministry of Economics (Latvia) | The official government source for broker regulations. | We used it to explain agent licensing requirements. We built verification checklists from it. |
| State Revenue Service (VID) | Latvia's official tax authority for property tax rules. | We used it to explain ongoing ownership costs. We highlighted surprises that catch foreigners off guard. |
| Transparency International | The leading global source for corruption perception data. | We used it to frame grey-area risks honestly. We focused on practical buyer controls rather than alarm. |
| Latvian Public Media (LSM) | National public broadcaster citing official fraud statistics. | We used it to quantify the fraud environment. We narrowed from general fraud to property-specific controls. |
| Latvian Sworn Notaries Portal | The official portal for notary services and document verification. | We used it to explain document authentication. We recommended safer workflows based on their processes. |
| Likumi.lv (Notariate Law) | Latvia's official legal database for published laws. | We used it to ground notary responsibilities in law. We warned where notaries help and where they do not replace lawyers. |
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.