Authored by the expert who managed and guided the team behind the Lithuania Property Pack
Everything you need to know before buying real estate is included in our Lithuania Property Pack
Buying a house in Lithuania requires careful planning and understanding of local market conditions.
The Lithuanian real estate market has experienced significant growth in recent years, with property prices in major cities like Vilnius rising steadily while smaller towns remain more affordable. Foreign buyers face specific requirements including higher down payments and stricter mortgage eligibility, making thorough preparation essential before starting the purchase process.
If you want to go deeper, you can check our pack of documents related to the real estate market in Lithuania, based on reliable facts and data, not opinions or rumors.
As of September 2025, buying a house in Lithuania requires 15-20% down payment for locals and EU residents, but 30-40% for most foreigners.
The entire purchase process typically takes 2-6 weeks, with mortgage interest rates around 5-6% and properties in Vilnius averaging €2,680-€3,300 per square meter.
| Cost Category | Amount/Percentage | Details |
|---|---|---|
| Down Payment (Locals/EU) | 15-20% | Standard requirement for residents |
| Down Payment (Foreigners) | 30-40% | Higher requirement for non-residents |
| Notary Fees | 0.45-1% | Minimum €150 |
| Property Registration | €50-€100 | Mandatory government fee |
| Mortgage Rate | 5-6% | Fixed or EURIBOR + 1.5-2.5% |
| Process Duration | 2-6 weeks | From offer to keys |
| Property Tax | 0-0.5% | Exempt up to €220,000 value |
How much money do I realistically need saved up to cover the down payment, taxes, legal fees, and other costs when buying a house in Lithuania?
To buy a house in Lithuania in 2025, you need to save significantly more than just the down payment.
Lithuanian residents and EU citizens typically need 15-20% of the property's purchase price for a down payment, while foreigners without residency permits face much higher requirements of 30-40%. On top of this down payment, budget an additional 2-4% of the property value for various fees and costs.
Notary fees represent the largest additional expense at 0.45-1% of the transaction price with a minimum fee of €150. Property registration costs €50-€100, and if you're getting a mortgage, expect to pay €150-€300 for a mandatory property appraisal. Legal documentation and checks can cost €300-€1,000 if you hire a lawyer, which is advisable for complex transactions.
Don't forget about setup costs after purchase. Older homes may require €5,000-€20,000 for renovations, while utilities connection typically costs €200-€500. Property insurance runs about €50-€150 annually.
For a €200,000 house, a Lithuanian resident would need approximately €40,000-€50,000 total (€30,000-€40,000 down payment plus €10,000 for fees and immediate costs).
What mortgage options are available in Lithuania right now, and what interest rates and minimum down payments should I expect?
Lithuanian mortgage market offers several options through major banks like Swedbank, Luminor, and Citadele, plus some credit unions.
| Mortgage Feature | Standard Terms | Special Conditions |
|---|---|---|
| Interest Rates | 5-6% fixed or EURIBOR + 1.5-2.5% | Variable rates tied to market conditions |
| Loan Term | Up to 30 years | Shorter terms for older borrowers |
| Down Payment (Residents) | 15-20% | 10% possible for first-time buyers |
| Down Payment (Foreigners) | 30-40% | Higher for non-residents or second homes |
| Maximum Loan Amount | 80-85% of property value | 70% for foreigners or investment properties |
| Processing Time | 2-4 weeks | Longer for complex applications |
As of September 2025, most Lithuanian banks offer variable rate mortgages linked to EURIBOR plus a margin of 1.5-2.5%, resulting in total rates around 5-6%. Fixed-rate options are also available at similar levels. First-time buyers may qualify for reduced down payment requirements, sometimes as low as 10%.
Banks typically require proof that your monthly mortgage payment won't exceed 40-50% of your net monthly income. Special green mortgage programs may offer slightly better rates for energy-efficient properties.
How do I check if I'm eligible for a mortgage in Lithuania as a foreigner or local, and what documents will the bank ask me for?
Mortgage eligibility in Lithuania depends heavily on your residency status and local income sources.
Lithuanian citizens and EU residents have the best access to mortgages, while non-EU foreigners face significant restrictions. Banks typically require borrowers to have steady local employment or business income in Lithuania for at least 6-12 months before applying. Simply owning property elsewhere or having foreign income usually isn't sufficient.
Essential documents include proof of income through employment contracts and 6-12 months of salary statements, Lithuanian tax returns for the past 2-3 years, bank statements showing your financial history, credit history records (preferably Lithuanian), and documentation proving your residency status. You'll also need proof of funds for the down payment and identification documents.
Foreign applicants without Lithuanian residency permits face rejection at most banks, as lenders prefer borrowers with strong local ties. Even EU citizens may struggle without local employment history. Some banks may consider applications from foreigners with substantial local business interests or long-term residence permits.
It's crucial to establish your financial presence in Lithuania well before applying for a mortgage, including opening local bank accounts and building a credit history through smaller loans or credit cards.
Where can I see reliable listings for houses in Lithuania, and how do I know if the asking price is fair compared to market averages in that area?
The most reliable property listing platforms in Lithuania are Aruodas, Domoplius, and Ober-Haus, which offer comprehensive coverage of the market.
Aruodas is the largest and most popular platform with the widest selection of properties, while Domoplius provides good coverage particularly for newer developments. Ober-Haus specializes in premium properties and publishes detailed market analytics that help you understand pricing trends. These platforms allow you to filter by location, property type, price range, and other criteria.
To assess fair pricing, compare the listing price per square meter to recent market data. As of September 2025, average prices per square meter are approximately €2,680-€3,300 in Vilnius, €1,850-€2,750 in Kaunas, €1,750-€2,000 in Klaipėda, and €1,150-€1,200 in smaller towns like Šiauliai or Panevėžys. New builds and central locations command premium prices up to €4,000-€5,000 per square meter in Vilnius.
Use the market reports published by Ober-Haus and data available on these platforms to compare similar properties sold recently in the same area. Look for properties with similar size, age, condition, and location to get an accurate comparison.
Properties priced significantly above local averages should offer clear advantages like superior location, recent renovations, or premium features to justify the premium.
What are the main differences in price and lifestyle between buying in Vilnius, Kaunas, Klaipėda, and smaller towns?
Each Lithuanian city offers distinct advantages and price points that appeal to different buyer priorities.
Vilnius commands the highest property prices at €2,680-€3,300 per square meter for apartments, with new developments reaching €4,000-€5,000. The capital offers the best job opportunities, cultural amenities, international connections, and dining options. However, the limited supply in central districts creates intense competition and rising prices. Vilnius suits professionals seeking career advancement and urban lifestyle.
Kaunas provides better value at €1,850-€2,750 per square meter while maintaining good infrastructure and amenities. The city has a growing tech sector, large student population, and cultural attractions, but fewer international businesses than Vilnius. Kaunas appeals to those wanting city benefits at lower costs with reasonable commuting distance to Vilnius.
Klaipėda offers coastal living at €1,750-€2,000 per square meter, with a port-based economy and attractive summer environment. The city experiences more seasonal demand fluctuations, and winter weather can be harsh. Klaipėda suits buyers prioritizing seaside lifestyle and lower living costs.
Smaller towns like Šiauliai and Panevėžys offer the most affordable options at €1,150-€1,200 per square meter. These locations provide slower pace of life, strong community connections, and minimal traffic, but limited employment opportunities and fewer amenities. Remote workers and retirees find these towns increasingly attractive.
It's something we develop in our Lithuania property pack.
How do I legally confirm that the property has no debts, disputes, or ownership issues before I buy it?
Legal verification of property status is mandatory and conducted through Lithuania's official Real Estate Register maintained by Registrų centras.
The notary handling your transaction will perform comprehensive title searches to verify clean ownership, check for outstanding debts, liens, mortgages, or legal disputes, and confirm the seller's legal right to transfer the property. This verification is part of the notary's legal obligation and cannot be skipped.
Key checks include confirming current ownership through official registry records, identifying any encumbrances like mortgages or liens, checking for pending court cases or legal disputes involving the property, verifying planning permissions and building compliance, and ensuring no unpaid taxes or utility debts.
Only properties with completely "clean" titles can be legally transferred. If any issues are discovered, they must be resolved before the sale can proceed. The notary will refuse to complete transactions involving properties with unresolved debts or disputes.
While you can hire an independent lawyer for additional due diligence costing €300-€1,000, the notary's verification is legally sufficient and required. However, complex properties or those with unusual circumstances may benefit from additional legal review to identify potential future problems.
What exactly does the notary do in Lithuania when finalizing a house purchase, and how much should I budget for their fees?
Lithuanian notaries play a central role in property transactions and their involvement is legally mandatory for all real estate transfers.
The notary verifies the identity of both buyer and seller, conducts comprehensive title searches through official registries, confirms the property has no debts, liens, or legal disputes, drafts the official purchase contract, witnesses the signing of all documents, collects and transfers government fees and taxes, and files the ownership transfer with the Real Estate Register. The notary essentially serves as both legal verification agent and government representative.
Notary fees typically range from 0.45% to 1% of the property's transaction value, with a minimum fee of approximately €150. For a €200,000 property, expect to pay €900-€2,000 in notary fees. This fee covers all their services including document preparation, verification, and registration filing.
The notary appointment must be scheduled in advance and both parties must appear in person with proper identification. The process typically takes 1-2 hours during which all documents are reviewed, explained, and signed. After the notary files the transfer, official registration usually completes within 1-3 weeks.
You cannot choose to skip the notary or handle the transfer independently - Lithuanian law requires notarized property transfers to ensure legal validity and prevent fraud.
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How much should I expect to pay for the property transfer tax, registration, and other mandatory government fees in Lithuania?
Lithuanian property transfer fees are relatively straightforward with no transfer tax for individual buyers purchasing residential property.
The main mandatory government fees include property registration at €50-€100, which covers updating the Real Estate Register with your ownership details. This fee is paid through the notary and covers the official transfer of title from seller to buyer.
Unlike many countries, Lithuania doesn't impose a property transfer tax on individuals buying residential property for personal use. This makes Lithuanian property purchases more affordable compared to neighboring countries that charge 1-3% transfer taxes.
Additional mandatory costs include the notary fee (0.45-1% of property value), mortgage registration fee if financing (approximately €30-€50), and property appraisal for mortgage purposes (€150-€300). VAT may apply to new construction purchases at 21%, but this is typically included in the advertised price.
For a €200,000 property purchase, total mandatory government fees typically amount to €100-€200, making Lithuania one of the more cost-effective European countries for property transfer fees. The bulk of your transaction costs will be the notary fee rather than government taxes.
What are the usual hidden costs when buying a house in Lithuania, like renovations, building maintenance, or utilities setup?
Hidden costs can significantly impact your total investment, particularly with older properties common in Lithuanian cities.
Renovation costs vary dramatically based on property age and condition. Soviet-era apartments and older houses may require €10,000-€20,000 or more for essential updates including plumbing, electrical systems, heating, and cosmetic improvements. New builds typically need minimal additional investment beyond basic furnishing.
Ongoing maintenance costs for apartments include monthly homeowner association (HOA) fees ranging from €30-€100 depending on building size, amenities, and management quality. These fees cover common area maintenance, building insurance, heating, and administrative costs. Houses have lower common fees but higher individual maintenance responsibilities.
Utility setup costs include connection fees for electricity, gas, water, and internet totaling €200-€500. Monthly utility costs average €100-€150 for a typical house depending on size, efficiency, and usage patterns. Heating costs can be substantial during Lithuanian winters, particularly in older, poorly insulated properties.
Property insurance costs €50-€150 annually and is highly recommended though not legally required. Some lenders mandate insurance for mortgaged properties. Factor in regular maintenance like roof repairs, exterior painting, and system upgrades that can cost several thousand euros every few years.
Budget at least 1-2% of the property value annually for maintenance and repairs, with higher percentages for older properties requiring more frequent attention.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Lithuania 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 long does the full buying process usually take in Lithuania, from making an offer to getting the keys?
The complete property purchase process in Lithuania typically takes 2-6 weeks from accepted offer to receiving keys.
Cash purchases move fastest at 2-3 weeks, while mortgage-financed purchases require 4-6 weeks due to additional bank processing time. The timeline includes offer acceptance and preliminary agreement (1-3 days), mortgage application and approval if needed (2-3 weeks), final contract preparation and notary appointment scheduling (1 week), notarized signing and payment transfer (1 day), and official registration completion (1-3 weeks).
Mortgage applications can extend the timeline significantly if your documentation is incomplete or if banks require additional verification. Non-resident buyers may face longer processing times due to additional due diligence requirements.
The notary appointment represents the critical milestone where ownership officially transfers, even though registry registration takes additional time. Once the notary completes the transfer documents and files them with authorities, you legally own the property though final registration may take 1-3 weeks to appear in official records.
Delays can occur due to incomplete documentation, mortgage complications, title issues discovered during verification, or scheduling conflicts with notaries during busy periods. Planning 6-8 weeks total provides buffer time for potential complications while allowing you to coordinate other aspects like moving and utilities transfer.
If I buy a house in Lithuania, what ongoing annual costs do I need to plan for, like property tax, insurance, or community fees?
Lithuanian property ownership involves relatively low ongoing annual costs compared to many European countries.
| Annual Cost Category | Typical Amount | Details |
|---|---|---|
| Property Tax | €0-€500 | Exempt up to €220,000 value; 0.5-2% above threshold |
| Property Insurance | €50-€150 | Recommended but not mandatory |
| HOA Fees (Apartments) | €360-€1,200 | €30-€100 monthly for common maintenance |
| Utilities (Average) | €1,200-€1,800 | €100-€150 monthly for typical house |
| Maintenance Reserve | €2,000-€4,000 | 1-2% of property value annually |
Property tax in Lithuania is minimal for most homeowners. Properties valued up to €220,000 are completely exempt from property tax when used as primary residence. Above this threshold, rates range from 0.5% to 2% depending on property value, with higher rates for luxury properties exceeding €700,000.
Monthly utilities including heating, electricity, water, and garbage collection typically cost €100-€150 for an average house, varying by size, efficiency, and seasonal heating needs. Heating represents the largest utility expense during Lithuanian winters.
It's something we develop in our Lithuania property pack.
What are the biggest mistakes foreigners or first-time buyers make when purchasing property in Lithuania, and how can I avoid them?
Foreign buyers frequently make costly mistakes that proper preparation can easily prevent.
The most common error is assuming mortgage eligibility without establishing local financial presence first. Many foreigners waste time viewing properties before confirming they can actually get financing. Establish Lithuanian bank accounts, build local credit history, and verify mortgage eligibility before serious property hunting.
Failing to verify property title and debts represents another major mistake. Some buyers rely solely on real estate agents rather than conducting proper legal verification through notaries or lawyers. Always insist on comprehensive title searches and debt verification before proceeding with any purchase.
Underestimating total costs beyond the purchase price catches many buyers unprepared. Beyond the down payment, budget for notary fees, renovations, utility setup, and ongoing maintenance costs. Older properties particularly require significant additional investment that novice buyers often overlook.
Ignoring legal compliance issues, especially regarding land ownership and building permits in rural areas, can create serious problems. Foreign buyers should verify all planning permissions and building compliance, particularly for older or rural properties where documentation may be incomplete.
Unrealistic expectations about the purchase timeline and process complexity lead to frustration and rushed decisions. Lithuanian property purchases involve mandatory legal procedures that cannot be accelerated, so plan adequate time and avoid pressure to complete transactions quickly.
Not hiring independent legal advice for complex transactions represents false economy. While notaries provide basic verification, complex properties or unusual circumstances benefit from additional legal review costing €300-€1,000 that can prevent expensive future problems.
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.
Purchasing property in Lithuania requires careful financial planning and understanding of local requirements, particularly for foreign buyers who face higher down payment requirements and stricter mortgage eligibility.
The Lithuanian real estate market offers good value compared to Western Europe, with transparent legal processes and relatively low ongoing ownership costs, making it an attractive option for both investment and residential purposes.
Sources
- Lithuania Price Forecasts - InvestRopa
- Lithuania Central Bank First-Time Buyer Support - LRT
- Lithuania Real Estate for Foreigners - InvestRopa
- Mortgage Options in Lithuania - Realting
- Luminor Housing Loans - Luminor Bank
- Citadele Mortgage Options - Citadele Bank
- Property Purchase Guide - Lawyers Lithuania
- Swedbank Home Loans - Swedbank