Buying Real Estate in Estonia: The Government Has Imposed Restrictions on Citizens of Certain Countries

The Estonian government has adopted a decision that will change the real estate market for foreign buyers from certain countries. The new rules will affect both individuals and companies with specific ownership structures, and will also determine the fate of properties that have already been purchased. Learn more about Estonia’s new bill, the groups of people subject to the restrictions, and the reasons for imposing the ban

Consult a real estate lawyer to protect your rights when buying, selling, or renting property abroad

GET CONSULTATION

Estonia continues to tighten real estate purchase rules for foreigners from certain countries. The country’s government has backed a bill that significantly narrows the group of people eligible to purchase residential or commercial properties in Estonia. The new requirements will apply not only to individuals but also to companies with specific beneficiary structures.

We’ll explain the essence of the new restrictions, exactly who they apply to, and how they will affect owners of property they’ve already purchased in this article.

Planning to buy real estate abroad?

The lawyers at Visit World will analyze your situation, verify the current legal requirements, and guide you through the transaction from start to finish.

What does Estonia’s new real estate bill entail?

The government of Estonia has adopted a draft law that imposes a ban on the purchase of real estate by certain categories of buyers. The restriction applies to citizens of Russia and Belarus who do not have a permanent residence permit in Estonia. This approach preserves the ability to purchase housing for those foreigners who are already integrated into the country’s society and have long-term legal status.

The document also applies to the corporate sector. Companies registered in Russia and Belarus will no longer be able to purchase real estate in Estonia. Similar restrictions will apply to other legal entities whose ultimate beneficial owners meet the specified criteria.

About sales of villas and vacation homes in Romania’s mountain resorts — read here.

Who is subject to the ban on purchasing real estate in Estonia?

The new rules clearly define the group of entities that will lose the right to purchase residential and other real estate. The list includes both individuals and legal entities meeting specific criteria.

The following are subject to the restrictions:

• Russian citizens who do not hold a permanent residence permit in Estonia;
• Belarusian citizens without a permanent residence permit in the country;
• companies registered in Russia and Belarus;
• legal entities whose ultimate beneficial owners meet the criteria listed above.

This approach makes it possible to address various real estate acquisition schemes and prevent the ban from being circumvented through corporate structures or intermediaries.

Visit World services for tourists, migrants, and expats: Insurance | Guides | Legal advice

Will the ban apply to real estate that has already been purchased?

One of the key questions concerns the fate of property acquired before the law took effect. The Estonian government has provided a clear explanation on this matter to eliminate uncertainty for property owners.

The ban will not be retroactive. Real estate purchased before the new restrictions took effect remains in the possession of the current owners—there are no plans to seize it. Renting real estate is also not subject to the new requirements: citizens of Russia and Belarus will be able to rent residential and commercial properties in Estonia under the same terms as everyone else.

At what age do Europeans buy their first home? — we covered this in this article.

Reasons for Introducing New Real Estate Restrictions

The Estonian government justifies the need for the new law on the grounds of national security. The country’s authorities believe that access to real estate by certain categories of foreigners poses additional risks to the state and its citizens.

Among the main reasons cited for imposing the restrictions is the need to minimize the risks of real estate being used for intelligence activities, sabotage, and influence operations. Thus, the Estonian government views the bill as one of the elements of a systematic effort to strengthen the country’s security framework.

Where in Europe is it most expensive to buy an apartment? — Find out by following the link.

Legal Support for Overseas Real Estate Transactions

Purchasing real estate abroad requires thorough legal due diligence, especially given the rapidly changing legislation in European countries. Proper documentation, risk analysis, and compliance with local laws are key to a successful transaction.

The real estate lawyers at Visit World will help you navigate the current rules for purchasing residential and commercial properties in various countries around the world, guide you through every stage of the transaction, and ensure the legal soundness of the process.

Schedule a consultation with a real estate lawyer from the Visit World portal and receive personalized recommendations on purchasing real estate abroad, tailored to your specific situation and current legal requirements!

Reminder! In our previous article, we discussed the best countries for real estate investment in 2026.

Photo: Unsplash

Products from Visit World for a comfortable trip:

Checklist for obtaining a visa and necessary documents for Estonia;

Legal advice on immigration to Estonia;

Travel insurance for foreigners in Estonia;

Medical insurance all over the world.

We monitor the accuracy and relevance of our information, so if you notice any errors or inconsistencies, please contact our hotline.