Property transaction costs in Estonia
Who Pays Notary Fees When Buying or Selling Property in Estonia?
Notary fees and land-register state fees are not allocated in exactly the same way in every transaction. This guide explains the cost components, the usual allocation between buyer and seller, and how to obtain a reliable estimate before signing.
Property transaction costs in Estonia
Quick answer: who pays the notary fee?
The buyer and seller can agree how transaction costs are divided between them. At the same time, the Notary Fees Act determines who is liable to the notary, and several liable persons are jointly and severally responsible for the fee for the same notarial act.
Often paid by the buyer or shared by agreement. The agreed allocation should be recorded in the notarial deed.
The state fee for registering the new owner and the buyer’s new mortgage or financing costs are normally borne by the buyer.
Costs connected with releasing the seller’s existing mortgage are normally borne by the seller.
01
Who usually pays each property-transaction cost?
Estonian law does not create one universal rule under which either the buyer or the seller must always pay the entire bill. The parties agree the allocation between themselves, while the notary must apply the statutory rules on persons liable for the fee.
| Cost | Usual payer | Why the allocation may differ |
|---|---|---|
| Notary fee for the sale agreement | Buyer, or buyer and seller by agreement | The fee can be shared equally or in another proportion. The sale price does not decide which party pays. |
| State fee for registering the new owner | Buyer | The entry registers the buyer’s ownership. Statutory reductions apply to certain transactions between close relatives. |
| Registration of the buyer’s new mortgage | Buyer | This act is connected with the buyer’s financing and the lender’s security. |
| Release of the seller’s existing mortgage | Seller | The release normally relates to ending the seller’s existing financing and removing the encumbrance from the property. |
| Use of the notary deposit account | By agreement | The deposit protects the transaction; the requesting party may pay, or the parties may share the cost. |
| Remote authentication and copies | User of the service or by agreement | Remote authentication attracts a statutory additional fee, and copies may also add cost. |
02
How much are property notary fees in Estonia?
There is no single flat percentage of the sale price. The notary fee is calculated from the statutory transaction value and fee schedule. A statutory multiplier applies to the authentication of bilateral or multilateral transactions.
For a property sale, the main inputs are the sale price and the amount of existing and new mortgages. A notary deposit account, remote authentication, extra documents and copies can increase the final amount.
Sale price
The transaction value is the starting point, but the fee does not rise as a simple fixed percentage of the price.
Mortgages
Releasing an existing mortgage and registering a new mortgage are separate acts affecting the calculation.
Transaction structure
Deposit, remote authentication, separate instruments and copies may add fees.
VAT
VAT applies to the notary service. Estonia’s standard VAT rate has been 24% since 1 July 2025.
State fee
The land-register state fee is separate from the notary fee and depends on the entry and transaction value.
Special features
Co-ownership, multiple properties, rights of use or additional agreements can change the documents and fee.
03
What can be included in the total transaction cost?
The phrase “notary costs” is often used for several separate charges. Budget for at least the following components:
Notary fee
The fee for preparing the deed, advising the parties, authenticating the transaction and related technical work.
VAT
VAT charged on the notary service. The standard rate in 2026 is 24%.
State fee
A separate payment to the state for a land-register entry, such as registering the new owner or a mortgage.
Mortgage-related acts
Creating, amending or releasing a mortgage may involve both notary fees and state fees.
Notary deposit
Holding the purchase price in the notary’s account can link payment securely to the deed conditions.
Additional services
Remote authentication, paper or digital copies and other additional acts may increase the invoice.
Use the official Chamber of Notaries fee calculator
The calculator provides an approximate transaction cost based on the sale price, mortgage, deposit and remote-authentication details. The notary’s final invoice may differ where the deed contains additional rights or acts.
Have these details ready:
- the agreed sale price;
- the amount of the buyer’s new mortgage;
- details of the seller’s existing mortgage and whether it will be released;
- the amount to be held in the notary deposit account;
- whether any party will participate through remote authentication.
04
Four common transaction scenarios
Cash purchase
There is normally no new-mortgage registration cost. The notary fee for the sale agreement, VAT, the state fee for registering ownership and any deposit fee remain.
Purchase with bank finance
Notary and state fees for registering the new mortgage are added and are normally borne by the buyer.
Release of the seller’s mortgage
If the property secures the seller’s loan, the bank must agree the release or amendment. The related cost is normally borne by the seller.
Remote authentication or a notary deposit
A permitted remote-authentication act carries a statutory additional fee of EUR 20. The deposit fee depends on the amount held and the transaction structure.
Are the sale price and transaction plan already clear?
The notary fee is only one part of a successful sale. Brokerly helps establish a realistic price range, prepare the property, manage negotiations and organise the information needed for the notarial transaction.
05
How should the cost allocation be agreed?
Agree the main cost allocation before sending the transaction information to the notary. The notary can then state which part is paid by the buyer, the seller or both parties equally.
This is a general example, not a ready-made contract clause. The notary will adapt the wording to the transaction, lender requirements and the parties’ agreement.
06
Seller checklist before the notary appointment
When setting the price, distinguish between a bank appraisal, an asking price and the price the market is likely to pay. Read why an appraisal value can differ from the real market price.
07
Frequently asked questions about notary fees
Does the buyer always have to pay the notary fee in Estonia?
No. The buyer and seller can share the sale-agreement fee or allocate it to one party. Costs connected with the buyer’s financing and registration of the new owner are normally borne by the buyer.
Can a notary discount the statutory fee?
Fees for official notarial acts are set by law and cannot be freely negotiated. The final invoice still varies according to the contents of the transaction and additional acts.
Is the state fee included in the notary fee?
No. It is a separate payment to the state for a Land Register entry. The notary’s office may include it in the transaction payment instructions.
How much does remote authentication add?
The Notary Fees Act adds EUR 20 to a permitted remote-authentication act. The notary confirms the final total where several parties or other acts are involved.
Must the seller’s old mortgage always be deleted?
Not necessarily in the same way. A mortgage may be released, amended or, in some cases, transferred. The solution depends on the bank, buyer, seller and notary.
Is the calculator result final?
No. It is an approximate estimate based on standard inputs. The notary’s office gives the exact calculation after reviewing the documents and required acts.
Official sources and review date
The legal and fee information was reviewed on 31 July 2026 using:
This article provides general information and is not legal or tax advice. The notary preparing the transaction confirms the exact notary fee, state fee and deed terms.
