An inherited apartment is both an asset and a burden: an empty apartment racks up utility bills, several heirs need to agree, and the sale hides a tax surprise few know about in advance. This guide walks the whole path — from succession proceedings to dividing the money.
Step 1: succession proceedings at a notary
Before anything can be done with the apartment, the inheritance must be formally accepted. Start succession proceedings at any Estonian notary — the notary establishes the heirs and issues a succession certificate. This typically takes 1–3 months. Important: obligations (loans, debts) transfer with the inheritance — if the deceased's debts may exceed the assets, discuss an inventory with the notary before accepting.
Step 2: register ownership in the land register
Based on the succession certificate, the heirs are entered in the land register as owners. You can only sell once ownership is registered — no buyer or bank will close a deal where the seller isn't the registered owner.
Multiple heirs = the most common obstacle
With several heirs, the estate belongs to them jointly and selling requires the consent and participation of ALL heirs. Typical deadlocks follow: one heir lives abroad, another wants to sell, a third wants to keep it. Solutions: an estate division agreement at the notary, a power of attorney from the heir abroad, or the others buying out one heir's share. The earlier the agreement is in writing, the less money and goodwill is lost.
Income tax: the most expensive surprise
For inherited property the acquisition cost is zero for tax purposes — you cannot count what the deceased once paid. If you sell an inherited apartment for €120,000, the taxable gain is essentially the whole amount minus your own costs, and the 22% tax can approach €26,000. The sale is exempt only if you yourself lived in the apartment as your permanent residence until the sale. Full rules in our tax guide. For borderline cases, get a written position from EMTA.
Sell now, wait, or rent out?
- Sell now: simplest with several heirs — the money divides cleanly and the empty apartment's costs end.
- Wait: every month costs money (utilities, heating, insurance) and an old apartment's condition tends to worsen; betting on price growth is speculation.
- Rent out: brings income but needs managing and the heirs' ongoing cooperation; an apartment with a tenant is harder to sell later.
If you want a fast, clean resolution
Selling an estate apartment on the open market often takes 3–6 months including preparation — and every viewing, negotiation and collapsed deal needs every heir's sign-off. If the heirs prefer speed and certainty, a direct purchase fits: an offer within one business day, a notarised deal as fast as the heirs want, and each heir gets their share immediately. Start with a free valuation so you know the market value before any decision.