Apartment sale - How to sell quickly?

In Brief

A quick apartment sale means closing a transaction within 7-30 days, often at 70-85% of market value. The three main routes are: direct buyer (fastest, 7-14 days), broker with a quick-sale price (30-60 days, lower price) or forced sale (last resort, biggest price loss). This guide explains the entire process step by step: how pricing is formed, which documents you need, how the notarial transaction works and how to avoid the most common mistakes.

Introduction

As of 2026, the Estonian real estate market has become much more difficult for sellers than during the boom years of 2021-2022. Selling times have increased - in Tallinn, the average is 90-180 days, and in Tartu, often over 120 days. Interest rates are high and the number of buyers has decreased.

If your situation does not allow you to wait for months - inheritance, divorce, debt, a job abroad or simply the wish to get rid of a problematic asset - then a quick sale is often the only sensible solution.

This guide gives you a complete overview of how to sell an apartment within 2 weeks to 1 month, how large the price difference is, what the process looks like and which mistakes to avoid. It is based on our 87 transactions in 2025 and experience across Estonia.

Important note: This article is an informative overview. Every situation is unique, and for a specific transaction we recommend consulting a notary or attorney.

Who is this guide useful for?

A quick sale makes sense in the following situations:

• Inheritance: You inherited an apartment (from a grandmother, father, relative), but you live elsewhere, do not want to renovate it or need money

• Divorce: You need to divide jointly owned property with your spouse and neither of you wants to keep the apartment

• Debt: A housing loan, apartment association debt or other financial pressure forces you to sell quickly before a forced sale

• Emigration: You are moving abroad (to Finland, Germany, etc.) and need to get things in order before leaving

• Problematic real estate: The apartment is in poor condition, needs a major renovation or has other complications

• Life change: You are moving to another city, want a smaller/larger home or want to simplify your life

If you belong to one or more of these categories, this guide is for you.

What is a "quick sale" in real estate?

A quick sale means closing a real estate transaction within 7-30 days, often below market price as a compromise for speed.

Three main routes

The main focus of this guide is the direct buyer route, because it is the fastest and most controllable option for the seller.

Why is a direct buyer faster than a broker?

A broker mediates the sale: they look for a third-party buyer. This takes time - listing, viewings, negotiations and finally the notary. A typical transaction through a broker takes 2-6 months.

A direct buyer buys the apartment themselves. No mediation, no listing and no unknown viewers in your apartment. The buyer views the apartment within 1-3 days, makes an offer within 24-48 hours and the notarial transaction takes place 7-14 days after the agreement.

Step-by-step process through a direct buyer

The following is the typical process used by most operational real estate buyers in Estonia (including us).

Step 1: Initial contact (day 1, 15-30 minutes)

You call or fill in an online form. The buyer asks for basic information:

• Location and address of the apartment building

• Number of rooms and approximate area (m²)

• Age of the building (approximate year of construction)

• Condition of the apartment (general assessment: good / average / needs renovation)

• Reason for selling (to understand the urgency)

• Whether the property has encumbrances (mortgage, debt, legal disputes)

At this stage, you do NOT need an exact valuation, energy performance certificate or other documents. These come later.

Step 2: Apartment viewing (days 2-5, 30-60 minutes)

The buyer visits the apartment. This is free and does not oblige you to do anything. The viewing takes place at a time that suits you - on a weekday evening, during the weekend or even via video call if you live away.

During the viewing, the buyer checks:

• The actual condition of the apartment (not based on photos)

• The kitchen, bathroom and overall quality of the rooms

• The condition of kitchen appliances and furniture (if they remain)

• The general condition of the building (stairwell, facade, elevator)

• The plot and parking options

• The neighbours (quiet / noisy area)

Step 3: Offer (days 3-7)

24-48 hours after the viewing, the buyer sends a specific offer. A typical offer text includes:

• The offered price in euros

• How the price was formed (short explanation)

• Expected transaction timeline (notary date)

• What is included in the price (who pays the notary fee, who covers amendment fees)

• Validity period of the offer (usually 5-7 days)

Important: The offer is not binding - you can decline it or make a counteroffer. A good operational buyer can adjust the price by ±5-10% based on feedback.

Step 4: Reservation agreement (days 5-10)

Once you have accepted the offer, a reservation agreement (preliminary agreement) is signed. This is a document prepared by an attorney or notary, setting out:

• The sale terms (price, timeline)

• The obligations of both parties

• The conditions for suspending the transaction (if unexpected obstacles arise)

• The reservation fee (if any)

Some buyers pay a reservation fee (1-3% of the price) as security. Others prefer not to use a reservation fee - it depends on the buyer's practice.

Warning: Always check that the reservation agreement is bilateral - both parties must be able to terminate the agreement under certain conditions. A unilateral right of withdrawal only in favour of the buyer is a red flag.

Step 5: Notary preparation (days 7-12)

The notary prepares the sales agreement. As the seller, you need to provide the following documents:

Mandatory documents:

• Identity document (ID card or passport)

• Energy performance certificate (if you do not have one, it can be ordered for €100-250 and takes 5-10 days)

• Land Register extract (the notary obtains this automatically)

• Documents proving the right to possess the apartment (basis of ownership)

If the apartment has encumbrances:

• In case of a mortgage: the bank's consent to the sale and repayment plan

• In case of debt: certificate from the apartment association confirming debts or their absence

• In case of inheritance: certificate of succession, notary confirmation

If you are married:

• Spouse's consent to the sale (if the apartment is joint property - always required)

A good operational buyer helps you obtain the documents - this is part of the service.

Step 6: Notarial transaction (days 10-14)

The transaction takes place at the notary's office. Duration: 30-60 minutes. Both parties sign the sales agreement and the notary certifies the validity of the transaction.

The notary checks:

• The identity of both parties

• The terms of the sales agreement

• That the seller has the right to sell the apartment

• That the apartment has not been seized or disputed

• That the spouse has given consent

After the transaction:

• The notary sends the information to the Land Register (ownership transfer)

• The buyer transfers the money to your account (based on the notary's confirmation, usually within 1-3 business days)

• You hand over the apartment keys (either immediately or on the agreed date)

Step 7: Money in your account (days 12-17)

The money usually arrives 1-5 business days after the notarial transaction. Some buyers use an escrow account (an account managed by the notary), from which the money is released to the seller after the ownership entry is made in the Land Register.

Note about the 14-day right of withdrawal: Under Estonian consumer protection law, a private seller may, under certain conditions, withdraw from a transaction within 14 days. This does not apply to most real estate transactions (notarial transactions are final at the moment of signing), but always check with a notary or attorney in your specific situation.

Pricing: what affects the quick-sale price?

The quick-sale price is always lower than the result of long market negotiations. The reason is simple: the buyer takes the risk (immediate cash outlay, quick decision, without the usual months-long thorough checks) and wants a discount in return.

Typical price level in 2026

What affects the price in a direct buyer's offer?

Raises the price:

• Location in a popular district (City Centre, Kalamaja, Pirita)

• Good condition, recent renovation

• Good property features (balcony, parking space, storage room)

• Newer building (new development from 2010 onward)

• No encumbrances (debts, mortgages)

Lowers the price:

• Old building (1960-1980 Khrushchev-era apartment blocks without renovation)

• Poor condition (needs major renovation)

• Remote location

• Encumbrances (mortgage, debts, legal disputes)

• Specific problems (mould, moisture, structural issues)

Specific valuation formula

A typical operational buyer uses the following logic:

Market value × (0.75-0.85) − Price adjustments = Offer

Price adjustments:

• Renovation need: -€5,000 to -€30,000
• Furniture and furnishings: ±€0 to +€5,000
• Special location: +€0 to +€10,000
• Legal issues: -€2,000 to -€15,000

Example: a 50 m² 2-room apartment in Tallinn's Mustamäe district, market value €130,000, needs kitchen renovation:

€130,000 × 0.80 = €104,000 −€8,000 (kitchen renovation) = €96,000 offer

This is the quick-sale price. A broker might offer €115,000-125,000 over 6 months, but your total cost (broker commission 3% = €3,750, time spent, waiting) may make the final amount received similar.

Common mistakes and how to avoid them

Specific situations

Inheritance - what is different?

Selling an inherited apartment requires additional steps:

1. The succession procedure must be completed - you need a certificate of succession issued by a notary. The procedure typically takes 3-6 months after the deceased person's death.

2. Inheritance tax - Estonia does not have a classic inheritance tax, but income tax must be considered when selling later (if you sell at a higher price than the inherited value).

3. Several heirs - if there are other heirs, you need everyone's consent. It is easier if one heir buys out the others before selling to a third party.

Read more: "Inherited apartment - 7 steps from succession to sale"

Divorce - how is the apartment sold?

In case of divorce:

1. If the apartment is joint property (acquired during the marriage), you need the consent of both spouses

2. If there is no marital property agreement, the apartment proceeds are divided equally (50/50)

3. Court disputes can extend the procedure - a quick sale is often beneficial for both parties

Read more: "Apartment sale during divorce - 2026 guide"

Apartment with a mortgage - can it be sold?

Yes, it can. The process:

1. Get a proper balance statement from the bank (how much remains to be paid)

2. From the sale proceeds, the mortgage is paid first, and the rest is transferred to you

3. The bank gives consent to remove the mortgage

4. The notary ensures that payment is handled correctly

A good operational buyer knows this process.

Read more: "Apartment with a mortgage - how to sell it quickly?"

Debt - an alternative to forced sale

If you are facing a forced sale (creditor, bank, apartment association), a quick sale is almost always better. Reasons:

• You get more money (75% vs 60% of market value)

• You preserve your credit history

• No public proceedings

• The transaction is discreet

Read more: "Forced sale vs quick sale - comparison for owners"

Taxes and costs

Seller's costs in a typical transaction

Note: A good operational buyer usually covers the notary fee, state fee and Land Register amendment fee. Check this in the offer text.

Taxes on the sale

If you sell the apartment at a profit (for a higher price than you bought it), you must pay income tax (22% as of 2026) on the profit.

Exceptions:

• If the apartment has been your permanent residence for at least 1 year, you do not have to pay income tax

• If you sell something you received for free (as a gift or inheritance), the sales price is compared to the market value at the time of gift/inheritance

• Some exceptions apply to business-class apartments

Important: Consult the Estonian Tax and Customs Board or an accountant if you are unsure. Incorrect calculation may lead to an additional tax obligation later.

Read more: "Real estate tax in Estonia - everything you need to know"

Frequently asked questions

Summary and next step

A quick apartment sale is a realistic option in the context of the Estonian market in 2026, especially in situations where time is more important than money. The entire process typically takes 14-21 days, the price level is 70-85% of market value, and you avoid the broker's commission (2-4%) and months of waiting.

The most important rules:

1. Ask for at least 2-3 offers for comparison

2. Be 100% transparent about your situation (debts, mortgages, disputes)

3. Read agreements carefully before signing and consult an attorney if necessary

4. Do not agree to a buyer who pressures you into a faster decision than you are comfortable with

5. Obtain the documents (energy performance certificate, spouse's consent) in good time

Need a specific offer?

If you are ready to take the next step, fill in the form below. We offer:

• ✓ Free price offer within 24 hours after the viewing

• ✓ Notary cooperation (we cover the notary fee and state fee)

• ✓ Up to 80% of market value based on a transparent formula

• ✓ Transaction in 7-14 days at the notary

• ✓ Discretion - no neighbour will know

• ✓ Any condition OK - old, in need of renovation, encumbered

Fill in the form and get an offer