How to buy property in Lithuania: guide for foreigners

Lithuania is a small, orderly market in the euro area with an electronic land register and a clear notarial system. For most buyers apartments and houses are easy to buy; the limits concern land and certain nationalities. This guide covers who can buy, the steps, costs and taxes, residence options, rental and risks. It is informational, not legal or tax advice. Lithuanian rules change, so confirm every point with a Lithuanian notary or lawyer before you commit.

Market snapshot

Prices in the main cities have been rising. We reported that apartment prices were up 13.7% in a year as of August 2026, see Lithuania apartment prices up 13.7% in a year. Vilnius, Kaunas and Klaipeda behave differently, and a national headline does not tell you what a particular street will do, so compare asking prices with real transaction prices before you decide. For a shorter overview of residence and ownership see also Lithuania: residence and property.

Who can buy: EU, non-EU and land rules

Buildings and premises (apartments, houses, commercial space) carry no special limits for foreigners beyond those that apply to citizens, according to the European Land Registry Association summary. EU and EEA citizens buy on the same terms as Lithuanians.

Land is different. Foreigners may acquire land only if they meet the European and transatlantic integration criteria, that is, they are citizens or permanent residents of EU, EEA, NATO or OECD countries. Even then, agricultural and forest land, state parks and protected areas, border zones and defence areas are excluded or restricted. Foreign heirs who do not meet the criteria receive only the money from the sale of inherited land. Buying a flat in an apartment block usually comes with a share of the plot, so ask the notary how the land under the building is treated in your case.

Russian citizens: Lithuania currently prohibits Russian citizens and entities they control from acquiring immovable property. Exceptions are reported for people holding a Lithuanian temporary or permanent residence permit and for acquisition by inheritance. This is a national restriction in force at the time of writing and may change. We could not confirm from the sources we opened how it applies to Belarusian citizens, so ask a lawyer. A residence card issued by another EU country is not reported as an exception; confirm this with a Lithuanian notary before paying a deposit. See also buying with Russian citizenship: country restrictions.

Step by step

• Choose the property and check the listing against the Real Property Register (run by the State Enterprise Centre of Registers, registrucentras.lt). Extracts show the owner, mortgages, arrests and servitudes.
• Hire an independent lawyer, see notary or lawyer: who do you need abroad. A notary is mandatory for the sale, but the notary acts for both sides.
• Sign a preliminary agreement with a deposit; 5 to 10% is typical in the market but is not set by law.
• Sign the notarial sale contract. The notary checks the title and encumbrances.
• The notary submits the registration electronically, and ownership passes on registration.
• Pay the fees, take over the keys and move utilities and the building's service accounts to your name.

Remote signing is possible with a power of attorney, see remote signing and closing.

Documents

• Passport or ID and, if requested, a Lithuanian personal or tax number.
• Proof of the source of funds and of the transfer. Notaries and banks apply anti-money-laundering checks.
• From the seller: title documents, register extract, energy certificate, and for apartments the building administrator's statement of debts.
• A power of attorney (notarised and legalised or apostilled) and certified translations, if you sign from abroad.

Costs and taxes

Sources disagree on some items, so treat these as indications and ask the notary for an exact estimate.

• Transfer tax: we found none on a standard purchase.
• Notary: a percentage scale with a cap. Sources give different caps (from about EUR 1,300 to a higher figure with VAT), so ask for a quote.
• Register fee: reported at a few euros up to about EUR 30.
• Agent: often 3 to 5%, usually paid by the seller. Lawyer: about 0.5 to 1%.

Reported total transaction costs are roughly 3 to 6% of the price. See total cost of ownership abroad.

Annual and sale taxes (single-source figures, confirm with the municipality and tax office): the real estate tax is reported to apply only above a high tax-free threshold (about EUR 150,000 of value) at 0.5 to 3% set by the municipality; land has its own tax; capital gains on sale are reported at 15% with exemptions, including after ten years of ownership. Rental income is taxed in Lithuania, and if you live in another EU country your home country may tax it too, see tax on rental income abroad for EU residents. Owning property does not make you a tax resident, see tax residency when relocating.

Residence through property

Lithuania does not offer a passive residence permit for buying property. A non-EU citizen needs a permit on another basis, such as work, family or business. The business route is reported to require a company with a minimum capital (sources mention EUR 28,000, of which EUR 14,000 own funds, and a company active for at least six months), and it requires active involvement, so it is a business permit and not a property one. Check the conditions on the Migration Department site (migracija.lt). EU citizens have free movement and register their stay after the permitted period; ask the Migration Department about the deadline. For a Polish speaker interested in the permit language see also Lithuania: residence and property.

Rental and yield

Vilnius has the deepest rental market, supported by students, employees of IT and service companies and relocated staff. Kaunas and Klaipeda are smaller. Yields are lower than in the Balkans and depend on the building and location; we do not give a figure because we could not confirm a reliable one. Compare gross rents with the costs of the building administrator, municipal tax, management and vacancy periods. Do not rely on guaranteed returns, see guaranteed returns and too-good-to-be-true offers.

Risks and due diligence

• Arrests and mortgages on the property: always read the register extract just before signing.
• Soviet-era buildings: renovation fund, planned renovation and the owners' association's debts.
• Co-ownership of the land, shared plots and servitudes.
• Restricted land categories and sanctions-related restrictions on buyers; check your own eligibility first.
• Payment: only through the notary's procedure or a bank transfer to the account in the contract. See double sales and hidden debts.

Practical points for Russian-speaking buyers living in the EU

Russian is widely understood in Vilnius, but contracts, the register and the notary work in Lithuanian, so ask for a translation and a lawyer who reads both. Check your eligibility first: the restriction depends on citizenship, not on where you live. Prepare passports, proof of residence and source-of-funds documents before the transfer. Banks in your country may ask about a payment to Lithuania, see bank checks for Russian citizens living in the EU and the guide for Russian-speaking expats in the EU. We do not advise on avoiding checks or sanction rules; if a ban applies to you, you must follow it.

FAQ

Can foreigners buy property in Lithuania? Yes, apartments and houses without special limits for EU buyers and, as reported, for other foreigners except where a nationality restriction applies. Land has limits.

Can Russian citizens buy? Not at present unless they hold a Lithuanian residence permit or acquire by inheritance, as reported. Verify with a notary.

Is there a transfer tax? We found none on a standard purchase, but the notary and register fees apply.

Does buying give a residence permit? No, there is no passive property route. A business permit exists but needs an active company.

Can I buy agricultural land? Generally not as a foreigner; EU, NATO, EEA and OECD integration criteria and further limits apply.

How we help

We are a trilingual platform that finds properties and coordinates independent local lawyers and tax advisers. We do not replace them. This text is informational and is not legal, tax or investment advice. Rules, rates and thresholds change, so verify current conditions with the official sources and your advisers before you decide.