Residence in Lithuania and buying property: how it really works

Lithuania attracts buyers with relatively low prices, a modern economy and EU membership. People from Poland and from the Russian-speaking world often ask the same thing: will a flat in Vilnius, Kaunas or Klaipeda give me a right to live there? The short answer is no. Lithuania has no golden visa, and owning property does not give an automatic right of residence. This guide explains the routes to legal residence that actually exist, the rules on who may buy what, and what ownership costs. It was checked in October 2026. Migration and sanctions rules change, so confirm the details with the Migration Department or a Lithuanian lawyer before you act.

Does property give a residence permit in Lithuania?

No. A foreigner's property in Lithuania does not by itself give a right to a residence permit, whatever the price. A purchase contract can help to prove your accommodation, which a residence application needs, but it is not a legal ground. If an agent promises "residence with the flat", ask for the legal basis in writing. The grounds that count are employment, business, study, family ties and, for EU citizens, EU law.

Residence for EU citizens, including Poles

An EU citizen can enter and stay in Lithuania freely for up to three months. If you plan to stay longer, you need a certificate of temporary residence (or registration of residence) from the Migration Department. The grounds you have to document are the usual EU ones:

• you work or have a job offer: an employment contract;
• you study: a confirmation of admission to an educational institution;
• you are self-employed or a freelancer: proof of activity and sufficient funds;
• you live on your own means: proof of sufficient funds and health insurance;
• you are a family member of someone who lives there.

You also have to show your place of residence in Lithuania. Here an owned or rented flat does play a part, as the proof of address. The certificate is not a purchase benefit; it is the right EU law gives to people who work, study or can support themselves.

Residence for non-EU citizens

For people from outside the EU, a temporary residence permit is available on specific grounds. The most important are:

• family reunification with a spouse, parent or child who lives in Lithuania lawfully;
• qualified work, including the EU Blue Card for highly skilled employees;
• work as an intra-corporate transferee;
• work as a researcher or lecturer;
• business: registering a company or self-employment with a genuine activity;
• work for large investors under investment agreements with Lithuania.

Applications are filed through the Lithuanian consulate or an authorised service provider, and in recent years the conditions for applying through external providers have tightened. The decisive factor in any refusal is usually national security, and the authorities pay close attention to applicants from certain countries. Plan the permit through work, a real business or family, and do not expect property to substitute for any of them.

Can a foreigner buy property in Lithuania?

Yes. Foreigners can buy apartments, flats, detached and semi-detached houses, townhouses, cottages and building plots for residential use. The simple rule to remember: it is easier to buy a building or an apartment than the land under it.

• Citizens of the EU, the EEA, OECD countries and NATO members can buy non-agricultural land on the same terms as Lithuanian citizens, without an extra permit.
• Agricultural land and forest need special permission, and the National Land Service holds pre-emption rights. This is a tightly regulated area where you should use a local lawyer.
• For other foreigners, apartments are the easiest option because an apartment purchase does not require direct ownership of land.
• Lithuania has introduced national restrictions on the purchase of real estate by citizens of Russia and Belarus who have no Lithuanian residence permit. They were in force when this article was checked and have been extended more than once. If this applies to you, get a written answer from a Lithuanian notary before paying anything, because the rules may change and exceptions exist, for instance for holders of a Lithuanian residence permit and for inheritance.

The typical purchase steps:

• Check the title in the Real Property Register: owner, mortgage, arrests, easements, co-owners.
• Sign a preliminary agreement and pay a deposit.
• Sign the sale and purchase agreement at a notary, which is mandatory for real estate.
• Register the ownership in the Real Property Register; the notary normally submits the application.
• Pay the balance in line with the agreement, often through the notary's account.

What buying costs

There is no real estate transfer tax in Lithuania, so the main cost items are modest.

• Notary fee: sliding scale based on the price, reported as roughly 0.37% with a minimum of EUR 33 and a cap of EUR 5,000, plus 21% VAT. Another source puts the typical residential deal at around EUR 1,300, so ask the notary for the exact figure for your price.
• Register and cadastre fees: small, in the range of a few euro to a few tens of euro.
• Agent: if you use one, 3–5% commission is common.
• Lawyer: typically 0.5–1% of the price.

All in, 3–6% of the price is a realistic planning figure, mostly because of the agent commission.

Taxes on ownership, rent and sale

Annual real estate tax of 0.5% to 3% is reported for Lithuania, but it applies only to the part of the value above municipal thresholds. As a result, many ordinary owner-occupiers pay little or nothing. Check the current rate and threshold with the municipality or the tax authority, because the rules and thresholds are updated.

Rental income from a Lithuanian property is taxed as personal income. The rate depends on your tax status and the way you register the activity, so ask a Lithuanian tax adviser. A Polish tax resident has to declare income from abroad at home and should use the Poland-Lithuania double taxation treaty.

On a sale, personal income tax of 15% is reported for gains made by an individual. The tax does not apply if the property has been owned for at least ten years. Keep the purchase contract, renovation invoices and proof of the purchase price, because the taxable gain is the difference.

What this means for different buyers

• A Pole, or any EU citizen, can move to Lithuania without a permit. After three months get the registration certificate, show a legitimate ground (work, study, means) and proof of address. Buy only if the property suits you, not because it gives rights.
• A non-EU citizen needs a separate legal ground. Choose between work, a genuine business and family routes, and treat the property as an independent investment.
• A buyer with Russian or Belarusian citizenship should check the current national restrictions first. Do not pay a deposit until a notary confirms in writing that the purchase can be registered.
• An investor focused on income should compare the net yield after agent costs, local tax and vacancy with other Baltic markets.

Questions to ask before you pay a deposit

• What is the legal ground for my stay, and who confirms it?
• Does the register show mortgages, arrests or co-owners?
• Does any restriction apply to my citizenship, and has the notary confirmed this in writing?
• If the land is not included, who owns it, and on what terms is it used?
• Who holds the deposit, and what happens if the registration fails?

Our team can help you choose a city, review the documents and connect you with a Lithuanian notary and lawyer. This article is general information, not legal or tax advice. Data was checked in October 2026; thresholds, fees and tax rates change, so confirm the current rules before you buy.