Finland – Finding Property to Buy

Who are the leading estate agents in Finland, and how do they operate?

Finland’s estate agency sector is well established and professionally organised. Approximately 12,864 real estate agents are active across the country. Market activity is concentrated in the major urban centres: Helsinki accounts for around 29% of market share as the country’s largest province, with Turku and Tampere also representing significant hubs. Buyers will most commonly come across a number of prominent national chains alongside several bank-affiliated agencies.

Among the most widely recognised agencies are the following:

• Kiinteistömaailma — One of Finland’s largest agency networks, with close ties to major Finnish banks and offices spread throughout the country. Website: kiinteistomaailma.fi
• OP Koti — The property division of OP Financial Group, Finland’s largest financial services organisation, operating a nationwide branch network. Website: opkoti.fi
• Habita — Widely regarded as Finland’s largest independent agency operating outside the banking sector, with more than 30 offices beyond Finland’s borders as well. Website: habita.com
• RE/MAX Finland — The Finnish branch of the global RE/MAX network, 100% owned by local entrepreneurs. Properties are handled by the appointed agent alongside hundreds of other agents across Finland, with no regional boundaries limiting exposure. Website: remax.fi
• Bo LKV — An agency with 15 locations across Finland and a dedicated presence in Marbella, Spain, known primarily for premium residential sales. Website: bo.fi
• Sotheby’s International Realty Finland — The Finnish affiliate of the global Sotheby’s International Realty brand, with an explicit aim of opening the Finnish market to international buyers. Website: sothebysrealty.fi
• Knight Frank Finland — Knight Frank operates in Finland in partnership with Croisette, delivering advisory and tailored services across both residential and commercial property. Website: knightfrank.com/finland

In Finland, estate agents act on behalf of the seller rather than the buyer — an arrangement broadly similar to how agents operate in the UK, where a single agent represents the vendor. This contrasts with the US model, in which buyers and sellers typically each retain their own representative. Finnish agents take care of property valuation, marketing, viewings, and the receipt of offers. One further point distinguishing Finland from markets such as Australia or North America is that no separate solicitor or licensed conveyancer is needed to transfer legal ownership; the estate agent and the bank together handle the conveyancing process.

Because the agent is formally engaged by the seller, buyers should factor this into how much weight they place on agent advice. Finnish law does, however, impose substantial obligations on agents to provide accurate and complete information to all parties involved in a transaction.

Do estate agents in Finland need to be qualified or licensed, and how can buyers verify this?

Estate agency in Finland is a regulated profession. The Central Federation of Finnish Real Estate Agencies (KVKL) serves as the overarching industry body, promoting safe housing transactions through research, professional competence, transparency, and adherence to ethical and legal standards.

Alongside KVKL, the other central professional body is SKVL — the Finnish Real Estate Agents’ Association. SKVL operates throughout Finland to advance trustworthy and equitable property brokerage, offering reassurance to consumers engaged in what is often the most significant financial transaction of their lives. Its member search tool is available at skvl.fi.

To practise legally, individual agents must hold a recognised qualification — most commonly the LKV (Laillistettu kiinteistönvälittäjä) designation, a regulated title conferred upon passing a national examination. Agency firms must also be formally registered. Buyers can confirm whether an agent or agency holds current credentials by consulting the KVKL member directory at kvkl.fi or the SKVL member search at skvl.fi/en.

Should an agent behave improperly or operate without the required registration, buyers have access to Finland’s consumer protection framework. The Finnish Competition and Consumer Authority (Kilpailu- ja kuluttajavirasto, KKV) handles complaints about estate agent conduct and can be reached at kkv.fi. Buyers should always confirm an agent’s LKV status before executing any mandate or purchase documentation. It is advisable to check the relevant register directly for the most up-to-date requirements, as these may change over time.

What fees do estate agents charge in Finland, and who pays them?

In Finland, estate agent fees are borne by the seller, not the buyer. This is a crucial point for buyers to grasp: engaging with an agent in the course of searching for and buying a property carries no direct cost to the purchaser. The agent’s commission is deducted from the sale proceeds received by the vendor.

The commission paid by the seller typically falls somewhere between 4% and 7%, depending on how it is calculated. In practice, the variation between agents is often no more than around 1%, though this remains meaningful when dealing with property-scale sums. Commission rates can sometimes be negotiated.

Commissions of 2%–5% paid by sellers are also cited in some contexts, though these figures reflect differences in agency, region, and property value. As of 2025, a rate of roughly 3%–5% is commonly observed in practice, but buyers should verify prevailing norms with KVKL (kvkl.fi) or SKVL (skvl.fi).

Separately, buyers are liable for transfer tax. This tax applies to transfers of real property — such as a house with land — at a rate of 3%, and to securities — such as shares in a housing company when acquiring an apartment — at a rate of 1.5%. It is worth noting that a first-time buyer exemption from transfer tax was abolished as of 1 January 2024. Always confirm the current transfer tax rate with the Finnish Tax Administration at vero.fi.

Where else can buyers find properties for sale in Finland besides estate agents?

Finland has a highly digitised property market. The Finnish real estate sector is widely recognised for its digital innovation and transparency, which means that online portals serve as the primary starting point for the vast majority of property searches. Finland does not operate a Multiple Listing Service (MLS) system as found in the United States, but the principal national portals are comprehensive and enjoy widespread use.

The most important property search platforms in Finland are:

• Etuovi.com — One of Finland’s most visited property websites, featuring thousands of listings across the country, searchable by location, property type, and price range. etuovi.com
• Oikotie.fi — Another dominant portal carrying a substantial volume of listings. Etuovi, Oikotie, and Tori are the key Finnish property portals generally recommended as the starting point for any search. asunnot.oikotie.fi
• Tori.fi — Finland’s principal classified advertisements platform, which also features properties for sale, including a proportion of private (agent-free) listings. tori.fi
• Jokakoti.fi — A further platform listing a broad selection of properties across the country. jokakoti.fi
• Properstar.com — An international aggregator portal that compiles Finnish listings, making it particularly useful for buyers searching from overseas. properstar.com/finland

Beyond these portals, several other avenues are worth exploring:

• Agency websites — Contacting real estate agencies directly can yield personalised assistance and access to properties that have not been publicly advertised.
• Social media and expat communities — Facebook groups serving expatriates in Helsinki, Tampere, and Turku regularly feature property listings, recommendations, and informal leads. Searching for communities such as “Expats in Helsinki” or “Finland Expats” can surface these groups.
• Local newspapers — Helsingin Sanomat, Finland’s largest daily newspaper, publishes property listings, as do regional papers covering local markets.
• Personal networks and word of mouth — Particularly in smaller towns or for off-market rural and holiday properties, local connections can open doors that formal channels do not.

Is using a buyer’s agent common in Finland, and what do they cost?

Specialist buyer’s agents — professionals who work exclusively in the purchaser’s interests rather than the seller’s — are not yet a standard feature of the Finnish property market. This stands in contrast to countries such as Australia, where buyer’s agents are a well-established industry, or parts of the US where buyer representation is routine and formally codified. The Finnish norm is for a single estate agent to manage the transaction on behalf of the seller, with buyers relying primarily on their own research and assessment.

That said, independent advisory services aimed at buyers do exist, and their uptake is increasing — particularly among foreign buyers who are less familiar with Finland’s housing company structure, financing arrangements, and legal framework. Independent property consultants can assist buyers in understanding the distinctive features of Finnish cooperative housing, evaluating loan options and banking costs, identifying hidden liabilities such as renovation debt, weighing long-term factors, and positioning competitive offers — often resulting in a more favourable purchase price and better financing terms.

There is no separate licensing regime specifically governing buyer’s agents; any professional providing paid property advisory services to buyers should ideally hold the LKV qualification that applies to estate agents generally. Fees for independent buyer advisory services vary considerably depending on scope — ranging from a one-off consultation charge to a percentage-based fee arrangement. As of 2025, fixed advisory fees for foreign buyers typically fall somewhere between a few hundred and a few thousand euros for comprehensive guidance, though current pricing should be confirmed directly with any adviser being considered. Engaging a buyer’s agent or independent adviser is particularly worthwhile when purchasing remotely from abroad, when acquiring your first Finnish property, or when the transaction involves a complex housing company structure.

Are there organisations in Finland that specifically support foreign buyers?

No single government body or dedicated non-profit association exists solely to support foreign property buyers in Finland. However, a number of organisations and resources are directly relevant to buyers from abroad:

• Finnish Ministry of Defence (Puolustusministeriö) — The authority responsible for processing permit applications from non-EU/EEA buyers wishing to purchase real estate. Permit guidance and services are available in English at defmin.fi.
• National Land Survey of Finland (Maanmittauslaitos) — Responsible for property registration, title records, and the national land information system. The English-language service is available at maanmittauslaitos.fi/en. This body functions as Finland’s land registry and is the definitive reference for verifying property ownership and title.
• Finnish Tax Administration (Vero) — The source of guidance on transfer tax obligations and other property-related tax matters. Available in English at vero.fi/en.
• Finnish Competition and Consumer Authority (KKV) — The body handling complaints about estate agent conduct and broader consumer protection concerns. Website: kkv.fi/en.
• SKVL — Finnish Real Estate Agents’ Association — Promotes trustworthy and equitable real estate brokerage throughout Finland. Website: skvl.fi/en.
• KVKL — Central Federation of Finnish Real Estate Agencies — The umbrella body for the industry, advancing legal compliance and ethical standards. Website: kvkl.fi.
• InfoFinland.fi — A Finnish government-backed information portal aimed at people relocating to Finland, with dedicated housing guidance. infofinland.fi

No membership or registration is required to access any of these resources. For legal advice tailored to your individual circumstances, it is strongly recommended — even if not legally required — to engage a Finnish property lawyer (asianajaja) with experience in transactions involving foreign buyers.

What legal and practical steps are involved in buying property in Finland as a foreigner?

The process of buying property in Finland is generally transparent and straightforward, but it incorporates several distinctive features — most notably the housing company structure for apartment purchases and the absence of a mandatory notary, which sets Finland apart from countries such as France or Spain, where notarial involvement is a legal requirement for every property transaction.

1. Search and shortlist properties. Begin by browsing listings on Finnish portals such as Etuovi and Oikotie, or work directly with an agency such as Habita, Kiinteistömaailma, OP Koti, or RE/MAX Finland. Attend viewings and scrutinise the housing company’s financial position carefully, paying particular attention to any planned renovation projects.
2. Check permit requirements (non-EU/EEA buyers). Citizens of non-EU countries must apply for a Ministry of Defence permit either prior to making an offer or within two months of signing the preliminary purchase agreement. EU/EEA buyers may proceed directly to making an offer.
3. Make a written offer. Once a suitable property has been identified, the buyer submits a formal written offer — a notable feature of the Finnish process is that this offer is highly binding. Withdrawing without a contractually specified reason exposes the buyer to the risk of forfeiting the deposit or paying a penalty, typically capped at 4% of the sale price.
4. Sign the preliminary purchase agreement and pay the deposit. Following acceptance of the offer, a preliminary purchase agreement is signed, usually accompanied by a deposit of 5–10% of the purchase price. For apartments, the initial deposit is generally between 3% and 4% of the price at the time of the offer. This agreement secures the property while any remaining requirements are fulfilled.
5. Conduct due diligence. Carry out thorough due diligence encompassing property surveys, title verification, and examination of any encumbrances or obligations. For apartments, this involves reviewing the housing company’s financial statements, the property manager’s certificate (isännöitsijäntodistus), and any outstanding loans attributable to the specific apartment.
6. Arrange financing. If you intend to take out a mortgage, obtain a loan offer from a Finnish bank. Finnish lenders generally expect borrowers to hold Finnish residency, have stable Finnish employment, and demonstrate an established income history in Finland before approving mortgage applications.
7. Sign the final deed of sale. Unlike in France or Spain, a notary is not legally required in Finland for the majority of property transactions. The transfer is handled by the estate agent and the bank. For real estate transactions involving land and standalone houses, ownership must subsequently be registered with the National Land Survey of Finland.
8. Pay transfer tax and register ownership. Transfer tax is the purchaser’s responsibility. For securities (housing company shares), payment is due within two months of the date of contract; for real property, the deadline is six months. Where an estate agent has intermediated the transfer, the tax must be paid at the time the transfer contract is concluded. Register your ownership with the National Land Survey of Finland.

Always verify the current rules with the National Land Survey of Finland, the Finnish Tax Administration, and your legal adviser before proceeding, as requirements and thresholds are subject to change.

Are there restrictions on foreigners buying property in Finland?

Finland’s rules on foreign property ownership vary considerably depending on the buyer’s nationality and the nature of the property in question. As of 2025, the position is as follows:

EU and EEA citizens enjoy the same property ownership rights as Finnish nationals and may freely purchase any category of real estate — including apartments, houses, land, and commercial premises throughout most of Finland — without restrictions or additional permits.

Non-EU and non-EEA citizens face more involved requirements and must obtain a Ministry of Defence permit before acquiring most forms of real estate. However, purchasing apartment shares in a housing company is available to buyers of any nationality without a permit, and this covers the majority of residential properties in Finnish cities. The distinction is an important one: acquiring a flat in a Helsinki apartment building is open to all nationalities without the need for a permit, whereas purchasing a standalone house with land requires one for buyers from outside the EU/EEA.

In April 2025, the Finnish Parliament passed an amendment to the Act on Permit Requirements for Certain Real Estate Acquisitions, granting the Ministry of Defence the power to block real estate transactions by individuals or entities whose country of nationality is engaged in a war of aggression and may present a threat to Finland’s national security. Russia and Belarus are among the states that meet these criteria.

People holding dual nationality do not require a permit if one of their nationalities belongs to an EU or EEA country. A permit is only required for acquiring real estate — meaning a legal act through which ownership of a property or a specified share of it passes to another party. The permit applies to a specific property, so a separate application must be submitted for each individual purchase.

The Finnish state also holds a pre-emption right over real estate transactions in border areas or areas of strategic importance to national defence. The autonomous and demilitarised region of Åland operates under a separate legislative framework that generally prohibits property acquisition by non-residents, including Finnish citizens who do not hold Åland residency rights. These restrictions apply to all property categories and require special permits that are seldom granted to outsiders.

Owning property in Finland confers no direct pathway to residency or citizenship, as Finland does not offer investment-based residence programmes. Applications for residency must be grounded in conventional categories such as employment, family reunification, study, or other circumstances recognised under Finnish immigration law.

For the most current permit requirements, consult the Finnish Ministry of Defence at defmin.fi.

Frequently Asked Questions

Can I buy property in Finland without visiting in person?

Completing a property purchase in Finland without being physically present is possible, including through the use of a power of attorney to sign documents on your behalf. Nevertheless, it is strongly advisable to visit the property before committing, both to assess its physical condition and to review housing company documentation in person. If purchasing from overseas, appointing a local property adviser or solicitor to represent your interests is recommended. Some Finnish banks also facilitate remote mortgage application procedures.

Do I need a Finnish bank account to buy property in Finland?

A Finnish bank account is not strictly necessary to complete a property purchase — cash transactions are entirely lawful and broadly accepted for land-based transactions in Finland, with no obligation to use Finnish banking services. However, anyone applying for a Finnish mortgage will need to establish a relationship with a Finnish bank. Holding a local account also makes it more straightforward to settle transfer tax and ongoing housing company charges. Be aware that opening a Finnish bank account as a non-resident can be difficult; it is worth exploring your options well in advance.

What is a housing company (asunto-osakeyhtiö), and how does it affect my purchase?

The majority of properties available for purchase in Finland — particularly in urban areas — form part of a housing cooperative structure. Rather than acquiring the physical dwelling itself, you purchase shares in a company that holds title to the building. This is a distinctive arrangement that can feel unfamiliar at first, but it is the standard model for apartment ownership in Finland. It does mean, however, that you assume a share of the housing company’s financial obligations, which can include collective loans and future renovation costs. Carefully reviewing the housing company’s financial statements and understanding the scope of any upcoming repairs before committing to a purchase is essential.

How can I avoid property scams in Finland?

Finland’s property market is well regulated and the risk of fraud is comparatively low, but basic safeguards remain important. Always confirm that any agent you deal with holds a valid LKV qualification by consulting the KVKL or SKVL registers. Before signing any documents, use the National Land Survey of Finland’s public records to verify the property’s title. Do not transfer funds to any private account until ownership records have been confirmed and a formal contract is in place. Exercise caution when encountering listings on general classified platforms that appear to be priced well below market value.

What happens if a deal falls through after I have signed an offer?

A written offer in Finland carries significant legal weight. If a buyer withdraws without a reason that is contractually provided for, they face the potential loss of their deposit or an obligation to pay a penalty, typically capped at 4% of the agreed sale price. A seller who pulls out may equally be required to pay the stipulated penalty. Reading all contractual terms with great care before signing is essential, and where possible, incorporating conditional clauses — for example, subject to financing being secured or subject to a satisfactory building survey — is strongly advisable.

Do I need a lawyer to buy property in Finland?

Finnish estate agents handle the conveyancing process, and there is no legal requirement for a separate lawyer to effect the transfer of ownership — the agent and the bank manage this jointly. That said, foreign buyers — and especially non-EU/EEA nationals dealing with the permit system — are strongly encouraged to seek advice from a Finnish property solicitor, particularly for transactions involving land, permit applications, or purchases being conducted remotely from abroad.

Is it possible to get a mortgage in Finland as a foreign buyer?

Finnish lenders generally require borrowers to hold Finnish residency, maintain stable Finnish employment, and demonstrate a track record of income in Finland. The maximum loan-to-value ratio available to non-resident foreign buyers is typically 60%–70%, compared with 80%–90% for Finnish residents. The financing environment is most restrictive for non-EU citizens, with many banks declining applications outright regardless of creditworthiness; those that will consider such cases generally require down payments of 40%–50%. Comparing offers from multiple Finnish banks and consulting an independent financial adviser is recommended.

Does buying property in Finland grant me residency rights?

Property ownership in Finland does not provide any route to residency or citizenship. Finland operates no investor residency scheme, and owning real estate carries no immigration benefit. Any application for residency must be based on grounds recognised under Finnish immigration legislation, such as employment, family ties, study, or other qualifying circumstances. Property ownership alone cannot replace a valid visa or residence permit.