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Purchase offer template for Estonia

Offer to purchase (non-binding)Ostupakkumine (mittesiduv)

A written offer from the buyer that states the price, the payment plan, the conditions and the target date for the notarial contract. In Estonia it cannot bind either party to the sale: only a notarial contract does. It records the agreed terms so that the notary can draft the contract.

Use it after a visit, when you want to state your price and conditions in writing to the seller or the estate agent. It is not required by law. Use it to agree the main terms before you book a notary. Do not use it to reserve the property against payment. If the seller asks for a reservation fee, read the pitfalls first.

Reviewed October 28, 2026. Not legal advice. Have a notary or lawyer check your case before you sign.

Key facts

Applies to
Whole country
Binding effect
None for the sale. Only a notarially certified contract obliges a party to buy or sell (Asjaõigusseadus § 119(1)).
Contract with a required form
Exists only from the moment it is notarially certified (Võlaõigusseadus § 11(2) and (5)).
Reservation agreement
Valid without a notary only for a pure reservation: a reasonable fee that pays just for keeping the property off the market for a time.
Pure reservation
No party must buy or sell later. Otherwise the paper is a private pre-contract, which is void without a notary.
Large reservation fee
A larger fee that the seller keeps if the sale fails points to a void private pre-contract (Supreme Court, 2-16-8456, para 16).
Duty during negotiations
Give true information and disclose facts in which the other party has a recognisable material interest (Võlaõigusseadus § 14).
Breaking off negotiations
Not allowed in bad faith (Võlaõigusseadus § 14).
Energy performance certificate
The listing must show the energy class. The buyer can see the certificate before the deal (Ehitusseadustik § 67).
Certificate at the contract
The buyer gets the certificate, or a copy, at the contract (Ehitusseadustik § 67).
Notary costs
The notary fee depends on the price and on the mortgages. A state fee for the land register entry is added (Notarite Koda).

The document

Text shown

You sign the Estonian version. The English version helps you understand it. Your answers fill both.

Offer to purchase (non-binding)

  1. 1.Parties

    1. 1.1

      Buyer: Buyer's full name, contact details: Buyer's address, email and phone (hereinafter the buyer).

      List every buyer with the personal identification code or date of birth.

    2. 1.2

      Recipient of the offer: Seller's full name (hereinafter the seller).

      Write the name as in the land register. A seller who is not the registered owner cannot sell. Add the agent's name if you send it through an agent.

  2. 2.Property

    1. 2.1

      The offer concerns the property at Address of the property, land register part no. Register part number (registriosa nr), which consists of the following: Description.

      Find the part number in e-Kinnistusraamat. Describe the type, area in m², rooms, storage room and parking space.

    2. 2.2

      The following movable items are included in the price: Items included in the price.

      List them here and later in the notarial contract. Items left out often cause disputes at handover.

  3. 3.Offered price

    1. 3.1

      The buyer offers a purchase price of Offered price in euros, in figures euros (Offered price in words, in Estonian euros) for the property.

      Write the price in figures and in words. If they differ, a dispute follows. If an agent is involved, ask who pays the agent's fee before you send the offer.

  4. 4.Financing

    1. 4.1

      Optional

      The buyer will pay the purchase price with own funds of Own funds euros and a bank loan of Loan amount euros. The buyer expects the bank's loan decision no later than Expected date of the loan decision.

      Delete it if you pay entirely from your own funds. The bank usually takes a mortgage on the property, which the notary records in the same deed.

  5. 5.Conditions

    1. 5.1

      The buyer's offer assumes the following conditions: Your conditions.

      Ask the notary to put them in the contract.

    2. 5.2

      Before the notarial contract, the seller will give the buyer the known information on defects of the property, current leases and debts to the apartment association.

      Võlaõigusseadus § 14 already obliges both parties to disclose material facts during negotiations.

  6. 6.Notarial contract

    1. 6.1

      The buyer proposes to sign a notarially certified sale contract and real right agreement before the notary Proposed notary no later than Latest date for the notarial contract.

      A proposal, not a promise. A promise to sign is a pre-contract, void without a notary. For the notary, give name and town.

    2. 6.2

      The buyer wishes to pay the purchase price through the notary's deposit account and to take over the property on Proposed handover date.

      With a deposit account the notary pays the seller only after the conditions agreed in the contract are met, usually after the transfer application is filed.

  7. 7.Legal effect of the offer

    1. 7.1

      This offer is neither a contract of sale of the immovable nor a pre-contract, and it obliges no party to transfer or acquire the property. Such an obligation arises only from a notarially certified contract (Law of Property Act, § 119(1)).

      Keep this clause. It prevents the paper from being read as a void private pre-contract.

    2. 7.2

      No fee is paid to the seller or the agent in connection with this offer.

  8. 8.Validity

    1. 8.1

      The offer is valid until Date the offer expires. If the seller has not agreed to the offer by that date, the offer is deemed to have lapsed.

    2. 8.2

      A reply that changes the price or the terms is a new offer.

  9. 9.Signatures

    1. 9.1

      Place of signature, Date of signature. Signature of the buyer.

    2. 9.2

      Optional

      The seller confirms that he agrees to start preparing the notarial contract at the above price and on the above terms. Signature of the seller, date: Date of the seller's statement.

      This statement shows that the parties agree on the terms. It does not bind the seller to sell. Every owner should sign it.

Formalities

  1. No form, witness or notary is required. Sign the offer by hand or with an Estonian digital signature, or send it by email.
  2. Keep proof of the date.
  3. A contract that obliges a party to buy or sell an immovable needs a notary (Asjaõigusseadus § 119(1)).
  4. A contract that needs a form is not concluded before it has that form (Võlaõigusseadus § 11(2)). So the seller's written acceptance does not create a sale.
  5. The notary drafts the sale contract from the terms the parties give, checks the land register and sends the draft to both parties before the signing.
  6. Pay nothing with this offer.

Common mistakes

  • Paying a reservation fee (broneerimistasu) without reading the paper. If it binds you to buy, the Supreme Court treats it as a void private pre-contract.
  • Expecting an easy refund. You can claim back a fee paid under a void pre-contract, but you may need a court. A pure reservation fee is valid and can be lost.
  • Thinking the seller is bound once he accepts in writing. He can still sell to someone else until the notarial contract is signed. You can also walk away.
  • Leaving out the date of the notarial contract. Without a target date the seller has no reason to keep the property for you.
  • Agreeing a lower price on paper and cash on the side. Every term must be in the notarial contract, and the notary must check where the money comes from.
  • Describing the property loosely. Give the register part number (registriosa number) and, for a flat, the apartment number from the land register.
  • Forgetting the seller's spouse. Property bought in a marriage can be joint property even if the register names one spouse. Then both spouses must take part.

Legal basis

Sources

Describe the home you want