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Purchase offer template for Finland

Offer to buy shares in a housing company (flat)Ostotarjous (asunto-osake)

The buyer's written offer to buy the shares that give the right to occupy a flat, at a stated price, with conditions, earnest money (käsiraha) and a validity time. If the seller accepts it in writing without changes, a buyer who withdraws loses the earnest money, at most 4% of the price.

Use it after you have seen the flat and read the housing company documents, when you want to buy at a stated price. If an estate agent sells the flat, the agent usually has an offer form. Compare it with this text and check the conditions you need. Do not use it for real property (kiinteistö): an offer on real property does not bind anyone to make the sale, because the Code of Real Estate requires the sale to be confirmed by a public purchase witness.

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

Key facts

Applies to
Shares in a housing company (asunto-osake) in mainland Finland: most flats and many terraced houses. Not for a house on its own land (kiinteistö) and not for a new flat sold by a developer.
Earnest money cap
Either party who withdraws loses at most 4% of the offered price (Housing Transactions Act, chapter 3, § 6).
Seller withdraws after acceptance
The seller returns the earnest money and pays the buyer the same amount again (chapter 3, § 3).
Buyer withdraws
The seller keeps the earnest money or the agreed fixed compensation, and can claim nothing more (chapter 3, § 3).
Actual damages instead
A private seller and a consumer buyer can agree that the party who withdraws pays the other's actual loss instead (chapter 3, § 3).
Other offers on the flat
A seller holding earnest money may not take another offer or earnest money until the first is returned or forfeited (chapter 3, § 5).
Counter-offer
An acceptance with an addition, a limit or a condition is a rejection with a new offer (Contracts Act 228/1929, § 6).
Documents received
The seller is liable if the information in them is wrong. The list shows what you knew when you made the offer.
Loan share
Changes with each loan payment. State in the deed that the seller pays the loan charges due before the handover.
Transfer tax
The buyer pays 1.5% of the debt-free price within 2 months of the deed, or at signing with an agent (Act 931/1996; Tax Administration).
Agent's fee
The estate agent can charge the fee only to the client who instructed it, usually the seller (Act 1074/2000, § 20).

The document

Text shown

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

Offer to buy shares in a housing company (flat)

  1. 1.Parties

    1. 1.1

      Offeror (buyer): Buyer's full name, personal identity code or date of birth Buyer's identity code or date of birth, contact details Buyer's address, phone and email.

      List every buyer and each buyer's share. Give a Finnish resident's identity code (henkilötunnus), otherwise date of birth and nationality.

    2. 1.2

      Seller: Seller's full name. Estate agent: Estate agent, if any.

      Name every owner. A seller whose spouse lives in the flat as the common home needs the spouse's written consent.

  2. 2.Object of the offer

    1. 2.1

      The offer concerns shares no. Share numbers in the housing company Name of the housing company (business ID Housing company business ID (Y-tunnus)), which give the right to occupy flat Flat identifier at Street address and municipality. The floor area of the flat is Floor area m² according to the articles of association.

      Copy the share numbers and the floor area from the manager's certificate or the articles of association.

    2. 2.2

      Before making the offer, the offeror has received and read the following documents: Documents the buyer has received.

      Check the date of each certificate before you make the offer.

  3. 3.Price

    1. 3.1

      The offered debt-free price is Debt-free price euros. The sale price is Sale price euros, and the difference between the debt-free price and the sale price is the housing company loan share of Housing company loan share euros allocated to the shares, for which the buyer is responsible from the date of sale.

      Take the loan share from the manager's certificate, and ask the agent which date the figure refers to.

    2. 3.2

      The sale price is paid in full at the signing of the deed of sale, when ownership of the shares passes to the buyer.

  4. 4.Conditions of the offer

    1. 4.1

      Optional

      The offer is conditional on the buyer obtaining financing for the purchase. If by Last date to confirm financing the buyer has not received a written loan commitment from a bank, the offer lapses without consequences and the earnest money is returned to the buyer without delay.

      Keep this clause if you need a loan and do not yet have a written loan commitment. The Finnish consumer authority recommends such a resolutive condition.

    2. 4.2

      Optional

      The offer is conditional on the condition inspection that the buyer commissions by Last date for the condition inspection finding no material damage or defect that was not apparent from the information the seller gave. If such a matter is found, the buyer may give written notice by that date that the offer lapses, and the earnest money is then returned to the buyer without delay.

      Keep it for a known risk, such as a ground-floor flat, an old bathroom or signs of moisture. A vague condition leads to disputes about the earnest money.

  5. 5.Earnest money

    1. 5.1

      As security for the offer, the offeror pays earnest money of Earnest money euros to account Account for the earnest money. If the sale is made, the earnest money counts in full towards the price.

    2. 5.2

      If the seller does not accept the offer, or if the sale is not made for a reason that does not lie with the offeror, the earnest money is returned to the offeror without delay. If the sale is not made for a reason that lies with the offeror, the seller may keep the earnest money. If the seller, after accepting the offer, refuses for a reason not attributable to the offeror to make the sale on the terms of this offer, the seller must return the earnest money and pay the offeror, as compensation, an amount equal to the earnest money. The other party of the one who withdraws has no right to any other remedy.

      This clause restates the Housing Transactions Act, chapter 3, § 3. It cannot be changed to the detriment of a consumer buyer.

  6. 6.Signing of the sale and handover

    1. 6.1

      The deed of sale is signed on the terms of this offer no later than Latest date for signing the deed of sale. Possession of the flat is handed over to the buyer on Date the flat is handed over.

    2. 6.2

      The seller pays the maintenance charges and other charges for the flat up to the handover date, and the buyer from that date. The buyer pays the transfer tax.

      Ask the manager whether the general meeting has decided on repairs or special charges. Agree in the deed who pays charges already decided but not yet due.

  7. 7.Validity of the offer

    1. 7.1

      This offer is valid until Date the offer expires at Time the offer expires. The offer lapses unless the seller's written acceptance has reached the offeror or the estate agent by then. An acceptance that contains an addition, a limit or a condition is a new offer.

  8. 8.Signatures

    1. 8.1

      Place of signing the offer, Date of signing the offer. Signature and printed name of the offeror.

    2. 8.2

      I accept the offer as it stands. Place of the seller's acceptance, Date and time of the seller's acceptance. Signature and printed name of the seller.

      Every owner signs. Record the time of acceptance: it shows that the acceptance arrived within the validity time.

Formalities

  1. No form, witness or notary is required. Make the offer in writing and sign it. An offer to an estate agent is always written.
  2. The offer binds you as soon as the seller has read it, until the validity time ends.
  3. You can withdraw it only if your withdrawal reaches the seller before or at the same time as the offer.
  4. The seller must accept in writing within the validity time.
  5. Pay any earnest money to the estate agent's client funds account (asiakasvaratili), or to the seller only against a receipt.

Common mistakes

  • Agreeing earnest money above 4% of the price. You can lose at most 4% of the price (chapter 3, § 6).
  • Leaving out a financing condition when you need a loan. If the bank refuses after the seller accepts, you lose the earnest money.
  • Making the offer before you read the manager's certificate (isännöitsijäntodistus) and the planned repairs.
  • Ignoring planned major repairs, such as a pipe renovation (putkiremontti). The shareholders pay for them through extra charges.
  • Confusing the debt-free price (velaton hinta) with the sale price (myyntihinta). The difference is the flat's share of the company loan, which you take over.
  • Setting a long validity time. A day or two is usual. Until it ends, you are bound and cannot make an offer on another flat without risk.
  • Treating a seller's reply with a new price as acceptance. It is a counter-offer, and nothing binds you until you accept it.
  • Using this form for a house on its own land. For real property, only a contract confirmed by a public purchase witness binds the parties to buy and sell.

Legal basis

Sources

Describe the home you want