In short
- Start with your budget: the state fee, notary and bank costs come on top of the price.
- Compare the asking price with real deals in the same building and neighbourhood.
- Before you pay a deposit (rokasnauda), check the owner, any debts and the flat's condition.
- The flat is yours once your ownership is entered in the Land Register (Zemesgrāmata).
Budget and financing
Before you look at listings, work out what you can afford. If you buy with a mortgage, the bank usually asks for a down payment from your own savings, and that is the biggest sum you will need to put aside.
Plan for costs on top of the price as well: the state fee for registering the property, the notary or lawyer, bank fees and the property valuation. Together they add up to a noticeable sum, so build them into your budget from the start.
Where to search and how to compare
Most flats are sold through listing portals. Compare flats by price per square metre rather than total price: that shows whether a smaller flat is really cheaper.
The asking price is only what the seller hopes to get. Real deals tell you much more: what similar flats in this building and neighbourhood actually sold for.
Viewing and checks
At a viewing, look past the renovation. Pay attention to the windows, damp in the corners, the wiring and the radiators, and ask the seller about heating bills and plans for the building.
Before you pay anything, make sure the seller really is the owner and the flat has no restrictions on it. The full list is in How to check a flat before buying, and the questions to ask are in What to ask the seller.
Price and negotiating
Data is your best argument when you negotiate. If similar flats in the building sold for less, or the listing has been on the market for months, the seller is often ready to come down.
The deal
The deal usually happens in three stages. A notary or lawyer normally helps you put them in writing; here we only sketch them out.
| Stage | What happens |
|---|---|
| Agreement | Both sides agree on the price and dates, and the buyer often pays a deposit (rokasnauda). |
| Purchase contract and payment | You sign the purchase contract; the money is often held in a notary's deposit or an escrow account until registration. |
| Entry in the Land Register | Ownership passes to the buyer, and the seller receives the money. |
After the purchase
Once you have the keys, all that is left is to put the flat in your name.
- Read the meters and write the readings into the handover act
- Move electricity, gas and internet into your name
- Tell the building manager about the new owner
- Register your place of residence if you will live here
Common questions
How long does it take to buy a flat in Latvia?
It depends on how you pay. Paying with your own money, it can take just a few weeks from agreement to keys; longer with a mortgage, because the bank values the property.
When is the flat legally mine?
When your ownership is entered in the Land Register (Zemesgrāmata). Until then the seller usually does not receive the money.
Do I need an estate agent to buy a flat?
No. If you check the documents yourself and a notary or lawyer handles the deal, you can manage without one.
Sources
- Zemesgrāmatu portāls · Tiesu namu aģentūra
- Kadastra informācijas sistēma · Valsts zemes dienests
- PTAC ieteikumi, iegādājoties dzīvokli · LV portāls, 2025
This article is for information only and is not legal, financial or tax advice. It may contain mistakes or be out of date, so check it against official sources or with a specialist before you decide. m²cena accepts no liability for any loss or damage arising from the use of the information in this article.