In short
- The biggest cost is usually the estate agent's fee, if you use one.
- If you owned the flat for less than 60 months, you may owe 25.5 % tax on the gain.
- The state fee for registering the new owner is usually paid by the buyer.
- Only some flats need an energy certificate; check whether yours does.
Costs of selling a flat in one table
| Cost | Who pays |
|---|---|
| Estate agent's fee | Seller, if you hire an agent |
| Notary or lawyer for the contract | By agreement |
| Notary or bank escrow | By agreement |
| Energy certificate | Seller, if required |
| Land Register (Zemesgrāmata) extract | Seller |
| State fee for registering the new owner | Usually the buyer |
| Income tax on capital gains | Seller, unless exempt |
Estate agent's fee
If you sell through an agent, the fee is usually a percentage of the deal price or a fixed sum. You pay it only after a successful deal, unless the contract says otherwise. Check whether the fee covers photos, advertising on listing sites and drafting the contract.
Whether an agent pays off is compared in our article on selling yourself or with an agent.
Documents and the energy certificate
The Building Energy Efficiency Law requires an energy certificate when you sell a flat larger than 50 m² that has individual heat metering. If the building already has a valid energy certificate, the flat doesn't need its own. For most flats in Soviet-era series buildings with shared heating this rule doesn't apply, but check your own case.
If the building has an energy certificate, the listing must state its energy efficiency indicators.
Income tax on capital gains
If you sell for more than you paid, the difference is a capital gain. From 2025 the tax rate on it is 25.5 %. You don't pay the tax if you have owned the flat for more than 60 months since it was registered in the Land Register, and during that time it was your declared residence for at least 12 months in a row. There are other exemptions too, listed by VID (the State Revenue Service).
You file the capital gains return with VID. If your capital gains income in a quarter exceeds € 1,000, the return is due by the 15th of the month after the quarter ends.
Mortgage and debts
If the flat has a mortgage, the remaining loan is repaid from the buyer's money. Since April 2025 a bank usually can't charge a consumer compensation for early repayment, except during a fixed-rate period. Check your contract.
Before the deal, pay all bills to the building manager and utility providers. The buyer will ask for a statement that there are no debts.
Common questions
Who pays the state fee when selling a flat?
Usually the buyer, because it is the fee for entering their ownership in the Land Register. The parties can agree otherwise.
Do I pay tax if I sell my flat for less than I paid?
No. Without a gain there is no capital gains tax. Check with VID whether you still need to file a return.
Does the seller pay the notary?
It is a matter of agreement. Notary costs are often split in half or covered by the buyer. Write it into the deposit agreement.
Does my flat need an energy certificate to be sold?
Only if the flat is larger than 50 m², has individual heat metering and the building has no valid energy certificate.
Sources
- Ienākuma nodoklis no kapitāla pieauguma · Valsts ieņēmumu dienests
- Ēku energoefektivitātes likums · Likumi.lv
- Sašaurina iespējas patērētājiem piemērot papildu samaksu par kredītsaistību pirmstermiņa izpildi · LV portāls, 2025
- Zemesgrāmatu portāls · Tiesu namu aģentūra
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.