Can Foreigners Buy Property in Finland? Rules Explained

Whether you can buy property in Finland as a foreigner, and whether a permit is needed, depends on three things: your citizenship, what you are buying and whether the property is on Åland. In mainland Finland, the law requires a permit from Finland’s Ministry of Defence (Puolustusministeriö) when a person without EU or EEA citizenship acquires real property, such as a detached house with its plot or a cottage property (the law sets out certain exceptions), whereas flats bought as shares in a housing company are not covered by this permit. Åland has its own rules, and a separate rule applies to citizens of Russia and Belarus.

The short answer: three questions decide it

The answer comes down to a combination of three questions:

1. What is your citizenship? Citizens of an EU or EEA country are in a different position from citizens of other countries. Dual citizens, Swiss citizens, and citizens of Russia and Belarus each have specific points to note.
2. What are you buying? Housing company shares or real property.
3. Where is the property? Mainland Finland or the Åland Islands, which have their own legislation.

Two Finnish terms used in the table below are central to the rest of this article:

• Asunto-osake: shares giving the right to occupy a flat.
• Kiinteistö: a registered land parcel, including its buildings. In English, this is referred to as real property.

Citizens of Russia and Belarus: a separate rule applies (see “Citizens of Russia and Belarus” below).

Buying through a company or other entity: see “Companies and other entities” below.

What are you buying? Housing company shares or real property (including land)

For a foreign buyer, one of the key distinctions in Finland is between housing company shares and real property. The Ministry of Defence permit, the transfer tax rate and how the sale is carried out all depend on it.

Flats: housing company shares

Someone buying a flat in a block of flats or a terraced house usually buys shares in a housing company (taloyhtiö, the company that owns the residential building). These shares give the right to occupy a particular flat. The building is owned by the company, and the plot is either the company’s own or leased.

Houses and cottages: real property

Someone buying a detached house or a mökki (cottage, often by a lake) usually buys real property, meaning the land and the buildings. The form of the sale, the taxes and the registration differ between the two types of purchase.

The word “usually” matters here. The everyday description of a home, such as “a house” or “an apartment”, does not by itself tell you which category a purchase falls into. A terraced house, for example, is usually bought as housing company shares, while a detached house is usually bought as real property.

Land, plots and holiday homes

If your question is “Can foreigners buy land in Finland?”, the starting point is the same definition: real property (kiinteistö) means land and its buildings. The Ministry of Defence permit concerns real property, for example a detached house with its plot or a cottage property, and not housing company shares.

The same applies if you are thinking of a holiday home. A mökki is usually bought as real property, and the Ministry of Defence permit rules concern real property. On Åland, the Government of Åland’s own rules apply instead (see below).

EU and EEA citizens buying property in Finland

The European Union has 27 member states, including Germany, Austria, Sweden, France, Spain, Italy, Greece and Cyprus. In addition to the EU countries, the European Economic Area (EEA) includes Iceland, Liechtenstein and Norway (as of October 2026).

If you are a citizen of an EU or EEA country, you do not need a Ministry of Defence permit to buy property in mainland Finland, whether you are buying housing company shares or real property.

Dual citizens

According to the Ministry of Defence, a permit is not needed if the buyer is a citizen of an EU or EEA country, even if they are also a citizen of another country. For example, a dual US and German citizen does not need the Ministry of Defence permit, according to the ministry.

The Ministry of Defence permit law does not apply on Åland, which has its own rules: acquiring real property there usually requires a land acquisition permit from the Government of Åland if the buyer does not have Åland right of domicile. This also applies to citizens of other EU and EEA countries, as explained in the Åland section below.

Buying through a company or other entity: see “Companies and other entities” below.

The Ministry of Defence permit: who needs it

The permit rules are set out in Act 470/2019 (available in Finnish on Finlex). The permit concerns both individuals and entities, so what the permit involves is described first.

What the permit involves

• It concerns real property only. Examples are a detached house with its plot and a cottage property. Housing company shares are not covered.
• It does not apply on Åland, which has its own land acquisition legislation.
• Timing: the permit is to be applied for no later than 2 months after the purchase.
• Fee: €210 (about £180 / $240) (online payment) or €280 (about £240 / $320) (invoice) per property identifier (kiinteistötunnus, the unique ID of a registered property), as of 2026.
• A permanent residence permit does not remove the need for a permit.
• Exceptions: the law sets out certain exceptions.
• If the permit is not granted, the real property is to be transferred to someone else within six months of the decision becoming final.

The Ministry of Defence provides current information on the permit process.

Individuals without EU or EEA citizenship

The United States, the United Kingdom, India, Australia and Vietnam, for example, are not EU or EEA countries (as of October 2026). For a buyer whose only citizenship is that of one of these countries, the law requires a Ministry of Defence permit to acquire real property in mainland Finland (certain exceptions apply). Buying housing company shares in mainland Finland does not require a Ministry of Defence permit. On Åland, the Government of Åland’s own rules apply.

So if you are asking “can I buy a house in Finland as an American”, “can a UK citizen buy a house in Finland” or “can an Indian buy a house in Finland”, the answer depends on what you buy: a flat bought as housing company shares in mainland Finland needs no Ministry of Defence permit, while for real property in mainland Finland the law requires the permit (certain exceptions apply). On Åland, the Government of Åland’s own rules apply.

Two related questions come up often:

• Do you need Finnish citizenship to buy? Finnish citizenship is not a requirement for buying in mainland Finland. The permit requirement is linked to EU or EEA citizenship. (Åland right of domicile, explained below, is a separate matter.)
• Does living in Finland, for example as an international student, change the rules? The requirement depends on citizenship, and even a permanent residence permit does not remove it. Switzerland, and citizens of Russia and Belarus, are covered under their own headings below.

Companies and other entities

The permit requirement does not apply to individuals alone. A permit is also required when real property is acquired by an entity in which a party from outside the EU or EEA holds at least 10% ownership or a corresponding influence. The same points apply to entities as to individuals: real property only, not housing company shares, not on Åland, and the 2-month deadline.

Switzerland

Switzerland is not part of the EU or the EEA, but it has bilateral agreements with the EU (as of October 2026). A Swiss citizen does not need a Ministry of Defence permit if requiring one would be contrary to the Agreement on the Free Movement of Persons between the EU and Switzerland (Act 470/2019, section 2, subsection 5). According to the National Land Survey of Finland, this is the case when the Swiss citizen has a right of residence in Finland and their principal residence is in Finland. In other situations, for example when a person living in Switzerland buys a holiday home in Finland, a permit may be needed, and this can be checked with the Ministry of Defence.

Housing company shares in mainland Finland do not require a Ministry of Defence permit. On Åland, the Government of Åland’s own rules apply.

Citizens of Russia and Belarus

From 15 July 2025, the Ministry of Defence no longer grants a permit to acquire real property to a person whose only citizenship, or all of whose citizenships, are Russian or Belarusian. Nor is a permit granted to an entity domiciled in these countries or to an entity in which such parties hold majority control (Act 470/2019, section 5 a, and Government Decree 840/2025).

The restriction does not apply to a person who holds a valid permanent residence permit for Finland, or a permanent EU residence permit issued by Finland, both at the time of the acquisition and when the permit application becomes pending. This exception concerns only the Russia and Belarus restriction: otherwise, a permanent residence permit does not remove the need for a permit. The list of countries may change.

Åland: its own rules for everyone

The Ministry of Defence permit law does not apply to Åland, which has its own land acquisition legislation.

On Åland, acquiring real property, including a cottage property, usually requires a land acquisition permit from the Government of Åland (Ålands landskapsregering) if the buyer does not have Åland right of domicile (hembygdsrätt). According to the Government of Åland, buying housing company shares does not require a permit unless the company’s own land acquisition permit requires it.

Åland right of domicile can only be obtained by a Finnish citizen. It also generally requires five years of residence on Åland and a satisfactory knowledge of Swedish. A foreign citizen therefore cannot obtain it.

This is why the Åland rule matters for every foreign buyer, including citizens of EU and EEA countries: since a foreign citizen cannot obtain Åland right of domicile, acquiring real property on Åland usually requires the Government of Åland’s land acquisition permit for them too. Åland’s rules differ from those of mainland Finland, and it is worth checking them with the Government of Åland (its land acquisition page is in Swedish).

Buying real property from abroad

This section concerns real property (kiinteistö); how buying housing company shares works is explained in Buying property in Finland as a foreigner.

How a sale of real property is made

A sale of real property is made in writing, signed by the parties and confirmed by a public purchase witness (kaupanvahvistaja, official who witnesses real property sales), or in the electronic trading system of the National Land Survey of Finland (Maanmittauslaitos). The deed of sale (kauppakirja) states the purpose of the transfer, the property, the seller and the buyer, and the purchase price and any other consideration.

Logging in to the National Land Survey of Finland’s electronic property transaction service requires Finnish strong electronic identification. Foreign means of identification cannot be used in the service. Without Finnish identification, a sale of real property is made in the presence of a public purchase witness or through an authorised representative.

Authorising a representative and buying without a Finnish personal identity code

According to the National Land Survey of Finland’s guidance for public purchase witnesses, the buyer of real property can authorise a representative to make the purchase on their behalf. The power of attorney for the purchase can also be signed electronically, and it has to identify the representative and the property. A buyer who does not have a Finnish personal identity code (henkilötunnus, Finnish personal ID number) can be entered as a party to the sale without one. The sale can also be confirmed before a public purchase witness at a Finnish mission abroad.

According to the guidance of the Finnish Tax Administration (Verohallinto), a foreign buyer who does not have a Finnish personal identity code registers as a customer of the Tax Administration before the purchase. Registration is requested with a free-form written application, accompanied by a copy of the buyer’s passport and, where needed, a power of attorney; a representative authorised by the buyer can also request it. After registration, the buyer receives an artificial personal identity code for the transfer tax return and a personal transfer tax reference number. The transfer tax can be declared and paid only after registration.

Personal identity code, bank account and financing

The requirements for a foreigner to obtain a personal identity code should be checked in the current guidance of the Digital and Population Data Services Agency (Digi- ja väestötietovirasto, DVV). Buying a home is not in itself among the grounds the agency lists. If the buyer does not have a Finnish personal identity code, according to the Tax Administration’s guidance they must register as a customer of the Tax Administration before the purchase and use the artificial personal identity code they receive on the transfer tax return (see above).

Under Finland’s Credit Institutions Act, a deposit bank is required to offer a basic payment account and electronic identification to a person legally resident in an EEA country. The law does not guarantee this right to a person living outside the EEA.

Getting a loan from a Finnish bank while living abroad depends on the bank’s own discretion and the customer’s ties to Finland. It is worth asking several banks.

After the purchase: transfer tax and registration of title

The costs and steps of a purchase are covered in detail in Buying property in Finland as a foreigner. In brief:

• Housing company shares: the transfer tax (varainsiirtovero, tax paid by the buyer on transfer) is 1.5%. It is calculated on the debt-free price (velaton hinta, sales price plus share of company loan): the purchase price (and any other consideration agreed) plus the share of the housing company loan allocated to the shares, under the conditions set out in the law.
• Real property: the transfer tax is 3%.
• Registration of title: the buyer of real property is required to apply for lainhuuto (registration of title to real property) within 6 months of signing the deed of transfer. The transfer tax is to be paid before applying for lainhuuto.

As of 1 October 2026, the National Land Survey of Finland’s fee for lainhuuto is €172 (about £150 / $190) and the fee for public purchase witnessing is €143 (about £120 / $160) (National Land Survey of Finland, price list, checked October 2026).

Tax rules in your country of residence may also apply; it is advisable to check with your own tax authority.

Owning property and staying in Finland

Owning property in Finland does not give you a right to live there. In the words of the Finnish Immigration Service (Maahanmuuttovirasto, Migri): “Owning land, property, or shares in a housing company in Finland is not sufficient grounds for being granted a residence permit or a citizenship.”

For readers from the United States, the United Kingdom, India, Australia and other countries outside the EU, the EEA and Switzerland, the short-stay rule is relevant. A third-country national, meaning someone who is not a citizen of an EU or EEA country or of Switzerland, can stay in the Schengen area for short periods (with a visa or visa-free) for up to 90 days in any 180-day period. The limit applies to the Schengen area as a whole. Whether you need a visa depends on your citizenship. The European Commission’s short-stay calculator helps you count the days.

Citizens of EU and EEA countries and of Switzerland can stay in Finland for three months without registering. For a longer stay, the right of residence is registered with the Finnish Immigration Service, and the stay requires grounds, such as work, study or sufficient funds. Citizens of the Nordic countries register with the Digital and Population Data Services Agency.

Information on residence permits: Finnish Immigration Service (Migri).

How the purchase works step by step, with costs and prices, is covered in Buying property in Finland as a foreigner. Home Of Homes aims to make buying, owning and renting out a home in Finland simpler – in one place, also when you live abroad.

FAQ

Can Americans buy property in Finland?

The United States is not an EU or EEA country (as of October 2026), so for a buyer with only US citizenship the law requires a Ministry of Defence permit to acquire real property in mainland Finland, such as a detached house with its plot (certain exceptions apply). The permit is to be applied for no later than 2 months after the purchase, and it does not cover housing company shares. A buyer who is also a citizen of an EU or EEA country does not need the permit, according to the Ministry of Defence. On Åland, the Government of Åland’s own rules apply.

Can a UK citizen buy a house in Finland?

The United Kingdom is not an EU or EEA country (as of October 2026), so for a buyer with only UK citizenship the law requires a Ministry of Defence permit to acquire real property in mainland Finland (certain exceptions apply). A detached house is usually bought as real property, but a home in a terraced house is usually bought as housing company shares, which the permit does not cover. On Åland, the Government of Åland’s own rules apply.

Do I need a permit to buy an apartment in Finland?

In mainland Finland, a flat in a block of flats is usually bought as housing company shares, and the Ministry of Defence permit does not apply to housing company shares. On Åland, according to the Government of Åland, buying housing company shares does not require a permit unless the company’s own land acquisition permit requires it.

Can I buy land in Finland as a foreigner?

In Finnish terms, real property (kiinteistö) means land and its buildings, and the Ministry of Defence permit rules concern real property. In mainland Finland, a citizen of an EU or EEA country does not need a Ministry of Defence permit for it; for other buyers, the law requires a Ministry of Defence permit to acquire real property (the law sets out certain exceptions). From 15 July 2025, the Ministry of Defence no longer grants the permit to a person whose only citizenship, or all of whose citizenships, are Russian or Belarusian (with an exception for holders of certain permanent residence permits, see above). On Åland, acquiring real property usually requires a land acquisition permit from the Government of Åland if the buyer does not have Åland right of domicile.

Does owning property in Finland give me the right to live there?

According to the Finnish Immigration Service, owning land, property or shares in a housing company in Finland is not sufficient grounds for a residence permit or citizenship. Citizens of countries outside the EU, the EEA and Switzerland can stay in the Schengen area for short periods (with a visa or visa-free) for up to 90 days in any 180-day period; whether a visa is needed depends on citizenship. For citizens of EU and EEA countries and of Switzerland, the rules on registering a longer stay are explained in the section on owning property and staying in Finland above.

Related articles

• Buying property in Finland as a foreigner: the step-by-step guide
• Property taxes and costs of buying a home in Finland
• Where to buy a house in Finland: cities and regions compared
• Moving to Finland: finding a home

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Sources

• Ministry of Defence: Authorisation to non-EU and non-EEA buyers to buy real estate
• Ministry of Defence: Kiinteistönostajien luvat (in Finnish)
• European Union: EU countries
• EFTA: The EEA
• National Land Survey of Finland: Change to the law on permits for real property acquisitions from 15 July 2025 (in Finnish)
• Government of Åland: Jordförvärv på Åland and Åländsk hembygdsrätt (in Swedish)
• National Land Survey of Finland: Apartments
• National Land Survey of Finland: Public purchase witnessing and Property Transaction Service
• Property transaction service help: Authentication and payment
• National Land Survey of Finland: Guidance for public purchase witnesses (in Finnish)
• National Land Survey of Finland: Price list, real property (in Finnish)
• Finnish Tax Administration: Transfer tax, buyer of a flat
• Finnish Tax Administration: Transfer tax, buying real property
• Finnish Tax Administration: Buyers from outside Finland – how to file and pay Finnish transfer tax
• Digital and Population Data Services Agency: Registration of foreigners
• Finnish Immigration Service: FAQ on residence permits, EU citizens and Registration of right of residence
• Finnish Border Guard: Frequently asked questions about travel
• European Commission: Short-stay calculator
• Finlex (legislation in Finnish or Swedish): Act 470/2019, Act 328/2025, Government Decree 840/2025, Act 1599/2009, Act 540/1995, Act 610/2014

Information checked: October 2026. Rules and prices change; check current details from the sources above.

Currency conversions are approximate and based on the European Central Bank's reference rates of 16 October 2026.

This article is general information, not legal, tax or financial advice. Home Of Homes is a platform, not a real estate agent.