{"id":1385,"date":"2026-05-10T11:27:06","date_gmt":"2026-05-10T08:27:06","guid":{"rendered":"https:\/\/flytorelocation.com\/ee-ee\/kinnisvara-mitteresident-eesti-2026\/"},"modified":"2026-05-11T23:16:56","modified_gmt":"2026-05-11T20:16:56","slug":"kinnisvara-mitteresident-eesti-2026","status":"publish","type":"page","link":"https:\/\/flytorelocation.com\/ee-ee\/kinnisvara-mitteresident-eesti-2026\/","title":{"rendered":"Kinnisvara Eestis mitteresidendina 2026: maksud ja \u00fc\u00fcrimine"},"content":{"rendered":"<div class=\"flyto-article\">\n<h1 class=\"flyto-article-title\">Kinnisvara Eestis mitteresidendina 2026: tulumaks \u00fc\u00fcrilt, maamaks ja m\u00fc\u00fck volitusega<\/h1>\n<div class=\"flyto-byline\"><strong>Flyto Relocation Team<\/strong><span class=\"flyto-byline-sep\">\u00b7<\/span><span>Uuendatud 10. mai 2026<\/span><span class=\"flyto-byline-sep\">\u00b7<\/span><span class=\"flyto-byline-badge\">\u2713 Ekspertide tiim alates 2018<\/span><span class=\"flyto-byline-sep\">\u00b7<\/span><span>~2 min lugemist<\/span><\/div>\n<div class=\"flyto-langswitch\" lang=\"et\">Saadaval ka <a href=\"https:\/\/flytorelocation.com\/ee\/estonia-property-non-resident-2026\/\" hreflang=\"en\" rel=\"alternate\">English<\/a><\/div>\n<div class=\"flyto-tldr\">\n<p><strong>L\u00fchivastus:<\/strong> Kinnisvara omamine Eestis mitteresidendina toob kaasa maksukohustusi: tulumaks 20 % \u00fc\u00fcritulult ja iga-aastane maamaks omavalitsusele. M\u00fc\u00fck v\u00e4lismaalt on v\u00f5imalik notariaalse volituse alusel. Topeltmaksustamise v\u00e4ltimise lepingud kaitsevad topeltmaksu eest.<\/p>\n<\/div>\n<div class=\"flyto-takeaways\">\n<h3>P\u00f5hipunktid<\/h3>\n<ul>\n<li><strong>Tulumaks 20 %<\/strong> \u00fc\u00fcrilt.<\/li>\n<li><strong>Maamaks<\/strong> omavalitsusele.<\/li>\n<li><strong>M\u00fc\u00fck volitusega<\/strong>.<\/li>\n<li><strong>Lepingud<\/strong> kaitsevad.<\/li>\n<li><strong>Maksuesindaja<\/strong> soovitatav.<\/li>\n<\/ul>\n<\/div>\n<figure class=\"flyto-img\"><img src=\"https:\/\/pogjpekgbaurdexnlcsl.supabase.co\/storage\/v1\/object\/public\/content-images\/1777354108864-FLYTO_-_International_removals_-_Kuvaaja_Nuuti_Paananen__41_.jpg\" alt=\"Kinnisvara Eestis mitteresidendina 2026 tulumaks rilt maamaks ja mk volitusega\" loading=\"lazy\" decoding=\"async\" \/><\/figure>\n<div class=\"flyto-augment\">\n<h2>Mis muutub 2026: maamaks, \u00fc\u00fcrimaks ja mitteresidendi staatus<\/h2>\n<p>Eesti kinnisvara hoidmine mitteresidendina on otsekohene, kuid h\u00f5lmab j\u00e4tkuvaid kohustusi. Omanik \u2014 s\u00f5ltumata residentsusest \u2014 maksab maamaksu igal aastal kohalikule omavalitsusele. M\u00e4\u00e4rad varieeruvad omavalitsuste l\u00f5ikes (tavaliselt 0,1-2,5% maa maksustatavast v\u00e4\u00e4rtusest); Tallinn loobus omanikuasustatud peamise elukoha maamaksust teatud pindala piires 2013, kuid mitteresidendina sa selle alla ei kvalifitseeru. Alates 2026. aastast t\u00f5useb \u00fc\u00fcritulu tulumaksum\u00e4\u00e4r 22% pealt 24% peale.<\/p>\n<p>Mitteresidendist \u00fc\u00fcrileandjatel on kaks vastavuse teed: (1) deklareerida \u00fc\u00fcritulu igal aastal ja maksta 24% netotulust (20% standardse kuluv\u00e4hendusega v\u00f5i tegelike kulude alusel); v\u00f5i (2) m\u00e4\u00e4rata Eesti maksuesindaja, kes haldab e-MTA esitamisi ja toimib EMTA kontaktipunktina. Maksuesindajad k\u00fcsivad \u20ac200-1500\/aastas portfelli keerukuse j\u00e4rgi.<\/p>\n<h2>Samm-sammult: kinnisvara haldamine kaugjuhtimisel<\/h2>\n<p><strong>1. Palka kinnisvara haldur.<\/strong> Eesti kinnisvarahaldusettev\u00f5tted (Domus Kinnisvara Haldus, Pindi Kinnisvara, Uus Maa Haldus) pakuvad t\u00e4isteenust: \u00fc\u00fcrniku otsing, lepingud, \u00fc\u00fcri kogumine, hooldus, kuiraporteid. Tasud: 6-12% kuist \u00fc\u00fcri standardi teenuse eest, \u20ac30-100\/kuus haldusele \u00fcksi ilma \u00fc\u00fcrniku otsinguta.<\/p>\n<p><strong>2. Uuenda rahvastikuregister ja EMTA.<\/strong> Esita elukohateade v\u00e4lisaadressi kohta. Esita vorm R e-MTA-s, et muutuda mitteresidendiks \u2014 vt meie <a href=\"https:\/\/flytorelocation.com\/ee-ee\/maksuresidentsus-eestist-lahkumine-2026\/\">maksuresidentsuse juhend<\/a>. Kinnisvara j\u00e4\u00e4b kinnistusraamatus (Maa-amet) sinu nimel sinu v\u00e4lisaadressi alla.<\/p>\n<p><strong>3. J\u00e4tka maamaksu maksmist.<\/strong> Iga aasta 31. m\u00e4rtsi t\u00e4htajaks (aastasumma) v\u00f5i kvartaalselt summade \u00fcle \u20ac64. Tasutakse kohaliku omavalitsuse arvelt arve s\u00fcsteemi v\u00f5i e-MTA kaudu. Otsedeebet sinu Eesti pangakontolt on lihtsaim meetod \u2014 seadista enne lahkumist.<\/p>\n<p><strong>4. Deklareeri \u00fc\u00fcritulu.<\/strong> Mitteresidendid esitavad vorm V1 (kapital ja \u00fc\u00fcritulu) 1 kuu jooksul tulu saamisest v\u00f5i iga aasta jooksvate \u00fc\u00fcrisuhete kohta. Maksum\u00e4\u00e4r: 24% (2026) neto\u00fc\u00fcritulust. Standardne kuluv\u00e4hendus on 20% ilma t\u00f5enduseta v\u00f5i tegelikud kulud (hooldus, kommunaalkulud, halduskulud, amortisatsioon, kindlustus) arvetega.<\/p>\n<p><strong>5. M\u00e4\u00e4ra maksuesindaja vajadusel.<\/strong> N\u00f5utav, kui EMTA ei saa sinuga usaldusv\u00e4\u00e4rselt \u00fchenduses olla; soovitatav portfellidele \u00fcle \u20ac20 000\/aasta \u00fc\u00fcri. Esitatud e-MTA kaudu \u2014 esindaja saab EMTA kirjavahetuse sinu nimel.<\/p>\n<h2>Erijuhtumid: l\u00fchiajaline \u00fc\u00fcr, mitu kinnisvara ja p\u00e4rimine<\/h2>\n<h3>L\u00fchiajaline \u00fc\u00fcr (Airbnb, Booking)<\/h3>\n<p>L\u00fchiajalise \u00fc\u00fcri tulu maksustatakse samasse moodi kui pikaajalist \u2014 24% netotulust. L\u00fchiajalise \u00fc\u00fcri opereerimine paljudes omavalitsustes (eriti Tallinna vanalinn, Tartu kesklinn) n\u00f5uab turismimajutusettev\u00f5tte registreerimist (majutusettev\u00f5te). M\u00f5ned korterelamute kompleksid keelavad l\u00fchiajalist \u00fc\u00fcri oma maja reeglites.<\/p>\n<h3>Mitu kinnisvara<\/h3>\n<p>Iga kinnisvara maksustatakse maamaksu eraldi. Tulumaks h\u00f5lmab \u00fc\u00fcritulu k\u00f5ikide kinnisvarade l\u00f5ikes; k\u00f5igi kinnisvarade kulud saavad tulusid kompenseerida. \u00dche kinnisvara kahju ei saa kompenseerida teise kinnisvara kapitalitulu \u2014 ainult \u00fc\u00fcritulu eest.<\/p>\n<h3>P\u00e4rimine mitteresidentsuse ajal<\/h3>\n<p>Eestil ei ole p\u00e4randimaksu. Kinnisvara p\u00e4rimine mitteresidendina on otsekohene \u2014 p\u00e4randi vormistab Eesti notar. Tulevane kapitalitulu m\u00fc\u00fcgilt arvutatakse p\u00e4rimise v\u00e4\u00e4rtusest, mis on deklareeritud notariaalses dokumendis.<\/p>\n<h3>\u00dc\u00fcrile pereliikmele<\/h3>\n<p>Pereliikmete vaheline \u00fc\u00fcr peab olema turuhinnal, et v\u00e4ltida EMTA-poolset \u00fcmberklassifitseerimist. Alla turu\u00fc\u00fcri k\u00e4ivitab kingi maksu kaalutlused (Eestil ei ole otseste pereliikmete kinkemaksu), kuid EMTA v\u00f5ib tulumaksu eesm\u00e4rgil arvutusliku turu\u00fc\u00fcri rakendada.<\/p>\n<h2>T\u00fc\u00fcpilised vead, mis p\u00f5hjustavad EMTA p\u00e4ringuid<\/h2>\n<table>\n<thead>\n<tr>\n<th>Viga<\/th>\n<th>Tagaj\u00e4rg<\/th>\n<th>Lahendus<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Vorm V1 unustamine \u00fc\u00fcritulu eest<\/td>\n<td>Trahv + 0,06% p\u00e4evas hilinemise intress<\/td>\n<td>Esita kuist v\u00f5i iga aasta e-MTA kaudu<\/td>\n<\/tr>\n<tr>\n<td>Allturu \u00fc\u00fcr perele<\/td>\n<td>EMTA arvutab turu\u00fc\u00fcri<\/td>\n<td>Kehtesta dokumenteeritud turu\u00fc\u00fcr<\/td>\n<\/tr>\n<tr>\n<td>Tasumata maamaks<\/td>\n<td>Intress 0,06% p\u00e4evas; v\u00f5imalik oksjon<\/td>\n<td>Otsedeebet Eesti pangast<\/td>\n<\/tr>\n<tr>\n<td>Kinnisvarakindlustuse puudumine<\/td>\n<td>Kahju kindlustamata; \u00fc\u00fcrniku vaidlused<\/td>\n<td>Aastaplaan If, ERGO, Salva juurest<\/td>\n<\/tr>\n<tr>\n<td>\u00dc\u00fcrniku tagatisraha valesti haldus<\/td>\n<td>\u00dc\u00fcrniku vaidlused; v\u00e4ikevaidlused<\/td>\n<td>Hoia tagatisraha eraldi pangakontol<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Mida mitteresidendist \u00fc\u00fcrileandjaks olemine EI tee<\/h2>\n<p>Kinnisvara hoidmine mitteresidendina ei l\u00f5peta \u2014 kordame, ei l\u00f5peta \u2014 muid kohustusi. See ei muuda isikukoodi (j\u00e4\u00e4b eluks ajaks), ei m\u00f5juta Mobiil-ID, Smart-ID v\u00f5i eesti.ee ligip\u00e4\u00e4su, ei pikenda Tervisekassa katet (eraldi reeglid kehtivad) ega m\u00f5juta II\/III samba pensionit. See ei n\u00f5ua ka Eesti elukoha s\u00e4ilitamist \u2014 j\u00e4\u00e4d mitteresidendiks seni, kuni vastad \u00a76 kriteeriumitele (\u00f5igemini ei vasta neile).<\/p>\n<h2>Kaughaldatava \u00fc\u00fcrileandja kulud<\/h2>\n<table>\n<thead>\n<tr>\n<th>Element<\/th>\n<th>Aastane kulu<\/th>\n<th>M\u00e4rkused<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Maamaks<\/td>\n<td>\u20ac50-2500<\/td>\n<td>S\u00f5ltub maa pindalast ja omavalitsusest<\/td>\n<\/tr>\n<tr>\n<td>Hoonekindlustus<\/td>\n<td>\u20ac200-800<\/td>\n<td>If, ERGO, Salva, Compensa, Seesam<\/td>\n<\/tr>\n<tr>\n<td>Kinnisvarahaldus<\/td>\n<td>\u20ac500-3000<\/td>\n<td>6-12% \u00fc\u00fcrist v\u00f5i kindel tasu<\/td>\n<\/tr>\n<tr>\n<td>Maksuesindaja<\/td>\n<td>\u20ac200-1500<\/td>\n<td>Valikuline, kuid soovitatav<\/td>\n<\/tr>\n<tr>\n<td>Hooldusereserv<\/td>\n<td>5-10% \u00fc\u00fcrist<\/td>\n<td>Parandusteks, kommunaalkuludeks, vakantsiks<\/td>\n<\/tr>\n<tr>\n<td>Korteri\u00fchistu tasud<\/td>\n<td>\u20ac600-2400<\/td>\n<td>Korteritele \u2014 K\u00dc haldustasu<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<h2>Hilisem m\u00fc\u00fck: kinnisvara mitteresidendi m\u00f5\u00f5de<\/h2>\n<p>Kui hiljem m\u00fc\u00fcd mitteresidendina, maksustatakse tulu 24% (2026). Peamise elukoha vabastus v\u00f5ib siiski kehtida, kui elasid seal tegelikult enne lahkumist (vt meie <a href=\"https:\/\/flytorelocation.com\/ee-ee\/kinnisvara-muuk-eestist-lahkumine-2026\/\">kinnisvara m\u00fc\u00fcgi juhend<\/a>). Vorm V1 esitatakse 1 kuu jooksul m\u00fc\u00fcgist; maks tasutud samal p\u00e4eval. M\u00fc\u00fcgitulu saab saata otse v\u00e4lismaa pangakontole notari escrow-kontolt. Enamik topeltmaksustamise lepingud annavad Eestile esimese maksustamis\u00f5iguse kinnisvara \u00fcle \u2014 sihtriik tavaliselt krediteerib Eestis makstud maksu oma hinnangu vastu.<\/p>\n<h2>Ajakava: ideaalne haldusplaan<\/h2>\n<p><strong>Enne lahkumist:<\/strong> Palka kinnisvara haldur. Seadista otsedeebet maamaksule, kommunaalkuludele, K\u00dc tasudele. Allkirjasta \u00fc\u00fcrileping (kui pole juba). Kontrolli kindlustust.<\/p>\n<p><strong>Iga kvartal:<\/strong> Saa kinnisvara halduri raport. Kontrolli \u00fc\u00fcri saabumist sinu IBAN-il. Kinnita k\u00f5ik hooldusn\u00f5uded \u00fcle eelm\u00e4\u00e4ratud l\u00e4ve.<\/p>\n<p><strong>Iga aasta:<\/strong> Esita vorm V1 \u00fc\u00fcritulu eest (v\u00f5i aastane deklaratsioon kohaldatav). Tasu 24% neto\u00fc\u00fcrist. Tasu maamaks 31. m\u00e4rtsiks. Uuenda hoonekindlustus.<\/p>\n<p><strong>Iga 5 aasta tagant:<\/strong> Vaata \u00fc\u00fcrilepingut \u00fcle; uuenda \u00fc\u00fcri turule. Kontrolli kinnisvara isiklikult v\u00f5i professionaalse inspektoriga. Uuenda maksuesindaja lepingut, kui kohaldatav.<\/p>\n<p><strong>M\u00fc\u00fcgi puhul:<\/strong> Palka notar, maakler. Esita V1 1 kuu jooksul m\u00fc\u00fcgist. Saada tulu sihtriigi IBAN-ile.<\/p>\n<\/div>\n<div class=\"flyto-faq\">\n<h3>FAQ<\/h3>\n<details>\n<summary>Maksuesindaja kohustuslik?<\/summary>\n<p>Soovitatav EMTA-ga suhtlemiseks.<\/p>\n<\/details>\n<details>\n<summary>M\u00fc\u00fck v\u00e4lismaalt?<\/summary>\n<p>Jah notariaalse volituse alusel Eesti notarile.<\/p>\n<\/details>\n<details>\n<summary>\u00dc\u00fcritulu maks?<\/summary>\n<p>20 % bruto\u00fc\u00fcrilt; m\u00f5nel juhul kuludega tasaarveldamine.<\/p>\n<\/details>\n<details>\n<summary>Maamaks?<\/summary>\n<p>Iga-aastaselt omavalitsusele.<\/p>\n<\/details>\n<details>\n<summary>Topeltmaksustamise leping?<\/summary>\n<p>Kaitseb topeltmaksu eest uues elukohariigis.<\/p>\n<\/details>\n<details>\n<summary>Kas saan Eesti kinnisvara s\u00e4ilitada p\u00e4rast mitteresidendiks saamist?<\/summary>\n<p>Jah. Eesti ei sea mitteresidentide kinnisvara omandile piiranguid. Kinnisvara j\u00e4\u00e4b kinnistusraamatus (Maa-amet) sinu nimel. J\u00e4tkuvad kohustused: tasu maamaks igal aastal, deklareeri \u00fc\u00fcritulu 24% m\u00e4\u00e4raga (2026) vormiga V1, s\u00e4ilita kindlustus, halda \u00fc\u00fcrnikke. Kinnisvara haldur ja\/v\u00f5i maksuesindaja lihtsustab protsessi v\u00e4lismaalt.<\/p>\n<\/details>\n<details>\n<summary>Kuidas \u00fc\u00fcritulu maksustatakse mitteresidendile?<\/summary>\n<p>Mitteresidendid maksavad 24% (2026, t\u00f5useb 22% pealt 2025. aastal) Eesti kinnisvarast saadava neto\u00fc\u00fcrituluga. Netotulu = bruto\u00fc\u00fcr miinus kulud. Standardne kuluv\u00e4hendus: 20% ilma t\u00f5enduseta v\u00f5i tegelikud kulud (hooldus, kommunaalkulud, halduskulud, kindlustus, amortisatsioon) arvetega. Esita vorm V1 e-MTA kaudu kuist v\u00f5i igal aastal. Maks tasutakse 1 kuu jooksul deklareerimisest.<\/p>\n<\/details>\n<details>\n<summary>Kas mul on Eesti maksuesindajat vaja?<\/summary>\n<p>Seaduslikult ei n\u00f5uta enamikele mitteresidendist \u00fc\u00fcrileandjatele lihtsate juhtumite puhul \u2014 saad ise esitada vormi V1 e-MTA kaudu Mobiil-ID v\u00f5i Smart-ID-ga. Soovitatav, kui sinu portfell on suur (\u20ac20 000+\/aasta), kui sul on keerulised mahaarvamised v\u00f5i kui sa ei saa Eesti e-teenuste ligip\u00e4\u00e4su s\u00e4ilitada. Kulu: \u20ac200-1500\/aastas keerukuse j\u00e4rgi.<\/p>\n<\/details>\n<details>\n<summary>Mis juhtub, kui ma maamaksu ei tasu?<\/summary>\n<p>Tasumata maamaksu kogub intressi 0,06% p\u00e4evas. P\u00e4rast mitut meeldetuletust saab kohalik omavalitsus registreerida n\u00f5ude kinnisvara vastu kinnistusraamatus. P\u00fcsiv mittemaksmine v\u00f5ib viia sundoksjonini. Lihtne lahendus: seadista automaatne otsedeebet sinu Eesti pangakontolt enne lahkumist \u2014 maamaksu deebetitakse iga aasta 31. m\u00e4rtsil v\u00f5i kvartaalselt suuremate summade puhul.<\/p>\n<\/details>\n<\/div>\n<p>Palkage kinnisvarahalduri ja Eesti maksun\u00f5ustaja sujuva suhtluse jaoks.<\/p>\n<p>Flyto Relocation korraldab rahvusvahelise kolimise Eestist. <a href=\"https:\/\/flytorelocation.com\/ee-ee\/quote\/\">Telli tasuta hinnapakkumine<\/a>.<\/p>\n<p>Vaata ka: <a href=\"https:\/\/flytorelocation.com\/ee-ee\/guides\/\">K\u00f5ik Eestist kolimise juhendid<\/a>.<\/p>\n<div class=\"flyto-cta\">\n<h3>Plaanid kolimist?<\/h3>\n<p>Saa tasuta personaalne pakkumine 2 minutiga<\/p>\n<p><a class=\"flyto-btn\" href=\"https:\/\/flytorelocation.com\/ee-ee\/quote\/\">Tasuta pakkumine \u2192<\/a><\/p>\n<\/div>\n<\/div>\n<p><script type=\"application\/ld+json\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"headline\":\"Kinnisvara Eestis mitteresidendina 2026\",\"inLanguage\":\"et\"}]}<\/script><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Kinnisvara Eestis 2026 mitteresidendina: tulumaks 20 % \u00fc\u00fcrilt, maamaks omavalitsusele ja m\u00fc\u00fck notariaalse volituse alusel.<\/p>\n","protected":false},"author":1,"featured_media":721,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"class_list":["post-1385","page","type-page","status-publish","has-post-thumbnail","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.3 - 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