An empty apartment still costs its owner money. Administration, insurance, minimum utility charges, building reserves, minor repairs and any applicable Lithuanian property tax continue to accumulate while the keys sit in a drawer. Two other costs never arrive as invoices: the rental income you forgo and the capital you cannot use elsewhere.
What changed in property tax in 2026?
According to VMI's 2026 explanation—VMI is Lithuania's State Tax Inspectorate—the main-residence tax rules apply to a home the owner has declared as their residence as at the last day of the calendar month. Its tax-free value threshold is set by the municipality and cannot be below €450,000. A different scale applies to a second apartment, inherited home or other relevant property outside that regime.
The combined taxable value of these properties is taxed at 0% through €50,000; 0.2% on the band from €50,000 to €200,000; 0.4% from €200,000 to €400,000; 0.6% from €400,000 to €600,000; 0.8% from €600,000 to €1 million; and 1% above €1 million. These are progressive bands applied to aggregated values. A second apartment with a taxable value of €140,000 therefore gives an annual tax of €180: zero on €50,000 and 0.2% on the remaining €90,000. This assumes sole ownership throughout the year and no other property in the relevant tax category.
Taxable value is not the same as the asking price. Look it up using the property's unique number in the Registrų centras search, operated by Lithuania's Centre of Registers. VMI will calculate an individual's 2026 property tax and issue the declaration by 1 March 2027; payment is due by 15 March 2027. Where there are co-owners, each person's share matters. Check ownership and residence-declaration details with VMI.
Having only one property in Lithuania does not automatically make it your main residence for tax purposes. This matters particularly if you live abroad. Property use, ownership shares and the declared-residence rules still apply; land tax and other registered property categories may require separate calculations. See VMI's current property-tax rules.
Three owners, three different costs of an empty apartment
The figures below are illustrative assumptions, not market averages or an investment offer. They show how the calculation works. Replace the insurance, administration, heating, repair and rent figures with your contracts, bills and realistic local rental evidence.
| Situation | Direct annual cost | Gross rent forgone | First thing to assess |
|---|---|---|---|
| Second 60 m² apartment; taxable value €140,000 | About €2,100, including €180 property tax | €7,480 (€680 × 11 months) | Whether net rent justifies keeping it |
| Inherited apartment in another city; taxable value €85,000 | About €2,370, including €70 property tax | €5,250 (€500 × 10.5 months) | Repair scope, co-owners and remote management |
| Empty investment apartment; taxable value €210,000 | About €2,510, including €340 property tax, excluding a mortgage | €9,240 (€840 × 11 months) | Interest, occupancy and capital concentration |
Assumptions include insurance, administration, building reserves, minimum utilities and a repair reserve. Each tax example assumes full-year sole ownership with no other relevant non-main-residence property. Gross rent forgone is not a net loss: vacancy is already reflected in occupied months, while rent received would also bear income tax, maintenance and management costs.
1. A second apartment kept for the children
The owner wants to keep the apartment for another five years. That can be a valid personal goal, but the illustrative €2,100 annual cost amounts to about €10,500 over five years, before major repairs. If letting is an option, calculate the real rental return, not simply €680 × 12. Leaving it empty means consciously paying to preserve the option of using it later.
2. An inherited apartment nobody wants to deal with yet
Inherited property often remains untouched because of emotions, belongings, several heirs or concern about repairs. The bills continue nonetheless. Before choosing what to do, organise the ownership documents, check debts and read our guide to selling inherited property. If you plan to let it, consider how you will manage it from another city. For a sale, compare the proposed repair budget with our article on whether to renovate before selling.
3. An investment apartment without a tenant
The €340 property tax is only part of the picture. If a property worth €210,000 has a mortgage, interest continues while it is empty. Without a mortgage, capital is still concentrated in a single illiquid asset. The OECD notes that housing accounts for a substantial share of Lithuanian household wealth. This does not mean the apartment should be sold, but hopes of appreciation should be compared with net rent, expenses, liquidity needs and other uses of capital.
Which costs remain when nobody lives there?
Tax is only the beginning. An apartment owner contributes proportionately to maintaining the building's common areas and systems. The Ministry of Environment's June 2026 information gives basic minimum monthly building-reserve contributions of €0.1281/m² for smaller buildings and €0.1025/m² for buildings of at least 3,000 m². From July 2026, a condition multiplier of 2–4 can apply according to the building's technical condition. The exception concerns owners saving additional funds under a long-term refurbishment plan for at least two years. Refurbishment loan payments and owner-approved works are separate, so check the last twelve monthly invoices from the building administrator and meeting minutes rather than relying on an average.
An empty apartment may still incur heating, common-area electricity, administration, waste collection and other fixed charges. Water consumption may be zero, but the risk of a leak remains. The Bank of Lithuania reminds owners to tell insurers whether a home is occupied, rented out or visited occasionally. Insurance of mortgaged property is required within the financing arrangement; otherwise it is generally voluntary. Without it, the owner bears the relevant fire, water-damage and liability risks.
- Collect twelve months of building management, energy, insurance and mortgage statements.
- Add a realistic reserve for appliances, finishes, emergency repairs and preparation for letting or sale.
- Record net rent forgone and the value of your management time separately.
Keep, let or sell: a three-column comparison
In the “keep” column, enter every annual cost, likely repairs over five years and the reason the property should remain yours. In “let”, start with expected rent, allow for vacant periods and deduct personal income tax, insurance, repairs and management. VMI says the relevant non-employment income band up to 12 VDU (€27,745.80 in 2026) is taxed at 15%. VDU is the statutory average-wage measure used to set annual tax thresholds; larger amounts can face progressive rates, taking other relevant annual income into account. Check your own position, including the applicable rental regime.
If you are not a Lithuanian tax resident, do not assume a resident landlord's annual filing timetable applies. For qualifying B-class rental income, VMI's non-resident rules can require FR0459 and tax payment within 25 days of receipt. The payer and your tax residence need checking separately.
In “sell”, use a realistic sale price based on comparable transactions, less preparation, documents, possible income tax and the full dated mortgage repayment. Do not subtract bank charges twice if they are already included in the repayment figure. Our guides to pricing an apartment from completed sales and property sale taxes explain these inputs. Then compare the result, time commitment, downside scenario and whether you need the capital in the next three to five years.
When the figures are close, willingness to manage the property often matters more than a fraction of a percentage point. For a comparison of the practical pros and cons, read whether to sell or rent out your home. Neither rental income nor appreciation is guaranteed; this article provides a decision framework, not individual tax or investment advice.
Reliable sources for your calculation
- VMI: property-tax changes from 2026
- VMI: current commentary on the Property Tax Law
- VMI: taxation of rental income
- Ministry of Environment: 2026 apartment-building reserve contributions
- Bank of Lithuania: home and property insurance
- OECD: housing and household wealth
Frequently asked questions
How much does it cost to keep an empty second apartment?
There is no universal amount. Add property tax, insurance, administration and building reserve contributions, minimum utility charges, a repair reserve and any financing cost. Assess rental income forgone separately as an opportunity cost. This article's illustrative direct costs are around €2,100–€2,500 a year; your apartment may differ substantially.
Is a second apartment always subject to property tax from 2026?
No. VMI applies a 0% rate to the first €50,000 of combined taxable value for relevant property outside the main-residence regime. Higher bands face progressive rates of 0.2–1%. The calculation uses official taxable value, not the asking or purchase price.
Is an inherited apartment treated as a second home?
For property tax, what matters is its registered use, ownership share, taxable value and whether the owner has declared it as their residence. An inherited apartment where the owner has not declared residence generally falls outside the main-residence regime.
Does an empty apartment need property insurance?
Insurance for an unmortgaged home is generally voluntary, but the Bank of Lithuania recommends considering buildings, contents and liability cover. Mortgage arrangements require insurance for the mortgaged property. Tell the insurer accurately whether the apartment is empty or let.
Do building reserve contributions continue when nobody lives there?
Yes. These are an owner's responsibility. Apartment owners contribute proportionately to maintaining common property and building refurbishment reserves. The administrator's or association's invoice and approved plan show the actual amount.
How should I estimate rental income forgone?
Use a conservative achievable rent multiplied by the likely occupied months, not the highest advertised rent. Allow for income tax, repairs, insurance, management and tenant finding. Vacant periods are already reflected in the occupied-month estimate; do not deduct them twice. Rent forgone is an economic opportunity cost, not an invoice.
When can letting a second apartment make sense?
When cash flow after tax, repairs, vacancy and management is acceptable, there is tenant demand, and the owner is willing and able to manage it. This is not a promised return: use your own figures and assess the risks.
When should I consider selling a second apartment?
Consider selling if the apartment remains empty, major building or internal works are approaching, management is burdensome, the net rental return is low or the capital is needed elsewhere. Include potential sale taxes and transaction costs before deciding.