Estate agent fees in Lithuania are not set by any law: the agent and the client agree them. On 10 November 2026 we reviewed agents’ and agencies’ websites and found five publicly advertised fees for selling. They ranged from 1% plus VAT to about 5% of the sale price, and some agents charge a €1,500 minimum or fixed fee for lower-value property. On a €200,000 apartment, a 2% commission without VAT is €4,000, while 3% with 21% VAT is €7,260.
In Lithuanian, an estate agent is usually called an NT brokeris and an agency an NT agentūra, which helps when you search local websites. For the full selling budget – listings, photographs, documents and the notary – see our breakdown of selling costs without an agent. Elevare Homes is not a traditional estate agency; in the euro comparison below we also show our fixed-fee STANDARD and PREMIUM packages and the work you do yourself with each.
Estate agent fees in Lithuania: five publicly advertised rates
The table shows the five fees for selling that agents and agencies advertised on their own websites on 10 November 2026. These are advertised offers, not a ranking, a recommendation or a market average; the amount you pay is set by the agreement you sign.
| Agent or agency | Advertised fee for a sale, and VAT | Minimum or fixed fee, and source |
|---|---|---|
| Sandra Jakulė, estate agent (Vilnius) | 2–3% of the final sale price. No VAT charged; the agreed sum is final | €1,500 for property worth less than €50,000; no upfront fee Source: asmeninisntbrokeris.lt, updated October 2026 |
| NT pardavimų sprendimai, Asta Samulionytė (Vilnius) | Overall, about 1–5% of the actual sale price. Examples by value: from €150,000, 2–4% or €3,000–€6,000; from €250,000, 2–3% or €5,000–€7,500; from €500,000, 1.5–2% or €7,500–€10,000. VAT not stated | Up to €100,000: an agreed fixed fee, amount not published Source: astasamulionyte.lt, 31 December 2025 |
| REall (Kaunas) | Up to €100,000: 3%; €100,000–€300,000: 2%; higher values agreed individually. VAT not stated | At least €1,500 Source: reall.lt, fee calculator |
| NT agentūra Klaipėda | Apartments 1.5%; houses from 1.3%. VAT not stated | Not stated Source: ntagenturaklaipeda.com |
| Hilmont (Vilnius) | 1% + VAT, payable after the sale. 1.21% including VAT | Not stated Source: hilmont.lt |
All pages viewed on 10 November 2026; they are in Lithuanian. “VAT not stated” means the page does not say whether the fee includes VAT, not that VAT does not apply. REall’s rates are taken from the formula in its online fee calculator.
Ober-Haus, Capital, RE/MAX Lietuva and Inreal do not publish a rate: we found none on their sales pages. Vilniaus turtas does not publish its own rate either, but says 2–3% is most common in the market and that VAT-registered agents add 21%.
What the published estate agent fees show
- The percentage falls as the property value rises. REall and NT pardavimų sprendimai publish tiers: a more expensive property attracts a lower percentage.
- For cheaper property, the minimum fee matters most. On a €45,000 apartment, 3% would be €1,350, but with a €1,500 minimum you would pay €1,500, or 3.33% of the price.
- VAT is often not mentioned. Only two of the five providers say clearly whether VAT applies: one agent does not charge it and one agency adds it. The other three fees may or may not include VAT.
- The large agencies agree fees individually. We found no rate on their sales pages.
We found no official statistics on the average estate agent commission in Lithuania or on the share of home sales that go through agents. The “2–3%” and “1–5%” ranges mentioned on agents’ websites are their own market estimates, not measured data.
Estate agent fees in euros on a €100,000, €200,000 and €300,000 home
It is worth converting a percentage into euros straight away. The table is arithmetic for the most common fee models, not an offer from any provider. VAT is calculated at 21%.
| Fee model | €100,000 | €200,000 | €300,000 | What you do yourself |
|---|---|---|---|---|
| 1% + VAT (1.21%) | €1,210 | €2,420 | €3,630 | You decide on the price and the buyer; the agency agreement sets how the rest of the work is divided |
| 2% without VAT | €2,000 | €4,000 | €6,000 | |
| 2% + VAT (2.42%) | €2,420 | €4,840 | €7,260 | |
| 3% without VAT | €3,000 | €6,000 | €9,000 | |
| 3% + VAT (3.63%) | €3,630 | €7,260 | €10,890 | |
| Elevare Homes STANDARD or PREMIUM (fixed fee, all taxes included) | €549 or €1,899 | €549 or €1,899 | €549 or €1,899 | STANDARD: you publish the listing, deal with buyers, show the home and negotiate, following our guidance. PREMIUM: Elevare Homes handles communication, viewings, negotiations, document checks and representation through to the property handover, while you make the decisions; €549 upfront, with the remaining €1,350 payable only after the property is sold. |
An agent’s fee is payable only after a sale if the agreement provides a success fee. Some agents say they cover advertising costs themselves. Listing portal fees are not mentioned in the Elevare Homes package descriptions, so budget for them separately.
Why 3% becomes 3.63%: VAT on estate agent commission
If the agent or agency is registered for VAT, 21% VAT is added to the agreed fee unless the price is already quoted “including VAT”. A 3% commission then costs 3.63% of the sale price: on a €200,000 apartment, €6,000 plus €1,260 VAT, €7,260 in total. In the same way, 2% becomes 2.42% and 1% becomes 1.21%.
Not every agent charges VAT. In Lithuania, a business must register for VAT once its VAT-taxable turnover in a calendar year exceeds €45,000. A provider with lower turnover does not have to register, although it may do so voluntarily. In October 2026, Lithuania’s Deputy Minister of Finance said publicly that the €45,000 threshold itself is not changing; the Seimas (Lithuania’s parliament) is considering only changes to how it is calculated. Two offers that both say “2%” can therefore differ by about a fifth.
A private seller who is not registered for VAT cannot reclaim this VAT, so compare final amounts only. Also ask who will issue the invoice – the agency, the agent’s own company or a self-employed individual – because that determines whether VAT is added.
Estate agent fee models: percentage, tiers, fixed fee or bonus
| Model | How it is calculated | What to check |
|---|---|---|
| Percentage of the sale price | An agreed percentage of the final price, for example 2% | Whether a parking space, storage unit and furniture are included in the base |
| Tiered percentage | A lower percentage for more expensive property | Which tier applies if the price falls in negotiation |
| Percentage with a minimum | A percentage, but not less than an agreed sum in euros | The real percentage this produces at your price |
| Fixed fee | A sum agreed in advance, regardless of the price | Whether it is paid only after a sale or in instalments, and what work it covers |
| Base fee and bonus | A lower percentage plus a share of the price above an agreed threshold | Who sets the threshold and how |
| Success fee | Paid only when the sale goes through | Whether there is an upfront, administration or termination fee |
| Buyer representation | A separate fee paid by the buyer, often a percentage of the purchase price | Whether the seller’s agent also takes a fee from the buyer |
An exclusive agreement is one in which the owner undertakes, for a set period, to sell through a single agent; the exact restrictions depend on its wording. A non-exclusive agreement lets you work with several agents or look for a buyer yourself. If an agent asks for exclusivity, discuss what you get in return: a lower percentage, more active marketing or a shorter term. Before signing, also check what happens if you find a buyer yourself, whether the agreement renews automatically and whether a fee is due if a buyer the agent introduced comes back after the agreement ends.
What estate agent commission covers and what is often charged separately
The same 2% fee can mean very different work. This matrix is based on how the agents we checked describe their services on their websites.
| Task or cost | What the agents we checked publish | What to ask |
|---|---|---|
| Pricing | Most descriptions include setting the price and a market analysis | Whether the price is based on completed sales data, not only on listings |
| Photographs, video, floor plan | Often described as included (NT agentūra Klaipėda, S. Jakulė, REall) | How many photographs, whether there will be a floor plan and who will own the files |
| Listings on property portals | Some agents say they cover advertising costs themselves | Which portals, for how long, and whether promoted placements are included |
| Home preparation and tidying | May be a separate service at an extra price (NT pardavimų sprendimai) | Who orders it, who pays and whether your consent is needed |
| Viewings and negotiation | Usually included | Who will conduct viewings and how price reductions will be agreed with you |
| Documents and transaction coordination | Handling documents and accompanying you to the notary are often included | Who pays for register extracts and other documents |
| Notary and register charges | Paid to the notary and the registers at their rates, not to the agent | How you will share these costs with the buyer |
If your home needs more substantial preparation, assess its cost and benefit separately using our guide to home staging before selling. Property sales in Lithuania are signed before a notary; we break down the notary’s fee and registration charges in our guide to notary fees for property transactions.
Who pays the estate agent in Lithuania: seller, buyer or both?
We found no legislation that decides which party pays the agent. The obligation to pay comes from the agency agreement, so it is usually the person who hired the agent and signed the agreement. Several of the sellers’ agents we checked state that the seller pays their fee.
A buyer pays when they hire an agent to search for a property or represent them. Published examples: one Vilnius agent charges 1% of the purchase price plus 30% of the amount negotiated off the price for a search and purchase, and another prices a purchase analysis at €300–€500. Buyer’s commission also appears in agency networks: a 2024 decision of Lithuania’s Competition Council described an agreement among agencies in one franchise network to charge property buyers at least 3% commission plus VAT. A first-instance court has since annulled that decision as regards the 16 agencies that complained, and the case is not yet over.
So find out in writing whether your agent expects a fee from the buyer as well. A fee from both sides raises the question of whose interests the agent represents in negotiations, and for the buyer the extra cost reduces what they can offer for your home.
Competition Council case on a 3% minimum estate agent commission
On 16 May 2024, the Competition Council (Konkurencijos taryba) announced that Capital Realty and 20 property agencies that had signed franchise agreements with it had agreed to charge clients commission of at least 3%. According to the Council, from February 2015 they agreed to charge property buyers a minimum commission of 3% plus VAT, and between 2015 and 2020 they held meetings on keeping to this “standard”. Fines totalling €710,751 were imposed.
The agencies appealed. As reported by LRT, Lithuania’s public broadcaster, on 14 October 2025 the Regional Administrative Court upheld the complaints of 16 agencies and annulled the corresponding part of the decision: in the court’s assessment, the Council had found a prohibited agreement without sufficient grounds. The Competition Council appealed that ruling to the Supreme Administrative Court of Lithuania. We found no final court ruling as of 10 November 2026, so no infringement has been finally established.
The key point for sellers: 3% is not a tariff set by law. The size of the commission is a matter for the agreement.
Can you negotiate estate agent commission in Lithuania?
Yes. Negotiate the structure of the fee and the scope of work, not only the percentage.
- Get two or three written offers for the same expected price and the same scope of work. Ask each for the final amount in euros, including VAT.
- Propose a cap in euros or tiers if the property is expensive.
- Leave out work you will do yourself, for example viewings if you live nearby, and ask for a corresponding reduction.
- Agree a bonus for a price above a threshold only if the threshold is based on prices from comparable completed sales, not an optimistic listing.
- Put a worked example in the agreement: how much you will pay if you sell at the planned price and at 5% less.
Does estate agent commission reduce income tax on a property sale?
No. The question matters only if your sale income is taxable for personal income tax (GPM in Lithuanian), that is, if neither the five-year ownership exemption, the declared-residence exemption nor another exemption applies. When the taxable gain is calculated, the qualifying acquisition cost and mandatory payments connected with the purchase and sale, such as the notary’s fee or registration charges, are deducted from the sale income. Exemptions and the calculation are explained in our guide to property sale taxes in Lithuania.
An agent’s fee is paid under a service agreement you choose to sign, not because legislation requires it. VMI (Lithuania’s State Tax Inspectorate) therefore does not treat it as a mandatory payment, and it does not reduce the taxable gain: do not deduct the commission when calculating your tax reserve. If your sale is taxable and your situation is unusual, check with VMI before you file your return.
How to choose a good estate agent to sell your home in Lithuania
Choose on evidence rather than the lowest percentage: compare two or three written offers in euros with VAT for the same scope of work, check who will sign the agreement and issue the invoice, ask to see the agent’s recent comparable sales and find out how they will justify the asking price. Do these checks yourself, because we found no law requiring estate agents to hold a licence or pass a state qualification exam.
Estate agents do have anti-money-laundering duties: they must have prevention rules and, from 2026, report each year to the FNTT (Lithuania’s Financial Crime Investigation Service). A request to show an identity document or explain the circumstances of the sale is therefore a normal procedure, not a sign of mistrust.
Before signing, ask:
- What is the final amount in euros, including VAT, at my expected price, and is there a minimum fee?
- What amount is the fee calculated on, and when does the obligation to pay arise?
- Is there an upfront, administration or termination fee, and which expenses will I reimburse?
- Which work is included: photographs, a floor plan, which portals and for how long, viewings, documents?
- Is the agreement exclusive, and how long does it last? Do you expect a fee from the buyer as well?
- Who exactly will work on my property, and which comparable properties have they sold recently?
- Which completed sales, rather than listings, will you use to justify the asking price?
- Who will sign the agreement and issue the invoice, and is that person or company registered for VAT?
When an estate agent is worth the fee and when to sell yourself
An agent earns the fee when their work brings you more than it costs: a higher final price, lower transaction risk or time saved that you value in money. Subtract from the commission the costs you would have if you sold yourself: what remains is the amount the agent needs to earn for you.
Some agencies say their agents sell at higher prices or faster, but we found no independent Lithuanian data that confirms or disproves this. Judge the individual agent and their plan for your property.
| Your situation | What is more often justified | Why |
|---|---|---|
| You live in another city or abroad and cannot show the home | An agent or fixed-fee help that includes viewings | Someone is needed on site for viewings and documents |
| Several owners, an inheritance, a seizure order on the property or tenants | An agent experienced in such sales and, if needed, a lawyer | More coordination is required; an agent does not replace a lawyer |
| An unusual or expensive property with a narrow pool of buyers | An agent who has sold comparable properties | Actively finding buyers may matter more than a listing |
| A standard apartment in a major city with steady demand, and you have time | Selling yourself or with fixed-fee preparation | There is demand, and the commission in euros is large |
| A low-value property subject to a minimum fee | Selling yourself, choosing a fixed fee or negotiating the minimum | The minimum takes a larger share of the price |
| You need to sell very quickly | Compare a direct buyer’s offer with a planned market sale, such as a 30-day sale plan | The payment date and conditions matter as well as the price |
If you decide to sell yourself, start with our guide to selling an apartment without an estate agent. If you want to keep the decisions but hand over viewings, negotiation and transaction coordination for a fixed fee, tell Elevare Homes about your property and we will recommend whether STANDARD or PREMIUM suits you better.
Frequently asked questions about estate agent fees in Lithuania
Is estate agent commission in Lithuania calculated on the asking price or the sale price?
Usually on the final sale price. The agents we checked link their percentage to the final or actual sale price, not to the asking price in the listing. Still check the agreement: it should state whether a parking space, storage unit or furniture is included in the base, and how the fee is calculated if the price falls in negotiation or several properties are sold.
Do I pay the estate agent if my apartment does not sell?
Usually not, if the agreement provides only a success fee: most of the agents we checked say they are paid only when the sale goes through. The agreement may still include an upfront or administration fee, reimbursement of expenses or a payment on early termination, so read those clauses before signing.
Can I pay an estate agent a fixed fee instead of a percentage?
Yes, if you agree it. Some agents publish fixed fees themselves: one Vilnius agent charges €1,500 for property worth less than €50,000, and one firm offers an individually agreed fixed fee for property worth up to €100,000. Compare a fixed fee with a percentage offer in euros and check when it is payable and what work it covers.
How much does a buyer’s agent cost in Lithuania?
A buyer pays an agent only when they hire one themselves. Few fees are published: one Vilnius agent charges 1% of the purchase price plus 30% of the amount negotiated off the price, and another prices a purchase analysis at €300–€500. If the property is sold through the seller’s agent, ask in writing whether they also expect a fee from you.
Do estate agents in Lithuania need a licence?
We found no law requiring estate agents in Lithuania to hold a licence or pass a state qualification exam. Agents do have anti-money-laundering duties, but these do not certify their competence. Check the company that will sign the agreement and issue the invoice, the individual agent’s recent comparable sales and the terms of the agreement.
How much do estate agents charge to let an apartment in Lithuania?
The published letting fees we found equal one month’s rent: one Vilnius agent publishes this rate and another describes it as usual. Before agreeing, ask who pays, the landlord or the tenant, whether VAT is added and whether tenant checks and preparing the tenancy agreement are included.
Does a cheaper estate agent mean a worse sale?
Not necessarily. A percentage shows the price, not the quality of the work. Compare the same scope: photographs, the listing plan, viewings, negotiation, documents and reporting. We found no independent Lithuanian data showing that more expensive agents achieve higher prices. Ask to see recent comparable sales and how the agent will justify the asking price.
Sources on estate agent fees in Lithuania and date checked
Sources were checked on 10 November 2026 and most are in Lithuanian. Third-party fees are shown as published on that date; they may change, so ask for a written offer before signing. This guide does not replace individual legal or tax advice and is not an assessment or recommendation of any particular agent.
- Sandra Jakulė: estate agent fees and purchase, consultation and letting fees.
- NT pardavimų sprendimai: agent fees by property value.
- REall: property sale services and fee calculator.
- NT agentūra Klaipėda: apartment and house sale fees.
- Hilmont: commission payable after the sale.
- Karolis Liukpetris: buyer representation and letting fees (2021 article).
- Vilniaus turtas: commission ranges and VAT.
- Competition Council: decision of 16 May 2024 on 3% commission.
- LRT, 17 November 2025: the court annulled the decision and the Council appealed.
- LRT, 26 October 2026: the €45,000 VAT registration threshold is not changing.
- VMI: taxation of property sale income.
- TRINITI, 11 November 2025: estate agents’ duty to report to the FNTT.
- Agency pages checked with no published rate: Ober-Haus, Capital, RE/MAX Lietuva, Inreal.