Frequently asked questions

Unlike a traditional transaction, no exact time is reserved for the DIAS transaction in advance, but the transaction will proceed in stages according to a jointly agreed schedule. The real estate agent sends the transaction to DIAS from their own agency system, after which the banks start preparing the transaction. As a rule, a DIAS transaction is ready to be signed approximately five banking days after the transaction has been sent to DIAS. However, the duration of the preparation of an individual transaction always varies depending on the customer and the bank.

After the preparation phase, the real estate agent initiates the signing phase of the transaction from their own agency system. After the signatures, the transaction proceeds to bank payments in DIAS. After the transaction has been paid for, the banks take care of either the actions related to the registration of ownership or the transfer of mortgage deeds, depending on the transaction type.

More information on the phases and target processing times of the sales of housing company shares is available here.

More detailed phases and target processing times of the sale of real estate can be found here.

Unfortunately, it is not currently possible to make a DIAS transaction without a real estate agent. The implementation of a DIAS transaction always requires a real estate agent who initiates the transaction from their own agency system.

As of June 4, 2026, the DIAS e-Service (e-service.dias.fi) is available in Finnish, Swedish, and English.

You can select your preferred language in the e-Service and follow the progress of your transaction in that language.

In addition, all messages sent by DIAS include information and instructions in Finnish, Swedish, and English.

Our Customer Service is available in Finnish, Swedish, and English, depending on your needs. Information materials about the DIAS service are also available in Swedish and English. You can download them at the end of this page: What is DIAS?

Direct customers of DIAS include real estate agency systems and banks. DIAS concludes agreements with these parties.

The price of DIAS depends on which agency system the real estate agent uses. A real estate agent can ask the provider of the agency system for more information about this.

Please note that banks may also charge the parties to the transaction for costs related to the electronic sale of real estate. In these cases, it is a matter between the bank and the customer, which DIAS cannot comment on. We recommend asking each operator directly for an up-to-date price list.

Transactions via DIAS are not possible if there are several sellers and the sellers have different banks. In the case of several buyers, the buyers must also have the same bank.

The seller and the buyer, on the other hand, may have different banks.

Please note that after the transaction has been initiated, no information can be changed in DIAS. The information must be correct when the transaction is initiated, and the deed of sale must be in its final form. If it is necessary to make changes to the information after the initiation of the transaction, the transaction must be interrupted and restarted.

Yes. A limited liability company may be a party to a DIAS transaction. A limited liability company may be a party to sale of real estate and shares of housing companies.

Read more about the sale of housing company shares here and about the sale of real estate here.

A DIAS transaction of shares in a housing company can be executed when the seller is an undivided estate. If the estate is the buyer, the transaction cannot be made through DIAS. More information on transaction involving estates is available here.

An estate cannot be a party to the sale of real estate at this time.

A DIAS transaction cannot be made with a power of attorney. All buyers and sellers must sign the transaction personally with their own bank credentials or mobile certificate.

In the case of transactions involving an estate, the signatories must be legally capable private persons who sign the estate transaction personally with their own bank credentials or mobile certificate.

If a company is a party to the transaction, the person or persons authorized to sign for the company may sign the transaction.

DIAS does not prevent the initiation of a transaction even if one of the parties to the transaction is subject to a non-disclosure for personal safety reasons. However, it is important that the customer subject to a non-disclosure understands that the parties’ information is visible to everyone in the deed of sale and the signature service in the DIAS transaction. If the information required for the transaction may not be shown to other parties to the transaction, it is not possible to make a DIAS transaction.

Please note that in the sale of real estate, the personal identity code is mandatory in the KVP deed of sale and it is also visible to the parties to the sale at the signing stage, and it cannot be deleted. As a rule, the personal identity code is visible on the deed of sale and also in the signature service, depending on the type of transaction.

• If the transaction involves a share certificate about to be listed in the Commercial Property Information system (the list of shares is in the system, but the transaction is carried out with a paper share certificate), the addresses of the buyer and seller are not shown in the DIAS system, but only the address of the property. In the e-service.dias.fi online service, the personal identity code is only visible to the user. In this type of transaction, other parties to it can only see the person’s full name and the address of the object of the transaction.
• In the case of an electronic sale of shares in a housing company (the transaction is carried out with an electronic registration of ownership), the buyer’s personal identity code is also visible to the seller in the e-service.dias.fi online service. This is a feature of the electronic consent related to the transaction type, as according to the National Land Survey of Finland, the beneficiaries’ information (name, personal identity code and share of ownership to be purchased) is mandatory information for the consent.

Unfortunately, distrained properties are not suitable for DIAS transactions, as the payment and possibly also ownership registration stages in such transactions often differ from the DIAS process.

In the DIAS process, the purchase price is always paid from the buyer’s bank to the seller’s bank, whereas in the case of the sale of a distrained asset, the funds are generally paid to the enforcement authority's account and the funds remaining from the sale are distributed to the other creditors on the agreed date. The payment of the real estate agent's fee for distrained assets also differs from the DIAS process, where the fee should always be paid by the seller’s bank. In the case of distrained assets, the enforcement authority pays the real estate agent's fee based on the transaction amount.

Yes. A paper share certificate can also be used in the transaction in situations where the share certificate is not held by the bank as collateral for the loan. In this case, you as the real estate agent will need a copy of the available share certificate, which will be attached to the transaction information when the transaction is initiated. The seller must deliver the share certificate to their own bank, i.e. the seller’s bank, during the preparation phase of the transaction at the latest.

Read more in the article Support for trades where the share certificate is held by the seller.

A DIAS transaction can be made even if the buyer does not take out a loan, or the object to be purchased does not remain with the bank as collateral for the loan. The transaction can still be made in cases where the buyer receives a loan and the collateral remains with the bank. The buyer’s bank is involved in the transaction throughout the process, even if there is no loan.

No. For the time being, a DIAS transaction must always include a paper share certificate or electronic registration of ownership, which means that, unfortunately, a DIAS transaction cannot be carried out with a temporary certificate.

Yes, if the purchase price is paid in one installment despite the redemption clause. Read more about the prerequisites for the DIAS transaction here: Check the requirements.

This varies depending on the real estate agent's agency system.

The real estate agent must check with the supplier of its agency system how parking space transactions should be handled in the agency system in question. In some agency systems, parking space transactions must always be carried out as a separate assignment and as a separate transaction.

If the agency system offers support for a multi-share DIAS transaction, it will be possible. However, the share series sold in the same transaction must be from the same housing company, and all shares sold in the transaction must have either a paper share certificate or an electronic registration of ownership. Please also note that the parties to the deed of sale should be identical for all share classes.

More info here: Check the requirements.

No. At the moment, DIAS offers the option of selling a used apartment with a paper share certificate or electronic registration of ownership in the National Land Survey of Finland's Commercial Property Information system. The DIAS transaction is also not possible for an RS object.

No. At the moment, there can only be one installment in the DIAS transaction, and the transfer of ownership is tied to this payment.

Yes. Housing share transactions and sales of real estate can be executed in DIAS when the deposit has been paid in advance to the real estate agency's trust account or to the seller.

From the point of view of DIAS, a real estate company is just like a housing company if ownership of the property is demonstrated by means of a paper share certificate. There is a series of shares for an apartment that entitles the holder to own a specific apartment in accordance with the Articles of Association. From the point of view of DIAS, there is no technical barrier to the transaction in question.

Since real estate companies are not included in the National Land Survey of Finland's Commercial Property Information system, the possibility of a DIAS transaction must be checked directly with the banks in advance, especially if the property is not transferred to the buyer’s bank as collateral for the buyer’s loan after the transaction. According to the prerequisites, a buyer-without-loan transaction can be completed in DIAS when the housing company’s share list is in the National Land Survey of Finland's Commercial Property Information system.

If the seller or buyer wishes to pay the company loan or overdue apartment-specific charges in connection with the DIAS transaction, they must agree on their repayment separately with their own bank and handle them outside of DIAS. Please note that no information or receipt related to the repayment of the company loan or overdue charges will be transmitted to DIAS.

No, as the deed of sale is signed in the Property Transaction Service (KVP).

In the case of sale of housing company shares, the deed of sale is signed in the DIAS online service at e-service.dias.fi. In the case of the sale of real estate, the authorizations related to the sale are signed in the same online service. A party to the transaction can access the online service directly by entering the address e-service.dias.fi in their web browser. In the online service, the party to the transaction first authenticates themselves strongly with their own bank credentials or mobile certificate, after which they can see the details of their transaction. The parties to the transaction have 24 hours to complete the signature in the service.

In the case of a sale of real estate, the deed of sale is signed in the National Land Survey of Finland's Property Transaction Service after the authorizations related to the sale have been signed. If a party to the transaction has not been invited to the KVP, they can access the service directly by entering the address kiinteistoasiat.fi in their web browser. In the service, the party to the transaction first authenticates themselves strongly with their own bank credentials or mobile certificate, after which they can see the documents of their transaction.

The signature link is sent to the e-mail address entered by the real estate agent in the customer’s information in the agency system. If an invitation has not been received:

1. The real estate agent can check whether the e-mail address of the transaction party has been entered correctly in the agency system.
2. The party to the transaction can check their spam folder to see if the message has gone there.

More information on the signing phase of a housing share transaction can be found here.

More information on the signing phase of a sale of real estate can be found here.

In a DIAS transaction, any transfer tax paid by the buyer is paid by the buyer’s bank. The bank receives the information required for tax payment directly from DIAS, as DIAS retrieves the buyer-specific tax payment information via the Tax Administration’s interface after the deed of sale has been signed.

In a housing share transaction, the bank pays the buyers’ transfer tax based on the information entered in the agency system, i.e. the buyer-specific tax amount comes from the agency system. If transfer tax has been marked to be paid by the buyer, DIAS retrieves the reference number and other payment information required for the buyer’s transfer tax payment from the bank via the Tax Administration’s interface after the signing of the deed of sale, so no separate document for the transfer tax payment needs to be added as an appendix to the transaction. In a DIAS transaction for housing shares, the receipt for the transfer tax payment can be found in the agency system after the bank has paid the tax, and the real estate agent can use it to submit a transfer tax return to the tax authorities and a notification of the transaction to the property manager.

In a sale of real estate, the tax amount does not come from the agency system. Instead, the buyer is responsible for the transfer tax. During the preparation of the transaction, the buyer’s bank discusses the details of the transfer tax payment with the buyer, i.e. whether the buyer pays tax in the transaction and how much. In a DIAS transaction, the bank pays the tax on behalf of the buyer, but in a sale of real estate, the bank does not upload a receipt for the payment of the tax to DIAS as the real estate agent’s receivable, as the real estate agent does not need the receipt.

In a housing share transaction, the transfer tax must be paid and the return must be submitted according to the Tax Administration’s instructions no later than seven days after all parties to the transaction have signed the deed of sale electronically.

In a DIAS transaction, the real estate agent should submit a transfer tax return as soon as the buyer’s bank has paid the purchase price and any transfer tax in order to meet the legal requirement. If the return is submitted later than seven days after the signing of the transaction, the Tax Administration may impose a late payment fee on the party responsible for the tax.

In a sale of real estate, the buyer’s bank pays the transfer tax in connection with the payment of the purchase price, but the buyer must submit a transfer tax return to the Tax Administration themselves.

According to the Tax Administration’s guidelines, the buyer will not incur any penalties for late payment if they submit the transfer tax return no later than on the third day after the signing of the transfer agreement or the next possible banking day.

The transaction is subject to electronic consent when the housing company’s share list is in the Commercial Property Information system, all parties to the transaction are private persons (not companies or estates) and the object of the transaction is the entire share, i.e. shares 1/1. When the transaction is subject to electronic consent, DIAS uses the National Land Survey of Finland's application interfaces to send the Commercial Property Information System applications. For these applications, DIAS collects the electronic consents required for the registration of ownership and any pledge from the parties to the transaction in connection with the signature of the deed of sale.