Dreaming of a home without a large mortgage? Right-of-occupancy housing is a flexible, hassle-free alternative
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Housing Solutions
Dreaming of a home without a large mortgage? Right-of-occupancy housing is a flexible, hassle-free alternative
Buying a home is one of the most significant financial decisions of a lifetime. Many people wonder whether a traditional owner-occupied property — and the large bank loan that comes with it — is the only route to quality, long-term housing. Right-of-occupancy housing, known in Finland as ASO, offers a financially secure path that combines the ease of renting with the sense of stability that comes from owning. It's a housing model that serves residents over the long term, without the worry of fluctuating interest rates or sudden shifts in the property market.
Right-of-occupancy housing is a particularly smart choice in growing cities such as Tampere and Turku, where property prices tend to be high. The ASO model makes it possible to live in a quality, modern home for a fraction of the capital that buying an equivalent property outright would require. In this guide, we explain what right-of-occupancy means in practice, who it's suited to, and why it has remained a popular choice among Finnish home-seekers decade after decade.
What does right-of-occupancy housing mean in practice?
Under the right-of-occupancy system, the resident pays an occupancy fee when moving in, which amounts to 15 per cent of the property's acquisition price. This initial investment is considerably lower than the down payment required in a traditional property purchase, and for many people it's far more manageable to save or finance with a smaller loan. Once the fee is paid, the resident receives a lifelong right to occupy the apartment. It's a very secure form of housing — a resident cannot be asked to leave without a specific, legally defined reason.
On an ongoing basis, the resident pays a monthly usage charge. This is generally lower than the market rent for a comparable property in the same area. The charge covers property maintenance, building management, necessary repairs, and any ground lease costs. Unlike owner-occupied housing, the resident doesn't need to worry about unexpected major renovation costs — such as plumbing or roof repairs — as the property owner is responsible for all structural maintenance and upkeep.
Financial protection when you move on
When a resident decides to give up their right of occupancy, they receive back the 15 per cent occupancy fee they originally paid, adjusted in line with the building cost index. This means the invested capital retains its value and may even grow slightly over time. The resident receives their money back within three months of giving notice — with no need to worry about how long the property takes to sell or whether market prices have fallen.
Flexibility is one of the main reasons to choose right-of-occupancy housing. Although the right to the apartment is permanent, residents are free to move if their circumstances change. YH Kodit guarantees to buy back the occupancy right, and the resident is released from their charge payment obligations after a three-month notice period. This makes ASO housing an excellent middle ground, combining the best aspects of both owning and renting.
Who is right-of-occupancy housing for?
Right-of-occupancy housing is open to all applicants aged 18 and over. The model is designed to serve a broad range of home-seekers: first-time buyers, families who need more space, and seniors who want to leave behind the upkeep of a house. Because the system is state-supported, tenant selection follows criteria set out in legislation to ensure that homes go to those who genuinely need them.
For applicants under 55, asset limits apply. This means the applicant must not hold assets that would allow them to purchase or fully renovate a comparable owner-occupied property in the same area. Assets taken into account include real estate, owner-occupied apartments, and significant investment fund holdings. There are no income limits for right-of-occupancy housing at all, which makes it an attractive option for people in a wide range of financial situations.
Asset limits and age
Applicants over 55 are not subject to any asset limits. Assets are also not assessed when a resident transfers from one right-of-occupancy apartment to another. This makes ASO housing an excellent choice for those approaching retirement age who want to sell their house and free up the capital tied up in it, while still maintaining security and quality in their housing.
Applying for a right-of-occupancy apartment requires obtaining a queue number from ARA's (Housing Finance and Development Centre of Finland) national system. A new system that came into force on 1 September 2023 has simplified the application process. The queue number determines priority among applicants: the person with the lowest number is first in line to receive an offer on an available apartment. Numbers are valid for two years at a time.
One of the lesser-known advantages of ASO housing is that it can be inherited. The right of occupancy is an asset that can be passed on or transferred to a close family member. This underlines the permanence of the arrangement and, in many respects, puts it on a par with homeownership — while the barrier to entry remains significantly lower.
Find your new home
Browse available right-of-occupancy apartments
YH Kodit offers comfortable right-of-occupancy apartments in the best locations in Tampere and Turku. Browse our current availability and submit an application today.
How to apply for a right-of-occupancy apartment: step by step
The application process is designed to be clear and transparent. Everything starts with a national queue number, which you can apply for through ARA's online service. The number is personal and required before you can make a binding offer on an apartment. Once you have your number, you can direct your application to the specific properties and areas that interest you most.
When a suitable apartment becomes available, we send offers to applicants in queue number order. Once you've received an offer, you'll have the opportunity to view the property in person. Full instructions and a link to the online application form can be found on our page applying for a right-of-occupancy apartment. If you accept the offer, we will verify your asset information where required before the agreement is signed.
Hassle-free living and expert support
Right-of-occupancy housing is an excellent fit for people who value ease and predictability. YH Kodit takes responsibility for the technical upkeep and long-term maintenance of its properties. As a resident, you can focus on enjoying your home without the stress of future renovations or how to finance them. And as always, pets are welcome members of the family in all of our right-of-occupancy properties.
The Oma YH Kodit digital portal
Everything to do with your home is available through the Oma YH Kodit portal. You can view your agreements, track usage charge payments, submit maintenance requests, and book sauna slots or parking spaces — whenever it suits you. Digital self-service makes day-to-day life smooth and straightforward.
Our expert customer service team and building management are there to support you at every stage of your tenancy. Whether it's collecting keys on moving day, making small modifications to your home, or questions about your usage charge, we're here to help. Our goal is for every resident to feel secure and settled in their home for years to come.
Financial stability through life's changes
Life is full of change, and it helps to have a home that can move with you. Right-of-occupancy housing doesn't tie you down for years or force you to wait for a buyer on the open market. YH Kodit guarantees to buy back your occupancy right within three months of notice being given. This provides real financial peace of mind: you know exactly when you'll get your invested capital back, whether a new job or a change in circumstances calls for a move to a different city or a different-sized home.
Compared to VARKE (ARA) rental apartments, where tenant selection takes income into account, right-of-occupancy housing is a freer and more flexible option. With no income limits, an ASO home is within reach for many people who want stable, quality housing without the risks of homeownership. The occupancy fee being tied to the building cost index ensures that your money retains its purchasing power, and you'll get your investment back regardless of how property prices in the area have moved.
Right-of-occupancy housing is a modern and responsible way to live. It combines the security of homeownership with the low-risk nature of renting in a way that suits today's mobile lifestyles. By choosing a YH Kodit right-of-occupancy apartment in a growing city, you secure a high-quality living environment close to services — with the confidence that your housing is on a financially sustainable footing well into the future.