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Locationmajor

Lady Jannath's Estate

Lady Jannath’s Estate is a noble manor in the Steeps district of Baldur’s Gate’s Lower City.

Importancemajor

Key takeaways

  • Check Oskar’s Act One outcome before entering The estate can be haunted or function as an art exhibition depending on his fate.
  • Do not kill possessed Oskar if you want to continue the quest Lady Jannath asks the party to incapacitate him. Knocking him out resolves the immediate poltergeist encounter, while killing him causes the quest to end prematurely.
  • The estate has four main floors, plus the Gardener’s Basement, exterior areas and a roof route.
  • See Invisibility is extremely useful in the haunted state Poltergeists are naturally invisible and can attack with thrown objects and ranged shoves.
  • The top-floor atelier contains the central clue A portrait and an empty easel reveal a concealed area containing evidence about Mystic Carrion.
  • The Gardener’s Basement is a route into the Abandoned Cistern, not a second branch of the manor. Use the two pressure plates to open the hidden passage.
  • The strongest estate-specific reward is the outcome of Free the Artist, including Oskar’s Personal Portrait or the items associated with Kerri’s resolution.

About this guide

Base game guide for Baldur’s Gate 3. Major spoilers for Act One and Act Three, Oskar Fevras, Free the Artist, Mystic Carrion and the Lower City.

Overview

Lady Jannath’s Estate is a noble manor in the Steeps district of Baldur’s Gate’s Lower City. In the normal Act Three state it is the setting for the final stage of Free the Artist, but its condition depends heavily on what happened to Oskar Fevras in Act One. If Oskar was rescued from the Zhentarim, the estate becomes a haunted investigation involving Lady Jannath, a possessed Oskar, cursed skulls, a hidden atelier and the spirit of Kerri Evenfield. If Oskar was never encountered, was left with his captors, or died in the Zhentarim hideout, the estate instead hosts an art exhibition.

The estate is not just the visible manor. Its relevant surroundings include the front garden, a rear group of ghost-watchers, the Gardener’s Basement, and a concealed route into the Abandoned Cistern, which connects the estate to the Lower City sewers and the Stone Lord’s territory. The cistern is a separate location, not part of the estate proper, but the basement entrance is one of the estate’s most important hidden connections.

Location and boundaries

Lady Jannath’s Estate stands west of the main entrance to the Upper City, near the Baldur’s Gate checkpoint. It is in the Lower City’s Steeps district. The House of Grief lies to the north, Elerrathin’s Home is to the east, and Grey Harbour Docks lie to the south. These are neighbouring locations rather than parts of the estate.

The location should be understood as a small compound rather than only the manor’s interior:

The Abandoned Cistern itself is a separate sewer location with its own layout, hazards and factions. The estate provides one entrance into it, while the wider Lower City sewer system provides others.

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Location and boundaries: steps

  1. 01
    Main manor
  2. 02
    Ground floor
  3. 03
    First floor and office
  4. 04
    Second floor and master bedroom
  5. 05
    Third-floor armoury
  6. 06
    Fourth-floor atelier
  7. 07
    Roof and dome area

Location and boundaries: steps

  1. 01
    Front garden
  2. 02
    Children’s playground
  3. 03
    Bellora Truscott and Phinn Truscott
  4. 04
    Entrance to the Gardener’s Basement

Location and boundaries: steps

  1. 01
    Rear exterior
  2. 02
    Ghost-watchers led by ‘Suspicious’ Foont
  3. 03
    Alternative climbing and balcony approaches
  4. 04
    Buried chest

Location and boundaries: steps

  1. 01
    Gardener’s Basement
  2. 02
    Storage area with gardening equipment
  3. 03
    Pressure-plate puzzle
  4. 04
    Hidden route into the Abandoned Cistern

The estate’s progression states

The condition of the estate is principally determined by the Act One handling of Oskar Fevras.

Haunted state

The haunted version occurs when Oskar was met and rescued from the Zhentarim in Act One. By Act Three, Oskar and Lady Jannath have married, but Oskar has become possessed after attempting to deal with a spirit connected to his past. Ghostly activity fills the manor, servants have been sent away, and the estate becomes the active setting for Free the Artist.

Art-exhibition state

If Oskar was never met, was left with the Zhentarim, or died in their basement, Lady Jannath’s Estate instead hosts an art exhibition attended by nobles and patriars. This is not the same sequence as the haunted estate and should not be treated as a separate district or alternate building. It is a different progression state for the same location.

The exhibition version contains estate staff and visiting patrons, but the exact content is less central to a quest walkthrough than the haunted state. The estate office and many of the building’s permanent containers remain relevant regardless of the wider state.

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Main entrance

The main entrance is at approximately X: -253, Y: -76. Tarhun Mnemonis stands outside. In the haunted state, he warns the party about the noises and the missing staff but allows entry because Lady Jannath has sent everyone away on holiday.

Entering through the front door is the clearest route for the quest because it triggers the estate’s introductory atmosphere and leads naturally towards Lady Jannath and Oskar.

Alternative entrances

The rear exterior also contains a buried chest at approximately X: -244, Y: -31. A DC 10 Survival check reveals it. The chest contains random potions, gold and camp supplies.

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Ground floor

The ground floor is dominated by a large foyer, with stairs rising on both sides. The northern stairwell connects the ground floor with the higher levels, although the first floor has its own arrangement and is not connected to every level by the same staircase.

At the far end of the foyer is a fireplace. Searching the ash can reveal:

In the haunted state, objects throughout this route may float and attack. The poltergeists are invisible until revealed or otherwise detected, so ordinary room-by-room looting can become unexpectedly dangerous.

First floor

The first floor contains an inner mezzanine, the estate office, a dining room and a smaller staircase leading upwards.

Estate office

The office is one of the best permanent loot stops in the building. A locked strongbox contains:

The strongbox requires DC 15 Sleight of Hand to lockpick. A pouch on a bookshelf contains gold. The office desk also holds the Contractor’s Record, which points towards an atelier with a concealed wall and cubby.

If the estate is hosting an art exhibition, the strongbox may also contain a document concerning Oskar’s work and a particular portrait.

Dining room

The dining room has ordinary household objects and no major fixed reward highlighted by the location evidence. In the haunted state, it can form part of the route through which hostile objects or poltergeists become active.

Estate office

ItemQuantity or condition
Hand Crossbow +2Fixed item
Arrows of Fiend SlayingSix
Arrows of Aberration SlayingSix

Second floor

The second floor contains the master bedroom and a gallery-like corridor above the foyer. A false balcony overlooks the entrance hall.

Lady Jannath and Oskar are normally found here in the haunted quest state. If Oskar was saved in Act One, approaching the pair begins the key confrontation. Oskar is possessed, and the scene leads into a fight with three poltergeists.

Near the false balcony is a bottle of Elixir of See Invisibility, which is particularly appropriate for the estate’s hostile encounters.

Third floor armoury

The third floor is an armoury containing weapon stands, display cases and shields. The weapons include mundane and +1 examples rather than a single headline legendary reward.

A nearby table contains a Scroll of See Invisibility. A rustic chest beneath the stairs contains minor loot. The armoury is a useful preparation and resupply stop before reaching the atelier, especially if the party has not brought a reliable way to reveal invisible enemies.

Fourth floor atelier

The fourth floor is Oskar’s painting studio. It contains painting equipment, blank canvases and a Traveller’s chest with minor loot.

The atelier also contains the quest’s central secret. A movable or concealed wall divides part of the room. The exact way it is revealed depends on the estate’s current state:

Behind the hidden area is a locked rustic chest. It can be opened with:

The chest contains a letter to Oskar that identifies Mystic Carrion as the person involved in the supernatural problem.

The roof loot is separate from the hidden-room clue. Finding the nest does not resolve the possession.

Atelier directory

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Residents and story-associated characters

Lady Fireliia Jannath

Lady Jannath owns the estate and is Oskar’s fiancée or wife depending on the relevant stage of the story. In the haunted state, she is attempting to deal with her possessed husband and asks the party to act discreetly. Her reaction depends on how the party handles Oskar and Kerri.

In the non-haunted exhibition state, Lady Jannath is associated with the art event and can act as a trader. Her available stock can include common paintings, random rare or very rare dyes, gems, jewellery and gold. This trading context should not be confused with a permanent shop serving the district.

Oskar Fevras

Oskar is the artist at the centre of Free the Artist. In Act One he is held by the Zhentarim. If rescued, he eventually returns to Baldur’s Gate and becomes associated with the estate’s haunting.

Oskar’s final reward depends on the resolution of his marriage and Kerri’s spirit. In the most positive outcome he paints a Personal Portrait of a party member.

Tarhun Mnemonis

Tarhun is Lady Jannath’s butler. He stands at the front entrance and provides the estate’s initial warning. In the haunted state, he is effectively the only servant still carrying out his duties, despite being on leave.

Oskar Fevras: In the bedroom encounter

  1. 01
    Oskar is possessed and aggressive.
  2. 02
    Lady Jannath asks the party to incapacitate him.
  3. 03
    Knocking him out causes the immediate poltergeist encounter to end.
  4. 04
    Killing him causes Lady Jannath to expel the party and ends the quest prematurely.
  5. 05
    His unconscious body can provide the key needed for the hidden chest in the atelier.

Ordinary NPCs and exterior vignettes

The estate’s exterior includes several named background characters. They are not all quest-givers, merchants or combatants.

Front garden

Bellora Truscott and Phinn Truscott mourn the loss of a family member, apparently their daughter, and discuss memories of her childhood and the possibility of adopting a dog.

Rear ghost-watchers

A small group behind the manor discusses methods of detecting supernatural activity and protecting themselves from ghosts. The group is led by ‘Suspicious’ Foont, while Gor Falogen, Kydden and Gaff Garsem are considerably less confident about meeting an actual ghost.

These conversations are environmental storytelling. The ghost-watchers do not constitute a formal faction controlling the estate.

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Poltergeists

Poltergeists are the main enemies of the haunted estate. They are naturally invisible, can fly and attack by throwing objects or using ranged shoves. Floating furniture and decorations can therefore be both visual warnings and active threats.

The introductory bedroom scene produces three poltergeists. If Oskar is knocked out as requested, those poltergeists are dealt with automatically. If the party kills them manually instead, they become invisible, making the rest of the encounter more awkward.

Cursed skulls

The atelier contains cursed skulls that cast thunder-based attacks and knock characters backwards. Their forced movement can make the upper floors especially irritating because a failed approach may send a character down stairs or away from the objective.

The location page specifically notes that a bludgeoning thrown weapon can destroy a skull in one attack.

Traps

The hidden route from the Gardener’s Basement has a blast trap immediately beyond the pressure-plate mechanism. The next room also contains Firewine Barrels, which can intensify the explosion. Disarm or avoid the trap before entering the passage.

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Before entering

If Oskar was not rescued in Act One, the estate may not enter the haunted state. In that case, this walkthrough will not occur in the same form.

Step-by-step

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Step-by-step: steps

  1. 01
    Speak to Tarhun Mnemonis at the front door. Listen to his warning, then enter the estate.

Step-by-step: steps

  1. 01
    Move quickly towards the upper floors. The haunted estate is designed to make the party fight or evade floating objects and invisible enemies. Dashes and jumps are useful for reaching the bedroom.

Step-by-step: steps

  1. 01
    Find Lady Jannath and possessed Oskar. They are in the bedroom on the second floor when reached from the front route. The quest page’s coordinate description may refer to this as the third floor depending on the entrance and level naming convention, so use the master bedroom and Lady Jannath as the practical landmarks.

Step-by-step: steps

  1. 01
    Incapacitate Oskar. Use non-lethal attacks or another method that leaves him unconscious. Do not kill him if you intend to continue.

Step-by-step: steps

  1. 01
    Deal with the resulting poltergeists. If they remain hostile, reveal them with See Invisibility, Faerie Fire or similar tools.

Step-by-step: steps

  1. 01
    Speak with Lady Jannath. She explains that something is wrong with the atelier and asks the party to investigate discreetly.

Step-by-step: steps

  1. 01
    Reach the atelier. Be ready for cursed skulls. Silence, Remove Curse and thrown bludgeoning weapons are effective answers.

Step-by-step: steps

  1. 01
    Reveal the hidden section. Take Oskar’s portrait from the western side of the atelier and place or combine it with the empty easel. This exposes the concealed area.

Step-by-step: steps

  1. 01
    Open the hidden chest. Use Oskar’s key or pass the DC 20 Sleight of Hand check. Read the letter to Oskar, which points towards Mystic Carrion.

Step-by-step: steps

  1. 01
    Travel to Philgrave’s Mansion. Mystic Carrion can provide the Torch of Revocation for 3,000 gold, or waive the price if the party helps with his missing servant, Thrumbo. The estate section of the quest therefore leads into the separate Mystic Carrion and Thrumbo content.

Step-by-step: steps

  1. 01
    Return with the Torch of Revocation. Equip it as a torch and use it as an off-hand melee attack against the possessed portrait. This frees Kerri Evenfield.

Step-by-step: steps

  1. 01
    Resolve Kerri’s confrontation. Kerri is angry that Oskar trapped and disturbed her. The party can fight her or attempt to persuade or intimidate her. Intimidation options include a DC 15 check, with some class-specific alternatives receiving Advantage.

Step-by-step: steps

  1. 01
    Decide how to handle the truth. After Kerri’s resolution, Lady Jannath reacts to what Oskar did and to the consequences for their marriage. The final reward depends on whether Oskar and the marriage survive.

Estate loot

The most notable fixed or semi-fixed items associated with the estate include:

The estate page distinguishes fixed rewards from random minor loot. The Hand Crossbow +2 and listed ammunition are fixed strongbox contents, while many exterior and roof containers have random contents.

Estate loot

AreaItem or reward
Fireplace ashBrass Locket, burnt letter
Balcony areaGold pouch
Estate officeHand Crossbow +2
Estate officeSix Arrows of Fiend Slaying
Estate officeSix Arrows of Aberration Slaying
Second-floor galleryElixir of See Invisibility
Third-floor armouryScroll of See Invisibility
Roof bird’s nestBlack Diamond
Buried exterior chestRandom potions, gold and camp supplies
Atelier roof tileRandom loot, possibly Trap Disarm Toolkit or Thieves’ Tools
Secret atelier chestLetter to Oskar and related minor contents
Quest completionPersonal Portrait or Kerri-associated rewards

Free the Artist outcomes

The Personal Portrait can be sold for 1,500 gold. Oskar may also paint more than one portrait through character-specific interactions, though this is subject to the game’s known quest behaviour and bugs.

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The door in the garden is labelled Keep Out and leads to the Gardener’s Basement. This is a storage area with gardening tools, not a conventional dungeon entrance.

Two concealed pressure plates sit on opposite sides of the room. A Perception check can reveal them. Place heavy objects on both plates, or have party members stand on them simultaneously, to open the hidden wall. A blast trap lies just beyond the opening.

The passage eventually reaches an ornate wooden hatch leading into the Abandoned Cistern. The cistern is the makeshift headquarters of the Stone Lord and is connected to the Lower City sewer network. If the party enters the area from the cistern side, a lever can move the wall, after which the pressure plates in the basement only click rather than opening the route.

Practical basement route

Do not assume that clearing the manor clears the cistern. The two locations are linked geographically and narratively, but they have separate encounters and objectives.

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Practical basement route

  1. 01
    Enter the garden and open the Keep Out door.
  2. 02
    Search for the two pressure plates.
  3. 03
    Reveal them with Perception if necessary.
  4. 04
    Place barrels, crates or other heavy objects on both plates.
  5. 05
    Disarm the blast trap.
  6. 06
    Proceed through the next room and use the hatch into the Abandoned Cistern.
  7. 07
    Treat the cistern as a separate area with its own sewer entrances and Stone Lord content.

Quest-focused route

This is the most efficient route for the haunted state:

Quest-focused route: steps

  1. 01
    Speak to Tarhun.
  2. 02
    Enter through the main door.
  3. 03
    Move to the master bedroom.
  4. 04
    Knock out Oskar.
  5. 05
    Speak to Lady Jannath.
  6. 06
    Go directly to the atelier.
  7. 07
    Silence or destroy the cursed skulls.
  8. 08
    Reveal the hidden room with Oskar’s portrait and the empty easel.
  9. 09
    Take the letter and key.
  10. 10
    Leave for Mystic Carrion.
  11. 11
    Return with the Torch of Revocation.
  12. 12
    Resolve Kerri and collect the final reward.

Loot-focused route

In the haunted state, perform the quest steps before extensive looting. Invisible enemies and thrown furniture can interrupt an otherwise harmless search.

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For a thorough estate sweep

  1. 01
    Search the front foyer fireplace.
  2. 02
    Check the kitchen and larder.
  3. 03
    Reach the estate office through the first-floor route or side balcony.
  4. 04
    Open the office strongbox.
  5. 05
    Search the second-floor gallery for the Elixir of See Invisibility.
  6. 06
    Search the master bedroom chests.
  7. 07
    Check the armoury and Scroll of See Invisibility.
  8. 08
    Search under the armoury stairs.
  9. 09
    Thoroughly inspect the atelier.
  10. 10
    Check the cracked roof tile.
  11. 11
    Reach the dome and inspect the bird’s nest.
  12. 12
    Search the front garden and rear exterior.
  13. 13
    Dig up the buried chest.
  14. 14
    Enter the Gardener’s Basement if you want the Abandoned Cistern connection.

Places and subareas

The final four entries in the list are neighbouring or connected locations, not internal rooms of the estate. The Abandoned Cistern is likewise a separate location reached through the Gardener’s Basement.

Places and subareas

Residents and story characters

Mystic Carrion, Thrumbo and Brem are story-associated with the estate quest but are not residents of the manor. Brem is part of Oskar’s Act One captivity, while Mystic Carrion and Thrumbo belong to separate Lower City content.

Important items

The Torch of Revocation is obtained through Mystic Carrion’s part of the quest rather than being a permanent starting item in the estate.

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Before leaving the estate, check whether you have:

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Important items

Can I enter the estate without doing Free the Artist?

Yes. The estate can be entered in Act Three even if the quest is not active, and its state depends on Oskar’s Act One outcome. If Oskar was never met, left with the Zhentarim or died there, the location may appear as an art exhibition instead of a haunting.

Should I kill Oskar?

Not if you want to continue the quest. Lady Jannath asks the party to incapacitate him. Killing him causes her to eject the party and prematurely ends the investigation.

Why can I not see the poltergeists?

They are naturally invisible. Use See Invisibility, Faerie Fire, Spirit Guardians, Volo’s Ersatz Eye or broad area attacks. Floating objects and sudden attacks are the main warning signs.

How do I open the hidden room in the atelier?

In the haunted quest state, take Oskar’s portrait from the western side of the room and combine it with the empty easel. In other estate states, the relevant wall can require Perception and lockpicking instead.

How do I get into the Abandoned Cistern?

Enter the Gardener’s Basement through the Keep Out door in the garden. Reveal and activate both pressure plates, disarm the blast trap and proceed through the passage to the ornate hatch. The Abandoned Cistern is a separate location connected to the Lower City Sewers.

Can I bypass the poltergeists by flying to the roof?

Movement abilities can provide alternate access to the upper areas, but the quest’s supernatural source still needs to be dealt with. Reaching the atelier does not automatically resolve the possessed portrait, Kerri’s spirit or the consequences for Oskar and Lady Jannath.

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Sources