When buying a flat or house in Germany, the purchase price is not the only amount to budget for. Additional acquisition costs can vary by federal state, contract and whether an estate agent is involved. Include them early so that your financing plan is not based on the purchase price alone.
Common additional buying costs
- Real-estate transfer tax: It is charged when property is acquired. The rate differs between Germany’s federal states.
- Notary fees: The purchase contract must be notarised. Fees follow statutory rules and are linked to the transaction value.
- Land-register fees: These may include registration of ownership and, where applicable, a mortgage charge.
- Estate-agent commission: This may apply where an agent is involved and a valid agreement exists.
- Other expenses: Moving, renovation, surveys and furnishing also need a place in the budget.
Estimate the total amount
Add the estimated tax, notary and land-register costs and any broker commission to the agreed purchase price. Even a few percentage points can create a five-figure additional amount on a typical property. Use the rate for the federal state where the property is located and verify the actual fees. The legal framework for transfer tax is set out in the German Real Estate Transfer Tax Act.
Use the home-purchase costs calculator for an initial estimate. The loan calculator helps assess a possible monthly repayment; the area calculator can check floor-area figures.
Keep equity and financing separate
Ask your bank which additional costs it will finance and how much equity you need. A loan that covers only the purchase price may leave the acquisition costs unfunded. Keep a reserve for repairs and unexpected expenses after moving in, too.
Costs depend on the federal state and your transaction. This guide is general information, not tax, legal or mortgage advice.
Which expenses are easy to overlook?
In addition to tax, notary and land-register fees, budget for moving, renovation, surveys, furniture and possible loan commitment interest. For a flat, service charges, reserve contributions and planned building work may also matter. Ask your lender which items can be included in the mortgage and which must be paid from your own funds.
Is there one standard percentage?
No single percentage applies to every purchase. Real-estate transfer tax varies by federal state and agent fees depend on the agreement. Use the actual conditions for the property you are buying.