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Guide
Buying property in Germany: a guide for buyers who live abroad
The German rules explained in order, with the real costs and without promises.
Who can buy
Anyone, without restrictions and without living in Germany. There is no permit for foreign buyers and no difference between buyers from inside or outside the European Union: the same notary, the same land register and the same taxes apply as for a German buyer. Buying property does not in itself give you a right of residence.
How the purchase works
Nothing is binding until the contract is signed before a German notary; a reservation or an agreement on the price is not a contract. Once the price is agreed, the notary drafts the purchase contract. If the buyer is a private individual, the draft has to be with them at least two weeks before the signing. After the signing the notary registers a priority notice (Auflassungsvormerkung) in your favour in the land register and tells you when to pay. After payment you are entered in the land register as the owner and receive the keys.
The deed is in German. If you do not speak German well enough, the law requires an interpreter at the signing, and the notary can arrange a written translation. If you cannot travel, you sign a power of attorney before a notary in your country beforehand. To be used in Germany it usually needs an apostille (in countries that belong to the Hague Apostille Convention) or a legalisation by the German embassy, and often a translation into German. A person you trust then signs for you.
Purchase costs
The real estate transfer tax (Grunderwerbsteuer) is set by each federal state. These are the rates in 2026:
| Bavaria | 3.5% |
|---|---|
| Baden-Württemberg | 5% |
| Lower Saxony | 5% |
| Rhineland-Palatinate | 5% |
| Saxony-Anhalt | 5% |
| Thuringia | 5% |
| Bremen | 5.5% |
| Hamburg | 5.5% |
| Saxony | 5.5% |
| Berlin | 6% |
| Hesse | 6% |
| Mecklenburg-Western Pomerania | 6% |
| Brandenburg | 6.5% |
| North Rhine-Westphalia | 6.5% |
| Saarland | 6.5% |
| Schleswig-Holstein | 6.5% |
On top come the notary and land register fees, around 1.5–2% of the price, and the agency commission stated in the listing. An example: for an apartment at €80,000 in Saxony you pay €4,400 transfer tax and around €1,200–1,600 for notary and land register, plus the commission. Every listing in our catalogue already shows this calculation.
Mortgage or cash
Some German banks lend to buyers who live abroad, usually with more equity: the purchase costs in any case and often 20–40% of the price. The bank wants to see your income, and the conditions depend on your country of residence. The bank's confirmation must be in place before the notary appointment. For apartments under €100,000 most of our clients buy without a mortgage.
Let or vacant
An apartment that is already let costs less and earns from the first month: the tenancy passes to you with the tenant. However, the rent can only be raised within legal limits, and you cannot simply move in. To live in it yourself, or for a child who studies in Germany, a vacant apartment is the better choice.
Taxes after the purchase
Every year the municipality charges property tax (Grundsteuer); for an apartment it is usually a few hundred euros, and if you let the property it can be passed on to the tenant as part of the service charges. Rental income from property in Germany is taxable in Germany, also for owners who live abroad; costs such as depreciation of the building and mortgage interest can be deducted. If you sell a privately held property more than ten years after buying it, the gain is tax-free in Germany. How your country of residence treats the income and any gain depends on its own rules and on any double taxation agreement with Germany: please ask a tax adviser.
Frequently asked questions
Can a foreigner buy property in Germany?
Yes, without restrictions and without living in Germany. There are no special rules for buyers from outside the European Union either. You need a valid passport and the tax details that the notary asks for in order to report the purchase to the tax office.
How much are the purchase costs on top of the price?
It depends on the federal state: the real estate transfer tax (Grunderwerbsteuer) ranges from 3.5% in Bavaria to 6.5% in North Rhine-Westphalia, Brandenburg, Saarland and Schleswig-Holstein; it is 5.5% in Saxony and 6% in Berlin. Notary and land register cost around 1.5–2%, and then there is the commission stated in the listing. Every listing shows the calculation for that property.
Do I have to travel to Germany to sign at the notary?
No. You can sign a power of attorney before a notary in your country. To be accepted in Germany it usually needs an apostille (in countries that belong to the Hague Apostille Convention) or a legalisation, and often a translation. A person you trust then represents you at the signing.
Will a German bank give me a mortgage if I live abroad?
Some will, usually with more equity: the purchase costs in any case and often 20–40% of the price. Conditions depend heavily on your country of residence and your income. For apartments under €100,000 many of our clients buy without a mortgage.
How long does a purchase take?
From agreeing the price to receiving the keys, usually six weeks to three months.
General information, as of October 2026. It does not replace advice from a tax adviser, a lawyer or a notary.
