7 Steps to Buying a house in Germany: A Simple Guide

Dear readers, thinking about buying a house in Germany? It’s one of the biggest decisions (and investments) you’ll ever make, so you want to be prepared! Whether you’re hunting for your dream home or a cozy apartment, this step-by-step guide will help you navigate the process.

Step 1: Narrow Down the Type of Property

First things first—what kind of home do you want? Start by creating a rough plan. It’s not just about what suits you now, but also what will work for you in 10 or 20 years. Are you planning to expand your family? Need space for elderly parents down the line? Think about the location too: Do you want to live in the city or the countryside? Will you need a big garden or a basement?

Another important factor: How much work are you willing to put into the property? Some homes might need renovations, and that could add up in costs. Are you ready to DIY, or will you need professionals?

Step 2: Check Your Budget

Before you fall in love with a house, make sure you know your financial limits. It’s not just the purchase price—you’ll also have to factor in extra costs like the Grunderwerbsteuer (real estate transfer tax), which can be up to 6.5% of the purchase price in some states. Then there are notary fees (Notargebühren) and land registry costs (Grundbucheintrag) (around 3%), plus any realtor fees (Maklergebühren) (which can range between 3% and 7%).

It’s important to think about how much cash you have on hand (your own savings or Eigenkapital) and what kind of mortgage you’ll need. Ideally, you should have at least 20% of the purchase price saved up.

When figuring out what you can afford, a good rule of thumb is to base your monthly mortgage payment on your current rent and savings. Don’t forget, though—owning a house comes with running costs too. You can use a home financing calculator to get an accurate idea of what you’ll need.

Step 3: Find the Perfect Property

Now that you know what you’re looking for and how much you can spend, it’s time to search for the perfect place! The market is slowly improving, but it’s still a good idea to cast a wide net. Use all the resources you can—online real estate platforms, social media, word of mouth, and even good old-fashioned neighborhood scouting for “For Sale” signs.

If you’re not nearby or need help, consider hiring a realtor. They often have insider knowledge that could help you snag the right place. Also, don’t hesitate to chat with neighbors or explore the area to get a feel for your future surroundings.

Step 4: View and Negotiate

Once you find a property you like, don’t rush into it—schedule a viewing. Bring along an expert, like a building inspector (Bauprüfer), to catch any hidden issues that could cost you later. It’s an extra cost upfront, but it could save you tons in repairs.

If you find any defects, use them to negotiate a better price. Don’t be shy about sharing your budget—be clear about what you can afford and ask if there’s room for negotiation. It never hurts to ask!

Questions you must ask during the viewing – email me for the complete checklist!

• What is included in the purchase price?
• Are there any upcoming repairs or renovations needed?
• What are the monthly Nebenkosten (utility and maintenance costs)?
• Are there any legal or structural issues with the property?

Step 5: Get Mortgage Quotes (Hypotheken- Angebote)

Now it’s time to get serious about your financing. Shop around and get at least three mortgage offers. Your terms should be clear by now: how much of a down payment you have, how much you need to borrow, and how long you want to lock in the interest rate.

We recommend working with a mortgage broker (Hypotheken-Makler) who has access to multiple lenders. Larger firms can often provide better deals than small, independent advisors. Just keep in mind that mortgage rates can change from day to day, so once you have your financing plan in place, be ready to move quickly when you find the right deal.

Step 6: Seal the Deal with a Notary

In Germany, real estate deals have to be sealed by a notary (Notar). They’re in charge of all the legal stuff, like making sure the property is registered under your name in the land registry. As the buyer, your job is pretty straightforward—just bring your ID and proof of financing.

The seller has a bit more to do, like gathering all the necessary documents. Once everything’s in order, you and the seller will sign the contract in front of the notary.

Step 7: Take Over Your New Home

Finally, it’s time for the handover! During the handover, make sure to walk through the house one more time and create a handover protocol (Übergabeprotokoll)—this document lists everything in the house and its condition. If you find any new issues (like that sneaky leak you missed during the viewing), take photos and agree on who will fix it.

Don’t forget to collect all the important documents for the property and include that in the protocol too. Once you have the keys in hand, congratulations—you’re officially a homeowner in Germany!

Buying property can feel overwhelming, but breaking it down into these steps makes it much more manageable. Now that you know the basics, you’ll be well on your way to finding your dream home in no time!

Need more help with finances? Check out the Stiftung Warentest’s finance guides for extra tips!

When buying a property in Germany, there are several costs you need to consider, not only during the purchase but also after you become a homeowner. Here’s a breakdown of the key costs:

Costs of home ownership

During the Purchase:

1. Property Price: This is the base cost of the home itself.
2. Grunderwerbsteuer (Property Transfer Tax): Ranges between 3.5% to 6.5% of the purchase price, depending on the federal state.
3. Notary Fees ( Notargebühren): Typically around 1% to 1.5% of the purchase price. The notary ensures that the transaction is legally binding.
4. Land Registration Fee ( Grundbucheintrag- Gebühren): Usually about 0.5% to 1% of the purchase price. This registers your ownership of the property in the German land registry.
5. Real Estate Agent Fees (Maklergebühren): If an agent was involved, expect to pay 3% to 7% of the purchase price, plus VAT. It varies by region and whether the seller also shares the cost.
6. Mortgage Fees (Hypothengebühren): If you’re financing through a mortgage, there may be bank fees like processing charges and interest rates to account for.

Check here for government subsidiary for first-time buyers.

After Becoming a Homeowner:

1. Property Tax (Grundsteuer): This is an annual tax, typically between €200 and €800 per year, depending on the value of your property and location.
2. Building Insurance (Gebäudeversicherung): Covers damage to your property from fire, storms, and water. Expect to pay about €300 to €600 annually.
3. Utility Bills (Nebenkosten): Ongoing costs like heating, water, electricity, waste disposal, and sometimes internet, which vary based on usage and location.
4. Homeowner Association Fees (Hausgeld): If you own an apartment or condo, you may have to contribute to the building’s maintenance, repairs, and shared facilities.
5. Maintenance and Repairs: Over time, you’ll need to budget for repairs and regular maintenance of your property, such as roof repairs, heating system servicing, or even garden upkeep.
6. Renovations and Upgrades: If you decide to make any changes or upgrades to your property, this can add up over time.

Additional Considerations:

• Energy Costs: New energy efficiency regulations might require upgrades like insulation or a new heating system in the future.
• Mortgage Interest Rates: If you’re financing with a variable interest mortgage, be prepared for fluctuations in your monthly payments.

It’s important to have a clear financial plan in place, factoring in both one-time and ongoing costs to ensure your home ownership experience is smooth!

Have you bought your own place – how was your experience – write me in the comments!