Buying a house in Germany: purchase costs on top of the price
Land transfer tax, notary, land register and estate agent come on top of the purchase price — and banks do not finance them. With the purchase costs calculator for buying a house, you work out how much you need to have ready as equity. The calculator works out the acquisition costs of buying a house in Baden-Württemberg, Schleswig-Holstein, Saxony-Anhalt and Rhineland-Palatinate using each state’s land transfer tax rate.
How much do the extra costs add to the price of a house in Germany?
These extra costs typically run between 8 % and 15 % of the purchase price. The largest item is the transfer tax (Grunderwerbsteuer), from 3.5 % in Bavaria to 6.5 % in several western states. Notary and land registry add 1.5 to 2.0 %. Banks do not finance these costs; they come from equity.
What do the purchase costs of a house in Germany depend on?
Purchase costs in Germany usually come to around 8% to 15% of the purchase price. The largest item, and the one that varies most by region, is the real estate transfer tax: it depends solely on the location of the property (not on where you live) and ranges in 2026 from 3.5% to 6.5%. Notary and land register fees together amount to around 2%, and the estate agent’s commission depends on the region and how it is split.
Without the estate agent's commission, purchase costs range from 5.5 % in Bavaria to 8.5 % in Schleswig-Holstein. Notary (1.5 %) and land register (0.5 %) apply at the same rate nationwide; the only difference is the real estate transfer tax. On a purchase price of €400,000 that is €22,000 versus €34,000 — money the bank does not finance.
Source: state laws setting the tax rate under § 11 (1) GrEStG; rates checked against two independent overviews · as of 25.07.2026 · notary and land register: as of 20.08.2026
Purchase costs when buying a house: what do you enter in the calculator?
Enter the purchase price and the federal state; the notary, land register and agent rates are pre-filled with typical values and can be adjusted.
Non-binding guidance. How the notary share is made up and why banks do not finance it is explained on the page Notary costs when buying a house. Notary and land register costs vary with the deed and the land-charge amount; the transfer tax rate is stored as of 2026. Purchase costs have to be paid from equity, as banks do not finance them.
Get the full evaluation by email
Your full result with your exact figures — free, straight to your inbox.
How high is the real estate transfer tax by federal state in 2026?
The tax rate is set by each federal state and depends solely on the location of the property — not on where you live. In 2026 it ranges from 3.5% in Bavaria to 6.5%. The rates are identical to those used by the calculator above.
| Federal state | Real estate transfer tax 2026 |
|---|---|
| Bavaria | 3.5 % |
| Baden-Württemberg | 5.0 % |
| Lower Saxony | 5.0 % |
| Rhineland-Palatinate | 5.0 % |
| Saxony-Anhalt | 5.0 % |
| Thuringia | 5.0 % |
| Bremen | 5.5 % |
| Hamburg | 5.5 % |
| Saxony | 5.5 % |
| Berlin | 6.0 % |
| Hesse | 6.0 % |
| Mecklenburg-Vorpommern | 6.0 % |
| Brandenburg | 6.5 % |
| North Rhine-Westphalia | 6.5 % |
| Saarland | 6.5 % |
| Schleswig-Holstein | 6.5 % |
RechtsquelleAs of: checked 25.07.2026. Source: state laws setting the tax rate under § 11 (1) GrEStG; rates checked against two independent overviews. Most recent changes: Bremen 5.0 → 5.5% (01.07.2025), Thuringia 6.5 → 5.0% (01.01.2024). Not tax advice — the applicable rate is checked again before any specific project.
House-buying calculator: purchase costs – you’re all set — now check your budget and mortgage eligibility
What can I afford?
Estimate the purchase price range based on your equity and your desired monthly repayment.
Your purchase costs: what is a quick estimate?
In Germany, purchase costs usually run between roughly 8% and 15% of the purchase price.
What happens if you underestimate the purchase costs?
If you underestimate the purchase costs, the money is missing at purchase, because the bank finances at most the purchase price.
The calculator below shows the total for your state and purchase price.
Property purchase costs calculator: What are the differences between North Rhine-Westphalia, Bavaria, Hesse and Lower Saxony?
The purchase costs involved in buying a house vary between North Rhine-Westphalia, Bavaria, Hesse and Lower Saxony solely due to the land transfer tax — notary fees and land registry charges are the same across the country; the purchase costs calculator above uses the rate applicable in your federal state.
Calculating purchase costs for a house: which items are included?
The real estate transfer tax, plus notary and land register fees of around 1.5 to 2.0% together — and the estate agent, if one is involved.
House purchase costs in Bavaria: how much are they without an estate agent?
Bavaria has the lowest real estate transfer tax at 3.5%. Without an estate agent, only notary and land register fees are added, around 1.5 to 2.0% together — so roughly 5.0 to 5.5% of the purchase price in total.
House purchase costs in Hesse: which real estate transfer tax applies?
In Hesse it is 6.0%. Notary and land register fees are added at the same rate nationwide.
House purchase costs in Lower Saxony: which real estate transfer tax applies?
In Lower Saxony it is 5.0%. Notary and land register fees are added at the same rate nationwide.
House purchase costs in NRW: which real estate transfer tax applies?
House purchase costs in NRW include 6.5% real estate transfer tax. Notary and land register fees are added at the same rate nationwide.
House purchase costs in Saxony-Anhalt: which real estate transfer tax applies?
In Saxony-Anhalt it is 5.0%. Notary and land register fees are added at the same rate nationwide.
House purchase costs in Rhineland-Palatinate: which real estate transfer tax applies?
In Rhineland-Palatinate it is 5.0%. Notary and land register fees are added at the same rate nationwide.
Baden-Württemberg, Rhineland-Palatinate, Saxony-Anhalt, Schleswig-Holstein: What purchase costs apply when buying a house?
The land transfer tax is 5.0 % in Baden-Württemberg, 5.0 % in Rhineland-Palatinate, 5.0 % in Saxony-Anhalt and 6.5 % in Schleswig-Holstein; on top of this come notary and land registry fees totalling around 1.5 to 2.0 % and, if an estate agent is involved, their commission.
How to buy a house in Germany without a cash gap: why do you need a reserve?
Underestimating purchase costs leaves a gap before the notary appointment that no bank closes: purchase costs are not financed, so the shortfall has to come from your own funds. A reserve beyond the pure calculator total also protects against surprises such as an additional notary charge or a higher agent commission than assumed.
The second trap is timing: real estate transfer tax and notary fees fall due before the loan is disbursed — if you don't hold them liquid, the whole purchase process stalls.
What happens to your equity when you buy a house, and how much do you need?
When buying a house, you need at least as much equity as the purchase costs amount to, as no bank will cover these — any equity beyond that reduces the size of the loan.
Keep this result: how do you get the checklist with the right documents?
A calculator gives you a figure. What counts for the financing decision is having the right documents before the meeting with the bank begins. We will send you the checklist that suits your situation — free of charge, with no sales call afterwards.
Need the blank forms straight away? Request them quickly via the form: Self-disclosure (DE/EN) · Statement of assets (DE/EN).
Open the PDF directly — no form: Mortgage documents — checklist (PDF, 9 pages) (Nederlands · Français) · Property loan for tax non-residents — checklist (PDF, 9 pages) (Nederlands · Français) · KfW funding overview 2026 (PDF, 4 pages) (Nederlands)
Frequently asked questions
How much cash do I need on top of the purchase price?
Plan for 8 to 15 % of the purchase price on top, depending on the federal state. Banks do not finance these costs, so they come from your own equity. Transfer tax and notary fees fall due before the loan is disbursed. Keep a reserve beyond the calculator total for surprises such as a higher agent commission.
Calculating purchase costs when buying a house: Which items are included?
These include the real estate transfer tax at 3.5 % to 6.5 % depending on the federal state, which is set by law and not negotiable (§ 11 GrEStG). Added to this are the notary at 1.5 % and the land register at 0.5 %. If an estate agent is involved, a commission of usually 3.57 % including VAT is added.
Does the transfer tax depend on my residence or the property's location?
Solely on the property's location. Your residence, citizenship or workplace are irrelevant — the rate follows the federal state in which the property lies.
Can I finance the purchase costs?
No. Banks finance at most the purchase price, not the incidental costs. These always have to come from equity.
Is the stored tax rate current?
The rates are stored as of 2026. Because the federal states set the rate themselves and change it occasionally, we verify the applicable rate before any concrete project.
How is the real estate transfer tax made up?
It is calculated on the consideration — as a rule the notarised purchase price. Movable items bought along with the property, such as a fitted kitchen, are not included if they are shown separately in the purchase contract. The tax rate itself is a matter for the federal states and ranges from 3.5 % to 6.5 % depending on the state.
Who has to pay the real estate transfer tax?
Legally, buyer and seller owe the tax jointly. In practice, the purchase contract almost always assigns it to the buyer, and the tax office addresses him or her. Only if the buyer does not pay can it claim against the seller.
Who is exempt from real estate transfer tax?
The Real Estate Transfer Tax Act lists several exemptions in §3. The most important in practice: acquisition between spouses or registered civil partners, acquisition between relatives in the direct line — for example parents to child —, acquisition on death and gifts. There is also a de minimis threshold for very small consideration.
Any questions on this topic?
A first consultation is free and without obligation — the commission is, as a rule, paid by the bank. We tell you what this means for your own financing.
Not legal or tax advice.
Related pages
Calculate your instalment
Monthly instalment, total cost and equity needed for your own figures.
Editorially responsible: Olga Nikushkina — owner, §34i GewO (German mortgage brokerage), adviser register D-W-132-ZUCB-95. Specialised in German property financing with an international dimension: non-residents, foreign-currency income, cross-border workers, expats. Siegfried Perini is entered in the German intermediary register under this licence as a person directly involved in brokerage and advice (§ 11a GewO), active in real estate since 1992. Not legal or tax advice.
