Buying a house in Germany: how much do purchase costs add to the price?
Real estate transfer tax, notary, land register and agent come on top of the purchase price — and banks do not finance them. Work out how much equity these purchase costs require you to have ready.
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.
Non-binding guidance. Notary and land register costs vary with the deed and 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.
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Your purchase costs — a quick estimate
In Germany, purchase costs usually run between roughly 8% and 15% of the purchase price.
The largest and most regionally variable item is the real estate transfer tax (Grunderwerbsteuer): it depends solely on the location of the property (not your residence) and ranges from 3.5% to 6.5% in 2026. Notary and land register together add around 2%, plus the agent's commission depending on region and split.
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.
Underestimate them and the money is missing at purchase — the bank finances at most the purchase price. The calculator below shows the total for your state and purchase price. Not legal or tax advice.
Enter the purchase price and federal state; notary, land register and agent rates are pre-filled with typical values and adjustable.
How to buy a house in Germany without a cash gap: why a too-thin reserve gets expensive
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.
Keep this result — and the right documents
A calculator gives you a number. A financing decision needs the right paperwork ready before you talk to a bank. We'll send you the checklist that matches your situation — free, no sales call attached.
Need the blank forms right now? Get them via a quick form: self-disclosure form (DE/EN) · net-worth statement (DE/EN).
Open the file directly — no form: Germany property financing checklist (PDF, 9 pages) · Non-resident mortgage checklist (PDF, 9 pages) · KfW funding overview 2026 (PDF, 4 pages)
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.
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.
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.
Related pages
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.