German notary costs and land registry charges when buying a house
Notary fees (Notargebühren) are set by law in Germany. Comparing them gets you nothing, and neither does negotiating. What matters is knowing when they arise and why they have to come from equity. How much equity you need to plan for when buying a house therefore also depends on these costs.
How much do a German notary and the land registry charge when you buy a house?
The notary charges around 1.5 % of the purchase price, the land registry around 0.5 % including registration of the land charge. Both are guide figures, not a quote. On top comes real-estate transfer tax of 3.5–6.5 % depending on the federal state. Banks generally do not finance these costs, so they have to come from equity.
Why is comparing notaries on price pointless?
Because notary fees (Notargebühren) are set by law and depend on the transaction value, every notary charges the same for the same transaction. So choose your notary by accessibility and experience.
- What do the notary and land register cost when buying a house? Usually around 1.5 % of the purchase price for notarisation and around 0.5 % for the land register (including registration of the land charge). On top of this comes land transfer tax of between 3.5 % and 6.5 %, depending on the federal state. These are guide values, not a commitment.
- Can I save on the notary by comparing? No. The fees are set by law and depend on the transaction value — every notary charges the same. Choose by accessibility and experience; when buying from abroad, routine with powers of attorney and apostilles counts for more than any price comparison.
- Are notary costs financed? No. Acquisition costs must come from equity, because they do not increase the value of the property and offer the bank no security in a forced sale. For tax non-residents this applies all the more strictly. Calculate acquisition costs.
Notary costs for buying a house in Germany: set by law, to be paid from equity: Notary costs for buying a house in Germany are set by law and not negotiable — they depend on the transaction value, essentially the purchase price. A price comparison between notaries therefore gets you nothing.
As a rule of thumb, allow around 1.5 % of the purchase price for the notary and around 0.5 % for the land register, including registration of the land charge.
Together with land transfer tax, which is between 3.5 % and 6.5 % depending on the federal state, and any estate agent’s commission, this gives the acquisition costs.
Important for the financing: these costs are not financed by banks but must come from equity — for tax non-residents, experience shows this applies all the more strictly.
Anyone who builds these costs firmly into their equity planning from the start avoids a nasty surprise shortly before the notary appointment.
Unlike almost any other service in a property purchase, there is no price competition among notaries. The fees are regulated by law and depend on the transaction value — essentially the purchase price. Every notary in Germany charges the same for the same transaction.
An overview of all acquisition costs as a term is in the Wiki entry on acquisition costs; this page covers the notary’s share in detail.
That is good news: you can choose the notary by accessibility, language and punctuality with appointments rather than by price. This is particularly relevant when buying from abroad — a notary who routinely handles powers of attorney and apostilles saves you more time than a price comparison could ever save you in money.
Does the bank finance the notary costs?
As a rule, no. Purchase costs must come from equity because they do not raise the property's value and give the bank no security. For non-residents this applies all the more strictly. Which German banks finance non-residents?.
Together with real-estate transfer tax, which ranges between 3.5 % and 6.5 % depending on the federal state, and any agent's commission, these make up the purchase incidental costs.
Important for financing: banks generally do not finance these costs — they have to come from equity, and for non-residents that applies all the more strictly.
Notary fees for buying a house in North Rhine-Westphalia: Are they higher there?
No. Notary fees (Notargebühren) are set by law and are based on the value of the transaction — in North Rhine-Westphalia, the same rules apply as everywhere else: around 1.5 % for the notary and 0.5 % for the land registry. The only difference in North Rhine-Westphalia is the land transfer tax, which stands at 6.5 %.
- Are notary fees for buying a house different in Baden-Württemberg? No, notary fees are the same across Germany. The only difference is the land transfer tax — which is 5.0 % in Baden-Württemberg.
- Notary costs in Lower Saxony when buying a house: how much are they? As is the case everywhere, around 1.5 % for the notary and 0.5 % for the land registry; the land transfer tax in Lower Saxony is 5.0 %.
- Is there a separate notary rate for buying a house in Rhineland-Palatinate? No, notary fees are set by law and are the same everywhere. The land transfer tax in Rhineland-Palatinate is 5.0 %.
Are notary fees for buying a house in North Rhine-Westphalia the same as elsewhere? Yes. Notary fees (Notargebühren) in Germany are set by law and are based on the value of the transaction – essentially, the purchase price. Every notary charges the same fee for the same transaction. The land transfer tax varies depending on the federal state, ranging from 3.5 % to 6.5 %.
What comes on top of the land transfer tax when buying a house? In addition to the land transfer tax, which ranges from 3.5% to 6.5% depending on the federal state, there is a charge of around 1.5% for the notary and around 0.5% for the land registry. If an estate agent is involved, the estate agent’s commission is added, depending on the agreement. These are guide figures only; they do not constitute a guarantee.
What should you budget for?
Budget customarily around 1.5 % of the purchase price for the notary, around 0.5 % for the land registry and between 3.5 % and 6.5 % real-estate transfer tax depending on the federal state. These are guide values.
Notary: customarily around 1.5 % of the purchase price for the notarisation. Land registry: customarily around 0.5 %, including registration of the land charge. Real-estate transfer tax: between 3.5 % and 6.5 % depending on the federal state — determined solely by where the property is, not where you live. Agent's commission: if an agent is involved, as agreed.
Notary and land registry costs vary case by case because they depend on the scope of the notarisation and the size of the registered land charge. The figures above are customary guide values, not a commitment.
Which point surprises buyers most?
Acquisition costs are not financed by banks. They must come from equity — in addition to the equity share the bank expects on the purchase price anyway.
The reason is security: the notary fee (Notargebühr) and land transfer tax do not increase the value of the property. From the bank’s point of view, they are a lost expense that does not come back in a forced sale. That is why they are left out.
For tax non-residents this applies all the more strictly. Anyone financing from abroad brings a higher equity share anyway — the acquisition costs come on top. Anyone who forgets them in the budget faces a gap shortly before the notary appointment that can then no longer be closed. So include them from the start, not at the end.
Another cost block depends not on the purchase price but on the amount of the registered security: Registering a land charge, declaration of purpose and cancellation.
Notary costs when buying a house in North Rhine-Westphalia, Baden-Württemberg, Lower Saxony and Rhineland-Palatinate: Notary costs when buying a house are the same in North Rhine-Westphalia, Baden-Württemberg, Lower Saxony and Rhineland-Palatinate because the fees are set by law and depend on the transaction value; only the land transfer tax differs by federal state.
Frequently asked questions
Notary fees for buying a house in Baden-Württemberg: Are the fees based on the transaction value?
Yes. The fees are regulated by law and are based on the value of the transaction – essentially, the purchase price. Every notary charges the same, so there’s no point in comparing prices.
Can I save money by comparing notaries?
No. Fees are set by law and follow the transaction value. Every notary charges the same. Choose by availability and experience instead — for a purchase from abroad, routine with powers of attorney and apostilles is worth more than any price comparison.
Are notary costs included in the mortgage?
Generally not. Purchase incidental costs must come from equity, because they do not increase the value of the property and offer the bank no security in an enforcement scenario. For non-residents this is applied particularly consistently.
Does real-estate transfer tax depend on where I live?
No, solely on where the property is. Your country of residence is irrelevant for this tax — the rate of the federal state where the property sits applies.
What does the deletion of a mortgage or Grundschuld cost?
Deletion incurs notary and land register fees, which depend on the registered amount of the right, not on the purchase price. A deletion consent from the bank is required. It often pays to leave a paid-off land charge (Grundschuld) in place rather than delete it, as it can be reused later for a new financing.
What does registering the land charge cost?
It forms part of the land registry costs and depends on the size of the registered land charge rather than the purchase price. That is why this item varies with the size of your financing.
As a non-resident, must I attend the notary appointment in Germany?
Usually not. The appointment can be handled via a power of attorney certified and apostilled in your country of residence. Allow lead time — certification, apostille and postal transit all take time.
Notary costs for buying a house in Lower Saxony: what comes on top of the notary and the land register?
On top of the notary and the land register comes the real estate transfer tax, which, depending on the federal state, is between 3.5 % and 6.5 %. If an estate agent is involved, the agent's commission is added, depending on the agreement. These are guide values, not a commitment.
What does the registration of the Grundschuld cost?
It is part of the land register costs and depends on the amount of the registered Grundschuld, not on the purchase price. This item therefore varies with the amount financed.
Have your budget calculated
We calculate purchase price, incidental costs and the equity you actually need — before you make an offer.
Related pages
Do I need a German bank account to pay the instalment?
German bank account for non-residents: inside the EU a bank may not insist on a German account for the direct debit; outside the EU it does not apply.
Energy efficiency rating and mandatory renovation requirements when buying a house
Energy-efficient refurbishment and financing: a house with energy efficiency class G or H despite mandatory refurbishment requirements — refurbishment roadmap, KfW 261 and the banks’ perspective.
Inheritance tax Germany: which allowance applies to non-residents' property?
Inheritance tax in Germany on property: allowances under limited tax liability and what applies when passing on a German property.
Foreign currency mortgage for a German property
Foreign currency mortgage in Germany: how banks apply a safety discount to CHF, USD or GBP salaries, which discounts are typical and who lends.
Income in foreign currency: which bank accepts it
It is not the amount of the salary that matters, but the lending policy of the individual institution — which currencies are accepted and how the security discount is applied.
Independent mortgage advice: Why is there more to it than just the interest rate?
Mortgage interest rates: why the interest rate alone is not a reliable indicator, and what independent advice brings to a sound financing structure.
Land charge
Land charges explained: what they secure, why they do not decrease in value as the loan is repaid, when it is worth cancelling them, and what ‘value date’ means.
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.
