Notary costs when buying in Germany — what actually applies
Notary fees in Germany are set by law. Comparing achieves nothing, negotiating neither. What counts is knowing when they arise and why they must come from equity.
What do notary and land registry cost when buying a house in Germany?
Notary fees in Germany are set by law and not negotiable — they follow the transaction value, essentially the purchase price. Comparing notaries on price therefore achieves nothing. As a rule of thumb, expect around 1.5 % of the purchase price for the notary and around 0.5 % for the land registry, including registration of the land charge. 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. Anyone who factors these costs into their equity planning from the start avoids an unpleasant surprise shortly before the notary appointment.
Why comparing notaries on price is pointless
Unlike almost every other service involved in buying property, notaries in Germany are subject to no price competition. Fees are regulated by law and follow the transaction value — essentially the purchase price. Every notary in Germany charges the same for the same transaction.
That is good news: you can choose your notary by availability, language and reliability rather than price. For a purchase from abroad that matters — a notary experienced with powers of attorney and apostilles saves you more time than any price comparison could save you money.
What to budget for
- 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.
The point that surprises buyers most
Purchase incidental costs are generally not financed by banks. They have to come from equity — on top of the equity share the bank expects against the purchase price anyway.
The reason lies in the security: notary fees and transfer tax do not increase the value of the property. From the bank's perspective they are sunk expenditure that would not be recovered in an enforcement scenario. So they stay outside the loan.
For non-residents this applies all the more strictly. Anyone financing from abroad brings a higher equity share in any case — the incidental costs come on top. Forget them in your budget and you face a gap shortly before the notary appointment that can no longer be closed. Build them in from the start, not at the end.
Frequently asked questions
Can I save money by comparing notaries?
Are notary costs included in the mortgage?
Does real-estate transfer tax depend on where I live?
What does registering the land charge cost?
As a non-resident, must I attend the notary appointment in Germany?
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I calculate purchase price, incidental costs and the equity you actually need — before you make an offer.