Cost of buying a house in Germany
Real estate transfer tax, notary, land register and agent come on top of the purchase price — and banks usually do not finance them. Work out how much equity you need to have ready.
How high are the purchase costs when buying property in Germany?
Purchase costs typically add up to between 9 % and 15 % of the purchase price, depending on the federal state. The largest item is the real estate transfer tax (Grunderwerbsteuer) — it ranges from 3.5 % in Bavaria and Saxony to 6.5 % in several western states and is set by law (§11 GrEStG), not negotiable. Notary and land registry fees add roughly 1.5 to 2.0 % combined, and if an agent is involved, a commission of typically 3.57 % including VAT. Important for financing: most banks do not finance these costs — they must come from your own equity. Underestimating them often pushes the follow-up financing into a 100 % or even 110 % loan with a corresponding rate premium. The calculator below shows the total for your state and purchase price. Not legal or tax advice.
In Germany, purchase costs usually run between roughly 8% and 13% 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.
Your purchase costs — a quick estimate
Enter the purchase price and federal state; notary, land register and agent rates are pre-filled with typical values and adjustable.
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 usually have to be paid from equity, as banks mostly do not finance them.
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What can I afford?
Estimate your purchase-price range from equity and desired payment.
What can I afford? →Buy-to-let for non-residents
Financing a let German property from abroad.
Buy-to-let for non-residents →Why a too-thin reserve gets expensive
Underestimating purchase costs often forces the bank to finance the shortfall as well — with real consequences: a higher loan-to-value ratio usually means a rate premium, and some banks decline a full financing including purchase costs outright. 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.
Frequently asked questions about purchase costs
Does the transfer tax depend on my residence or the property's location?
Can I finance the purchase costs?
Is the stored tax rate current?
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, 7 pages) · Non-resident mortgage checklist (PDF, 8 pages) · KfW funding overview 2026 (PDF, 2 pages)