German Property Buying Guide — Step-by-Step for Expats
Quick Answer: Buying property in Germany follows a structured process: property search, mortgage pre-approval, purchase offer, notary appointment (Notartermin), land registry entry (Grundbuch), and key handover. The entire process typically takes 2–4 months from offer to ownership.
Step 1: Financial Preparation
- Check your SCHUFA score and gather income documentation
- Calculate your budget: property price + 10–15% buying costs (Kaufnebenkosten)
- Get a mortgage pre-approval (Finanzierungsbestätigung) to show sellers you're serious
Step 2: Property Search
- Use portals like ImmoScout24, Immowelt, and eBay Kleinanzeigen
- Attend viewings (Besichtigungen) and check the building substance (Bausubstanz)
- Review the Teilungserklärung (declaration of division) for apartments
Step 3: Mortgage Application
- Submit your documents to a mortgage broker or bank
- Compare offers from multiple lenders (Konditionsanfrage — does not affect SCHUFA)
- Choose the best rate and fixed-rate period (Zinsbindung)
Step 4: Notary Appointment (Notartermin)
- The notary drafts the purchase contract (Kaufvertrag) — typically sent 2 weeks before signing
- Both buyer and seller sign at the notary's office
- The notary registers a priority notice (Auflassungsvormerkung) in the land registry
Step 5: Payment & Handover
- Pay the Grunderwerbsteuer (property transfer tax) within 4 weeks
- The bank transfers the loan amount to the seller's account
- Once fully paid, the Grundbuch entry is updated and keys are handed over
Buying Costs Overview (Kaufnebenkosten)
- Grunderwerbsteuer: 3.5%–6.5% depending on federal state
- Notary fees: ~1.5%
- Land registry (Grundbuch): ~0.5%
- Real estate agent (Makler): 3.57%–7.14% (split buyer/seller since 2020)
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