TilgungsPilot
Property Buying Costs in Germany
When you buy property in Germany, expect 9%–15% in closing costs on top of the purchase price, depending on the federal state — and German banks normally won't finance them. TilgungsPilot includes every component automatically.
Property Buying Costs in Germany – calculate for free →What you pay on top of the price
- Transfer tax (Grunderwerbsteuer) — 3.5%–6.5% depending on the state
- Notary — about 1.5% (mandatory; the notary handles the entire transaction)
- Land registry (Grundbuch) — about 0.5%
- Estate agent (Makler) — typically 3.57% incl. VAT for the buyer, if an agent is involved
Closing costs by German state (example: €400,000 purchase price)
| German state | Transfer tax | Costs excl. agent | incl. agent |
|---|---|---|---|
| Baden-Württemberg | 5% | €28,000 | €42,280 |
| Bayern | 3.5% | €22,000 | €36,280 |
| Berlin | 6% | €32,000 | €46,280 |
| Brandenburg | 6.5% | €34,000 | €48,280 |
| Bremen | 5.5% | €30,000 | €44,280 |
| Hamburg | 5.5% | €30,000 | €44,280 |
| Hessen | 6% | €32,000 | €46,280 |
| Mecklenburg-Vorpommern | 6% | €32,000 | €46,280 |
| Niedersachsen | 5% | €28,000 | €42,280 |
| Nordrhein-Westfalen | 6.5% | €34,000 | €48,280 |
| Rheinland-Pfalz | 5% | €28,000 | €42,280 |
| Saarland | 6.5% | €34,000 | €48,280 |
| Sachsen | 5.5% | €30,000 | €44,280 |
| Sachsen-Anhalt | 5% | €28,000 | €42,280 |
| Schleswig-Holstein | 6.5% | €34,000 | €48,280 |
| Thüringen | 5% | €28,000 | €42,280 |
Why banks won't finance closing costs
German lenders secure the loan against the property value, and closing costs add no value to the property. That's why they expect you to cover them from your own funds — which is also why the common advice is to bring at least 10%–20% equity as a foreign buyer.
Calculate for free →Frequently asked questions
How much are closing costs in Germany?
Between roughly 5.5% and 8.5% of the purchase price without an agent, and 9%–12% with one — the exact figure depends on the state's transfer tax. On a €400,000 purchase that is €22,000–€48,000.
Can closing costs be included in the mortgage?
Usually not. German banks finance the purchase price at most; so-called 110% financing is rare and expensive. Plan to pay closing costs from your own equity.