SIX ESSENTIAL STEPS TO BUYING A HOME IN GERMANY
Thinking about buying your own home in Germany? Whether it’s your first property or you’re upgrading, the process can feel overwhelming.
This step-by-step guide breaks down the six key steps to buying a house (Eigenheim) in Germany — from financial prep to moving in. We’ll keep it simple, practical, and focused on German market specifics like Baufinanzierung, Notarkosten, and Grunderwerbsteuer.
1. Get your finances in order & check your
creditworthiness
- Why it matters
German banks will assess your Schufa score and your household budget (Haushaltsrechnung) to determine your loan eligibility. - Action steps
- Request your free Schufa report.
- Reduce existing debts.
- Start saving for a down payment (Eigenkapital), usually at least 10–20% of property price.
- Factor in additional buying costs: around 10–15% of the purchase price for Notary fees, property transfer tax (Grunderwerbsteuer), and broker fees (Maklerprovision).
2. Set your budget & get mortgage pre-approval
(unverbindliche Finanzierungsbestätigung)
- Why it matters
Knowing your budget upfront helps narrow your property search and makes you more credible to sellers. - Steps:
- Use a mortgage calculator (Baufinanzierungsrechner) to estimate monthly payments.
- Contact banks or independent mortgage brokers (Baufinanzierungsberater) for pre-approval (Finanzierungsbestätigung).
- Be aware: Fixed interest rates (Zinsbindung) in Germany typically range from 5–20 years.
3. Find a real estate agent (Makler) or search on property
portals
- Why it helps
A local real estate agent (Immobilienmakler) knows the market and can help you find listings before they hit the big portals like Immobilienscout24 or Immonet. - DIY option
Search directly on property websites or check foreclosure sales (Zwangsversteigerungen) for deals.
4. Start house hunting & make an offer
- Define your must-haves
Size, location, commute, infrastructure (schools, shops, transport links). - Viewing tips
- Check energy performance certificates (Energieausweis).
- Look for signs of structural issues (damp walls, old heating systems).
- Making an offer
Negotiation is common in Germany, but don’t expect huge price drops — typically 3–7% below asking price is realistic.
5. Notary, purchase contract & financing finalization
- Notary (Notar) is mandatory
- You cannot buy property in Germany without going through a notary.
- The purchase contract (Kaufvertrag) is signed and certified by the notary.
- Post-signing
- The bank finalizes your mortgage agreement.
- The land register (Grundbuch) gets updated with your name.
- You’ll receive an official payment request (Fälligkeitsmitteilung) for the purchase price.
6. Pay taxes, fees & finally move in
- Key costs at this stage
- Real estate transfer tax: Typically 3.5–6.5% depending on federal state (Bundesland).
- Notary fees and land register costs: Around 1.5–2%.
- Broker fee (Maklercourtage): Often 3.57% (buyer side) if applicable.
- After payment
- You’ll receive the keys after the seller confirms full payment.
- Don’t forget to register utilities (electricity, water, internet).
- Set up home contents insurance (Hausratversicherung) and building insurance (Wohngebäudeversicherung).
Final Thought
Buying a home in Germany takes time, patience, and planning. But with these six clear steps, you’ll navigate the process with more confidence and fewer surprises.
Need help with a detailed cost breakdown or financing comparison?
Let me know—happy to help create it!
Quick Summary Table for Homebuyers in Germany
01
Financial prep
- Check Schufa
- Save equity
- Calculate budget
→ to determines loan eligibility
02
Pre-approval
- Get financing confirmation (Baufinanzierung)
→ to strengthens negotiation power
03
Search property
- Find Makler or
- Use property portals
→ to access to suitable homes
04
View & offer
- Attend viewings
- Make realistic offer
→ to get the right house and
→ to the right price
05
Notary & contracts
- Sign Kaufvertrag
- Finalize mortgage
→ for a legally binding purchase
06
Pay & move in
- Handle taxes
- Fees, and
- Get the keys
→ to become the legal owner
Contact us
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or by prior arrangement
Saturday & Sunday: Closed
Phone: +49 (0) 176 830 913 97
Email: kontakt@dkfinance.eu