Property purchase costs calculator for Germany 2026
Enter the property price and federal state and this property purchase costs calculator shows instantly how much cash you need on top of the purchase price – total closing costs, share of the price and every item from notary to land registry.
Example: Purchase price 400,000 € · Federal state: North Rhine-Westphalia · thereof movable items 0 € · Agent commission (your share) 3.57 % → Total purchase costs: €44,402.17. Source: § 34 GNotKG, GNotKG – value-based fees, Table B. Updated: .
How it is calculated
How the calculator works
- Price and state: the state sets the real estate transfer tax rate (3.5% to 6.5%).
- Movable items such as a fitted kitchen, if listed separately in the contract – they reduce transfer tax and registry fees.
- Agent commission: take it from the listing; enter 0 if there is no agent.
- Land charge: tick it if you take out a mortgage – the bank requires a land charge (Grundschuld), which adds notary and registry fees.
Formula: closing costs = transfer tax + notary fees + land registry fees + agent commission.
Worked example: €400,000 in North Rhine-Westphalia
| Item | Amount |
|---|---|
| Real estate transfer tax (6.5%) | €26,000.00 |
| Notary incl. VAT, with €300,000 land charge | €3,699.12 |
| Land registry | €1,837.50 |
| Agent commission (3.57%) | €14,280.00 |
| Total | €45,816.62 (11.45%) |
The same property in Bavaria without an agent and without a land charge costs €18,122.17 (4.53%).
Closing costs by federal state
Purchase price €400,000, no land charge; notary and registry fees as calculated above.
| State | Transfer tax | without agent | with 3.57% agent |
|---|---|---|---|
| Baden-Württemberg | 5% | €24,122 (6%) | €38,402 (9.6%) |
| Bavaria | 3.5% | €18,122 (4.5%) | €32,402 (8.1%) |
| Berlin | 6% | €28,122 (7%) | €42,402 (10.6%) |
| Brandenburg | 6.5% | €30,122 (7.5%) | €44,402 (11.1%) |
| Bremen | 5.5% | €26,122 (6.5%) | €40,402 (10.1%) |
| Hamburg | 5.5% | €26,122 (6.5%) | €40,402 (10.1%) |
| Hesse | 6% | €28,122 (7%) | €42,402 (10.6%) |
| Mecklenburg-Western Pomerania | 6% | €28,122 (7%) | €42,402 (10.6%) |
| Lower Saxony | 5% | €24,122 (6%) | €38,402 (9.6%) |
| North Rhine-Westphalia | 6.5% | €30,122 (7.5%) | €44,402 (11.1%) |
| Rhineland-Palatinate | 5% | €24,122 (6%) | €38,402 (9.6%) |
| Saarland | 6.5% | €30,122 (7.5%) | €44,402 (11.1%) |
| Saxony | 5.5% | €26,122 (6.5%) | €40,402 (10.1%) |
| Saxony-Anhalt | 5% | €24,122 (6%) | €38,402 (9.6%) |
| Schleswig-Holstein | 6.5% | €30,122 (7.5%) | €44,402 (11.1%) |
| Thuringia | 5% | €24,122 (6%) | €38,402 (9.6%) |
Notary and land registry fees
Notary and registry fees follow fee table B of the German Court and Notary Fees Act (Sec. 34 GNotKG), based on the purchase price (Sec. 47 GNotKG) or the land charge amount (Sec. 53 GNotKG). 19% VAT applies to notary fees only; land registry fees are VAT-free.
How much should you budget?
Plan for roughly 4.5% (Bavaria, no agent) to just over 11% (states with 6.5% transfer tax plus an agent) on top of the price. Notary and land registry stay fairly constant at about 1–1.5%; transfer tax and commission make the difference. Many German banks expect at least the closing costs to be paid from your own funds, so the total from this calculator is a good guide to the minimum cash you need. Not included: financing costs, municipal development charges (Erschließungskosten), moving, renovation and ongoing property tax (Grundsteuer).
Are closing costs tax-deductible?
Not for a home you live in yourself. For a rental property, transfer tax, notary, registry and agent fees for the purchase are part of the acquisition cost (Sec. 255(1) HGB); the share attributable to the building is depreciated (Sec. 7(4) EStG), the land share is not.
Estate agent commission
There is no statutory commission rate. For flats and single-family homes bought by consumers, the buyer pays at most half if only the seller hired the agent, and both pay the same if both did (Secs. 656c, 656d BGB). The default of 3.57% (3% plus 19% VAT) is only an example.
Frequently asked questions
How much are closing costs when buying property in Germany?
For a €400,000 property without a land charge, between about €18,100 (4.5%, Bavaria, no agent) and about €44,400 (11.1%, e.g. North Rhine-Westphalia with a 3.57% agent). Transfer tax and agent commission are the big items; notary and land registry together are just over 1%.
What do closing costs in Germany include?
Real estate transfer tax (Grunderwerbsteuer), notary fees, land registry fees and, if an agent is involved, the agent commission. With a mortgage, the notarisation and registration of the land charge are added.
Who pays the closing costs – buyer or seller?
The purchase contract usually assigns transfer tax, notary and registry fees to the buyer. For the agent commission on flats and single-family homes, a consumer buyer pays at most half if only the seller hired the agent (Sec. 656d BGB).
Can notary fees be negotiated?
No. Notaries must charge the statutory fees under the GNotKG; fee agreements are invalid (Sec. 125 GNotKG).
How can I reduce closing costs?
List movable items such as a fitted kitchen separately in the contract at a realistic value, and buy without an agent or clarify the commission before signing. Notary and registry fees are fixed by law.
Do foreign buyers pay the same closing costs?
Yes. Transfer tax, notary and land registry fees depend on the price and the federal state, not on nationality or residence. Non-German speakers may additionally need a certified interpreter at the notarisation.
What percentage of the price are closing costs in Germany?
Between about 4.5% and 11% of the purchase price for a €400,000 property, depending on the transfer tax rate of the federal state (3.5% to 6.5%) and whether an agent is involved.
Sources and legal basis
- § 34 GNotKG: GNotKG – value-based fees, Table B
- Anlage 2 GNotKG: GNotKG – fee table B up to €3 million
- Anlage 1 GNotKG: GNotKG – Kostenverzeichnis (KV 14110, 14121, 14150, 14152, 21100, 21200, 22110, 22115, 22200, 32005, 32014)
- § 47 GNotKG: GNotKG – transaction value for a purchase
- § 53 GNotKG: GNotKG – Geschäftswert Grundschuld
- § 11 GrEStG: Grunderwerbsteuergesetz – Steuersatz
- §§ 656a–656d BGB: BGB – brokerage fees for apartments and single-family houses
- § 12 Abs. 1 UStG: Umsatzsteuergesetz – Steuersatz 19 %
As of: · Editorial policy
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