What you need to know first
- No restrictions on foreign buyers — but buying grants no residency rights.
- Every sale must pass through a neutral notary; consumer buyers must receive the draft contract 14 days before signing.
- You legally own the property only when registered in the Grundbuch (land register) — the process takes weeks to months after signing.
- Side costs run roughly 8–15%: transfer tax (3.5–6.5% by state), ~2% notary and registry, and usually ~3.57% agent commission.
The process, step by step
- 1
Find and finance
Foreigners can buy without restriction — no residency required. Get financing sorted first: German banks typically lend residents up to 80–90% of the price, non-residents usually 50–70%. A financing confirmation makes sellers take you seriously.
- 2
Notary drafts the contract (Kaufvertrag)
Every German property sale must go through a notary (Notar). You receive the draft at least 14 days before signing (mandatory for consumer buyers) — this is your window to have it reviewed and checked.
- 3
Signing (Notartermin)
The notary reads the entire contract aloud and both parties sign. The notary is strictly neutral — they certify the deal, they do not advise you. You do not usually pay at the table.
- 4
Priority notice and payment
The notary registers an Auflassungsvormerkung (priority notice) in the land register protecting you, confirms the conditions are met, and only then instructs you to pay — usually by bank transfer, rarely escrow.
- 5
Tax and final registration (Grundbuch)
You pay the Grunderwerbsteuer (property transfer tax, 3.5–6.5% depending on the Bundesland). Once the tax office issues its clearance certificate, you are registered as owner in the Grundbuch — legally, this is the moment the property becomes yours.
What will the side costs be?
Grunderwerbsteuer varies by Bundesland — estimate your total buying costs.
Have the draft contract reviewed in your 14-day window
The notary certifies the deal but represents nobody. An independent English-speaking property lawyer reviewing the Kaufvertrag draft catches the clauses that cost you later.
Where to search
The portals with real inventory across Germany.
ImmobilienScout24
Germany's largest property portal
Immowelt
Second-largest, strong regional coverage
Immonet
Broad listings, part of the Immowelt group
Kleinanzeigen
Private sales without agent commission
Some links may be partner links — using them never costs you more and helps keep our guides free.
Financing the purchase
German brokers compare hundreds of lenders — essential for non-resident files.
Interhyp
Germany's largest mortgage broker, 500+ lenders
Dr. Klein
Long-established broker, branch network
Hypofriend
English-first advice for expats
Some links may be partner links — using them never costs you more and helps keep our guides free.
Frequently asked questions
Can foreigners buy property in Germany?
Yes — Germany has no restrictions on foreign buyers, EU or non-EU, resident or not. Owning property does not grant residency rights, though.
What are the total side costs?
Plan for roughly 8–15% on top of the price: Grunderwerbsteuer 3.5–6.5% depending on the state, about 2% for notary and land registry, and typically about 3.57% (incl. VAT) buyer's share of the agent commission — since 2020, commission on residential sales is usually split between buyer and seller.
Do I need a lawyer if the notary handles everything?
The notary is neutral and does not represent you. For standard resale flats many buyers rely on the notary process alone; for anything unusual — off-plan purchases, leaseholds (Erbbaurecht), shared ownership, or if you don't read German — an independent lawyer reviewing the draft contract is money well spent.
Can non-residents get a German mortgage?
Yes, but with more equity: banks commonly finance 50–70% of the price for non-residents, and want provable stable income. Mortgage brokers who work with international files can compare across lenders.
Note: This page is general information, not legal or tax advice. Transfer-tax rates are set by state law and change — confirm the current rate and your personal situation with a notary or lawyer before committing.