Germany: selling property
The full process in 6 steps: the taxes you pay, what each stage costs and how long it takes (~90 days on average). Free guide, no account needed.
Process steps
1
Get the energy certificate
⏱ 3-7 days · 💰 €100-500
2
Gather the land register extract and building papers
⏱ 1-2 weeks · 💰 €20-100
3
Agree the price and instruct the notary
⏱ 1-2 weeks · 💰 free
4
Final deed at Notary
⏱ 1 day · 💰 notary fees
5
Buyer pays, then title transfers
⏱ 4-8 weeks · 💰 included
6
Declare the gain if within 10 years
⏱ annual · 💰 your income tax rate
Taxes & fees
spekulationssteuer
your income tax rate — nil after 10 years or if you lived there
grunderwerbsteuer
3.5-6.5% by state, paid by the buyer
agency fees
seller pays at least half since 2020
energy certificate
€100-500
⚠️ What costs you money if you miss it
Ten years, not five. Germany taxes the gain at your normal income tax rate if you sell within 10 years of the notarial contract — not the handover, not the land registry entry. It falls away entirely if you lived in it yourself in the year of sale and the two calendar years before.
You cannot push the whole agent’s fee onto the buyer. Since 23 December 2020, on homes bought by consumers the seller carries at least half of it. Any contract saying otherwise does not hold.
Without a notary there is no sale. A private written agreement, however detailed and however signed, transfers nothing in Germany. Only the notarial deed counts — and the notary reads the whole contract aloud before you sign.
⚠️ Informational purposes only. Always consult a licensed local lawyer.
Check what a property here is actually worthOpen the free valuation