In Germany, a property purchase is only legally binding once it has been notarised (§311b BGB). Unlike in other countries where lawyers or agents may handle contracts, German law requires that a notary (Notar) certify every real estate transaction. That’s why notary fees are a key part of your acquisition costs.
The notary acts as a neutral party, ensuring both buyer and seller understand the contract and that the transaction complies with German law. Without notarisation, the contract has no legal effect, no matter how much money has already changed hands.
Under German law, every real estate purchase must go through a notarial process. The notary’s responsibilities include:
The notary acts as a neutral party – not representing either buyer or seller – but ensuring full legal compliance on both sides.
This role is non-negotiable. Without notarisation, your contract has no legal effect, no matter how much money changes hands.
You usually receive your invoice a few days after signing the Kaufvertrag. Payment is due promptly – often within 7–14 days of invoice date.
The responsibility for paying notarial costs lies almost always with the buyer, unless explicitly agreed otherwise in writing.
IMPORTANT: If you back out after signing but before closing, you may still owe partial or full notarial fees depending on how far along the process was.
Let’s get to the question at the heart of it all: how much should you expect to pay your notary when buying property in Germany?
While exact amounts vary slightly based on location and complexity, most buyers can estimate **around 1.0% to 1.5%** of their property’s purchase price for basic notarial services plus land registry fees.
Here’s what typical combined notary + land registry costs look like at different price points:
• €200,000 apartment → approx. €2,500 - €3,000
• €400,000 condo → approx. €5,000 - €6,000
• €600,000 house → approx. €7,500 - €9,000
These estimates include registration with the Grundbuchamt but exclude optional extras like inheritance clauses or powers of attorney.
NOTE: Most online calculators generalise these values without considering regional differences – which is where JustHome’s calculator goes further (see below).
Although rates follow a national fee table (GNotKG), several factors influence your final costs:
- Property value: Most fees scale with transaction volume.
- Complexity: A simple condo sale costs less than one involving easements or shared ownership.
- Additional services: Powers of attorney (Vollmachten), inheritance arrangements (Erbregelungen), or multiple buyers can increase workload.
- Location-specific practices: In Munich or Hamburg some procedures differ slightly from Berlin or Leipzig due to local court handling.
TIP: Ask your notary upfront if any optional services will affect pricing beyond standard rates.
Besides pure notarial service fees (~0.8–1%), you’ll also need to cover:
• Grundbuch entry (~0.5%): Registers new owner and any mortgage liens
• Court handling charges: For document processing at local Amtsgericht
• Possible courier/postage/admin charges (~€50–€150)
Some calculators combine those into one estimated %; others list them separately. JustHome includes everything transparently so there are no surprises later on.
While you can't completely avoid these legally required fees… you can plan smartly around them — especially if you're buying your first home in Germany and navigating unfamiliar terrain.
Here’s how:
Always factor approx. **10–12%** onto your base property price when budgeting total acquisition costs — this includes:
• Grunderwerbsteuer (property transfer tax): 3.5–6.5% depending on state
• Agent commissions (if applicable): Typically 3–7% incl VAT shared between parties
• Notarisation & land registry fees: Around 1–1.5%
EXAMPLE:
Buying an apartment for €350K? Expect around €35K–40K extra in taxes + legal + agent costs before moving day arrives!
TIP: Include these numbers early during mortgage consultations so lenders understand full capital needs upfront — JustHome advisors can help simulate this easily during pre-checks!
Short answer? Rarely — because they’re legally fixed under GNotKG tables tied to value amounts (§34 ff.).
However:
If you're requesting extra documentation outside standard scope (like complex powers of attorney), there's room to clarify scope beforehand so as to limit unnecessary add-ons.
Also consider bundling multiple transactions under one appointment if buying multiple units together — this may reduce total paperwork duplication charges somewhat.
Ask politely — but understand limits set by regulation!
German banks generally require buyers to provide cash equity covering incidental purchase expenses (~10–15%).
BUT certain mortgage products allow partial financing of:
• Grunderwerbsteuer
• Agent commission
• Legal/notarial/registry costs
JustHome partners with lenders offering such flexible terms—especially helpful if limited liquidity is slowing down your path toward ownership!
Book a consultation anytime via our portal — we’ll check eligibility fast & free within minutes across top-tier banks nationwide!
Knowing what you're paying—and why—is crucial when dealing with thousands of euros in transaction-related expenses.
Germany regulates these through **GNotKG** ("Gerichts- und Notarkostengesetz")—a federal law governing all court & notarial billing structures since 2013.
Understanding its basics helps protect against surprises…or overcharging misunderstandings!
Fees are structured using official tables based on "Gegenstandswert"—typically equal to purchase price value (§36 GNotKG).
EXAMPLES:
Property Value = €250K → Standard Beurkundung fee = ~€870 net (+ VAT)
Land Registry Entry = ~€450 net (+ VAT)
Higher-priced properties trigger scaled-up brackets—but NOT proportionally! Rates flatten as value increases—for instance:
€500K → ~€1,300 Beurkundung fee (~0.26%) vs lower-end pricing closer to ~0.35%
TIP: Always request itemised breakdown referencing specific fee table lines when reviewing invoices post-signing!
By regulation (§17 BeurkG), every buyer has right to:
If unclear about any line-item post-billing—ask! Reputable offices explain everything clearly upon request by law obligation.
No hidden extras allowed here—Germany protects consumers thoroughly via civil code oversight mechanisms too!