Property Purchase Costs Calculator: Full Cost Overview

Understanding the True Cost of Buying a Property in Germany

When you ask, “how much does it cost to buy a house in Germany?”, the answer isn’t just the listing price on ImmobilienScout24. In reality, purchasing property involves several mandatory costs that can increase your total outlay by up to 15% above the purchase price.

Buying real estate in Germany is often more complex than expected, especially for first-time buyers or international newcomers. That’s why understanding all elements of the acquisition cost is key to planning your budget and mortgage correctly.

Let's break it down.

Purchase Price vs. Total Acquisition Costs

The purchase price (Kaufpreis) listed for a property is only part of what you’ll pay at closing. The final amount, known as the total acquisition cost (Gesamtkosten), includes:

• Grunderwerbsteuer (property transfer tax)
• Notary and land registry fees
• Real estate agent commission (if applicable)

For example, if you're eyeing an apartment priced at €400,000, your actual cash requirement could be closer to €450,000 once all fees are included.

TIP: Banks use this full acquisition cost, not just the Kaufpreis, when calculating how much equity you need.

Typical Additional Costs (Grunderwerbsteuer, Notary, Agent Fees)

Here’s what most buyers will pay on top of the property price:

The largest extra cost is the property transfer tax (Grunderwerbsteuer). Depending on the Bundesland, this ranges between 3.5% and 6.5% of the purchase price.

On top of that come notary and land registry fees, which typically add another 1.5% to 2%. These cover the legal certification of the contract and the official registration of your ownership.

Finally, many buyers also face a real estate agent’s commission (Maklerprovision). This usually falls between 3% and 7% and is split between buyer and seller, depending on federal law and local practice.

These costs must be covered from your own funds, as they are not typically included in the mortgage.

Regional Variations in Costs Across German States

Your location matters a lot.

The property transfer tax varies by Bundesland. Here’s an overview:

Agent commission practices also differ by region:

• In Berlin and many other states since Dec 2020 reforms, buyer and seller usually split the agent fee equally.
• In some cases (e.g., new developments or direct sales), no agent fee applies at all.

Justhome's calculator automatically adapts these values based on your target region, helping you plan with precision whether you're buying in Munich or Leipzig.

Example: Buying a Property in Berlin (€400,000)

Let’s look at one realistic scenario using our Justhome calculator:

Estimated additional costs:

With an agent involved, extra costs add up to about €46,000. Without an agent, they drop to around €32,000.

IMPORTANT: These costs do not include renovation expenses or furnishings, just legal and regulatory transaction costs.

How Our Property Purchasing Cost Calculator Works

Our calculator shows you the true costs of buying property in Germany, quickly and transparently.

What you need:

• Purchase price

• Location (city or postcode)

• Whether an agent is involved

That’s it. Optional inputs like renovation budget or financing can refine the results further.

Why it’s accurate:

We use real-time data by Bundesland, including current transfer tax rates (Grunderwerbsteuer) and local notary fees. The database is updated monthly, so your estimate reflects today’s costs, not outdated average