Property purchase costs (Kaufnebenkosten) in Germany
Kaufnebenkosten are the costs of buying property in Germany on top of the price: real estate transfer tax (3.5 % to 6.5 % depending on the state), notary and land registry fees, and the buyer's share of any broker commission. Together they come to about 5 % to 12 % of the purchase price.
Also: Kaufnebenkosten · Erwerbsnebenkosten · closing costs Germany · Grunderwerbsteuer · real estate transfer tax
Buying property in Germany costs more than the price on the contract. The extra costs are called Kaufnebenkosten or Erwerbsnebenkosten. They are due immediately, do not add to the value of the property and are lost if you sell again. They are often higher than buyers from other countries expect. Status: October 2026.
What they are made of
Real estate transfer tax (Grunderwerbsteuer). It is based on the purchase price (§ 8 and § 9 GrEStG). Federal law sets 3.5 % (§ 11 GrEStG), but each state may set its own rate (Art. 105 (2a) Basic Law). Depending on the state it ranges from 3.5 % in Bavaria to 6.5 %. It is usually the largest item.
Notary and land registry. In Germany the purchase contract must be notarised, and ownership and the bank’s land charge are entered in the land registry (Grundbuch). The consumer advice centre (Verbraucherzentrale) puts this at 1 % to 1.5 % of the price, depending on the size of the land charges. The Zenarios calculator uses a cautious 2 %.
Broker (Makler). When you buy a flat or a single-family home and the broker works for both sides, buyer and seller pay the same amount (§ 656c BGB). If only the seller hired the broker, at most half can be passed on to you, and only after the seller has paid their share (§ 656d BGB). With a total commission of 7.14 % including VAT, your share is 3.57 %. Without a broker, this item disappears.
Example: a €400,000 flat
| Item | Bavaria | State with 6.5 % |
|---|---|---|
| Transfer tax | 3.5 % = €14,000 | 6.5 % = €26,000 |
| Notary and land registry (2 %) | €8,000 | €8,000 |
| Broker, buyer’s share 3.57 % | €14,280 | €14,280 |
| Total | €36,280 (9.07 %) | €48,280 (12.07 %) |
Without a broker it would be €22,000 (5.5 %) or €34,000 (8.5 %). At this price, the cheapest and the most expensive case are more than €26,000 apart.
Why it matters for financing
Loan and own funds together must cover the price and the purchase costs. Because the purchase costs add no value to the property, many financing calculations, including the Zenarios calculator, assume they are paid from your own savings. With €60,000 saved and 9 % purchase costs, €36,000 goes to the costs and only €24,000 remains as a down payment.
Common mistakes
- Comparing prices only. The same flat can cost tens of thousands of euros more or less depending on the state and whether there is a broker.
- Counting purchase costs as wealth. After buying, your net worth is lower by the purchase costs. If you sell after a few years, you often do not recover them.
- Forgetting what comes after. Moving, renovation and furniture are not purchase costs in the narrow sense but add up. The Verbraucherzentrale’s own example reaches much higher totals once renovation and a kitchen are included.
- Treating the transfer tax rate as fixed. States can change it. Check your state’s current rate before buying.
In your plan
The home affordability calculator includes the purchase costs by state and shows what price your savings can carry. Whether buying beats renting and investing over the long run is what the rent vs buy calculator checks, and the guide Rent vs buy puts the comparison into a whole financial plan.