Buying a flat in Germany in 2026: prices, taxes, costs
Flats are sold to foreigners without permits, but on top of the price you pay 5-8% for tax, the notary and the land register. Germany gives no residence for buying.
In short
- The average flat price in Germany is about $3,700 per square metre, about $9,100 in Munich.
- The acquisition tax is 3.5% to 6.5% depending on the federal state.
- The notary and land register add about 1.5-2% of the price.
- A sale is tax-free after 10 years of ownership or if you lived in the flat.
- There is no residence for buying: people move for work, business, study or family.
In detail
A foreigner buys a flat in Germany with no permits or restrictions by citizenship, but there is no residence for buying. On top of the price you pay a property acquisition tax of 3.5% to 6.5% depending on the federal state and about 1.5-2% for the notary and land register. How we select and check properties is explained on the page property in Germany.
How much a flat in Germany costs in 2026
According to the largest property portals in autumn 2026, a square metre in a flat costs about 3,300 euros on average nationwide, roughly $3,700. In Berlin it is about 5,000-5,300 euros, $5,700-6,000, and in Munich about 8,000 euros, roughly $9,100. Example calculation: a 60 m² flat in Berlin costs about $350,000.
The eastern states and small towns are cheapest, and Munich, Frankfurt and Hamburg the most expensive. Districts are covered in the guides to Berlin and Munich.
Taxes and costs when buying
| Payment | Amount |
|---|---|
| Property acquisition tax | from 3.5% in Bavaria to 6.5% in North Rhine-Westphalia, Brandenburg and several other states |
| Notary and land register | about 1.5-2% of the price at statutory tariffs |
| Agent | if hired by both sides, the fee is split by law between seller and buyer |
Example calculation: a $350,000 flat in Berlin, where the acquisition tax is 6%, costs the buyer roughly another $28,000 in tax, notary and land register. Dollars are at the European Central Bank rate, rounded up.
5-8% on top of the price, and a contract read aloud
In Germany missed details cost more than taxes: debts and owners' association repair decisions that pass to the new owner, encumbrances in the land register, a contract signed without understanding the German text. We check the extract and association documents, prepare you for the contract with an interpreter, support the signing before a notary and the registration, and help with the tax number and mortgage.
The cost of support depends on the property, the state and the financing; a manager will calculate it in the chat.
How the deal works
- Check the property: the land register extract, encumbrances and, for a flat, the owners' association documents, meeting minutes and reserve fund.
- Receive the draft contract: a private buyer gets it at least two weeks before signing.
- Sign the contract before a notary: the notary reads it aloud, and an interpreter is mandatory if you do not speak German.
- Get a priority notice in the land register: it protects the buyer until full registration.
- Pay the tax and the price, after which you are entered in the land register as owner.
You need a German tax number for the deal: the notary reports the purchase to the tax office, and a foreigner is assigned a number if they do not yet have one. German banks lend to non-residents too, but with a large down payment and income checks.
Owner's taxes and selling
Each year the owner pays land tax, calculated by the municipality. Rental income is subject to income tax. A private individual's profit from a sale is tax-free if the flat was owned for more than 10 years or you lived in it in the year of sale and the two previous years. More on the page taxes in Germany.
Does a flat give residence in Germany
No. People move for work, business, study or family, and for job seeking there is the points-based opportunity card, covered in Germany's opportunity card. Since 2024 Germany has allowed dual citizenship; more in Germany and Russia dual citizenship.
FAQ
Can a foreigner buy a flat in Germany?
How much does a flat in Germany cost in 2026?
What taxes do you pay when buying a flat in Germany?
Does buying a flat give residence in Germany?
Do German banks lend to foreigners?
Is selling a flat in Germany taxed?
Don’t want to figure this out alone?
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