Buying a house or apartment in Germany

1. Can foreigners buy German property?

German property law generally does not reserve purchases to German or EU citizens. EU citizens, non-EU residents and buyers living abroad can buy, subject to ordinary legal checks.

Financing is a separate issue: banks may apply stricter equity, income, residency and documentation requirements to non-residents or people with foreign income. Buying a home does not grant a visa, permanent residence or citizenship.

2. From search to handover

Do not pay a reservation fee or sign side documents without understanding whether they bind you. Financing approval should be aligned with the notarial timetable.

1. 1

   Set the total budget

   Include acquisition costs, repairs and a cash buffer.

2. 2

   Review documents and condition

   Check title, plans, energy, renovation and WEG records where relevant.

3. 3

   Negotiate and receive the draft

   The notary circulates a contract draft; use the review period to ask questions.

4. 4

   Notarisation

   The notary reads and notarises the agreement and coordinates safeguards.

5. 5

   Pay when due

   Pay only when the notary issues the contractual maturity notice.

6. 6

   Transfer and handover

   After tax clearance and land-register requirements, ownership is registered; record the physical handover separately.

3. The notary is neutral

A Notar or Notarin explains the deed, notarises it and coordinates required notices and land-register applications. The notary is impartial, not the buyer’s personal lawyer or technical surveyor.

You may separately commission a lawyer, tax adviser or building expert for advice directed only to you.

4. The Grundbuch in plain English

The land register records ownership and important rights and charges. The Auflassung is the formal agreement to transfer ownership; an Auflassungsvormerkung protects the buyer’s claim while completion is pending. A Grundschuld is typically registered as security for the lender.

5. Documents worth checking

The exact set depends on the property. Missing documents are a reason to pause, not to guess.

• Recent Grundbuch extract and cadastral/land information
• Floor plans, building approvals and property description
• Energieausweis and heating-system information
• Renovation, defect and insurance records
• For apartments: Teilungserklärung, Gemeinschaftsordnung, Wirtschaftsplan and Hausgeld
• Recent WEG meeting minutes, maintenance reserve and planned Sonderumlagen

6. Buying an apartment means joining a WEG

Apartment ownership combines your unit with shared ownership and rules. Hausgeld funds operating costs, administration and often reserve contributions. The Instandhaltungsrücklage is the association’s maintenance reserve; a Sonderumlage is an extra owner levy when normal funds are insufficient.

Read recent meeting minutes and budgets for disputes, major repairs and planned special assessments.

7. Technical and energy checks

An independent Sachverständiger can assess condition, moisture, structure, roof, heating and renovation needs. This is not a DIY diagnosis. The Energieausweis provides standardised energy information but does not guarantee actual consumption or reveal every defect.