What makes up the closing costs
- Grunderwerbsteuer — 3.5%–6.5%, set by each federal state, due a few weeks after notarisation.
- Notary fees — around 1.5%, fixed by law (GNotKG), not negotiable.
- Land registry (Grundbuch) — around 0.5% for ownership transfer and mortgage registration.
- Agent commission — 3%–7% where it applies. Every property we advise on is provisionsfrei, so this line is zero.
Banks almost never finance closing costs, so plan to pay them from your own equity in addition to the down payment.
Land transfer tax and total costs, all 16 states
Totals below add notary and land registry (2.0%) and assume a commission-free purchase. The example column uses a €350,000 purchase price.
| Bundesland | Transfer tax | Total costs | On €350,000 |
|---|---|---|---|
| Baden-Württemberg | 5.0% | 7.0% | €24,500 |
| Bayern | 3.5% | 5.5% | €19,250 |
| Berlin | 6.0% | 8.0% | €28,000 |
| Brandenburg | 6.5% | 8.5% | €29,750 |
| Bremen | 5.0% | 7.0% | €24,500 |
| Hamburg | 5.5% | 7.5% | €26,250 |
| Hessen | 6.0% | 8.0% | €28,000 |
| Mecklenburg-Vorpommern | 6.0% | 8.0% | €28,000 |
| Niedersachsen | 5.0% | 7.0% | €24,500 |
| Nordrhein-Westfalen | 6.5% | 8.5% | €29,750 |
| Rheinland-Pfalz | 5.0% | 7.0% | €24,500 |
| Saarland | 6.5% | 8.5% | €29,750 |
| Sachsen | 5.5% | 7.5% | €26,250 |
| Sachsen-Anhalt | 5.0% | 7.0% | €24,500 |
| Schleswig-Holstein | 6.5% | 8.5% | €29,750 |
| Thüringen | 6.5% | 8.5% | €29,750 |
Worked example: Berlin apartment
A €350,000 Berlin flat carries 6.0% transfer tax (€21,000), roughly €5,250 notary and €1,750 land registry — about €28,000 in cash on top of the price. With a 20% down payment you need roughly €98,000 of equity in total.
Three ways to reduce the bill legally
- Buy commission-free — the single largest saving, often 3%–7% of the price.
- Itemise movables (fitted kitchen, furniture) separately in the contract; that value is not subject to transfer tax within reasonable limits.
- Compare states if you are flexible on location: Bayern and Sachsen are materially cheaper to enter than NRW or Brandenburg.
Calculate your own numbers
The calculator applies your state's tax rate and returns closing costs, required loan and a conservative monthly payment.
Rates reflect the 2026 state schedules and can be changed by each state; confirm before signing.