Curated, commission-free investments.
Explore a selection of vetted, already-rented properties in high-demand German markets. Every property is provisionsfrei, lowering your barrier to entry. Each listing includes clear financial metrics and tenant data so you can evaluate the true ROI.
Why these properties?
Every property in this portfolio is provisionsfrei (0% broker fee). In Germany, broker fees can be up to 7.14%, so avoiding them saves you tens of thousands of euros in upfront capital. Furthermore, these properties are already rented (vermietet). This means no initial vacancy, no need to search for a tenant, and immediate rental income from the day you get the keys.
Already Rented
Every property has an active, legally valid rental contract in place. No vacancy period, no tenant search.
Zero Broker Fees
Sourced directly from owners and developers. You save up to 7.14% of purchase price that would normally go to a Makler.
Yield Verified
Net yields are calculated after realistic costs — not inflated gross numbers. You see the true return before you buy.
Tenant Vetted
Tenant payment history, employment status, and lease stability are reviewed before any property makes the list.
Understanding Rented Properties in Germany (Vermietete Immobilien)
Buying an already-rented apartment is an excellent hands-off investment, but it requires understanding local laws.
Kauf bricht nicht Miete
Sale does not break the lease
In Germany, when you buy a rented property, you inherit the existing rental contract exactly as it is. The tenant stays, the terms stay, and your obligations as a new landlord begin immediately.
Rent Increases
Legally capped & indexed
German law dictates how and when you can increase rent (usually capped at 15–20% over 3 years, up to the local index or Mietspiegel). We analyze the current rent against the market potential for you.
Personal Use (Eigenbedarf)
Moving in yourself
If you ever plan to move into the apartment yourself, you must claim "personal need." Depending on how long the tenant has lived there, the notice period can be 3 to 9 months, and in some cities with tight housing markets (like Berlin), a blocking period of up to 10 years may apply.
Available Opportunities
All prices include estimated closing costs (Notar, Grunderwerbsteuer, etc.). Net yield is post-cost.
Reading the numbers in Germany
Understanding the true cost of ownership means looking beyond the listing price.
Nebenkosten
Closing Costs
These are the one-time fees you pay on top of the purchase price. They typically include Grunderwerbsteuer (property transfer tax, 3.5–6.5% depending on the state), notary fees (~2%), and land registry charges. In total, budget roughly 7–10% above the listed price.
Hausgeld
Housing Money / Service Charges
A monthly fee paid to the building management (Verwaltung) for shared building expenses. It covers heating, water, janitorial services, building insurance, and common area upkeep. It is separate from your cold rent and varies by building size and amenities.
The 10-Year Rule
Tax-Free Capital Gains
In Germany, if you hold a rented property for more than 10 years before selling, the capital gain is completely tax-free. If you sell earlier, gains are taxed at your personal income tax rate. This makes buy-and-hold investing especially attractive for expats building long-term wealth.
Don't see exactly what you are looking for?
This portfolio represents only a fraction of the properties I have access to. If you have specific criteria, budget, or target cities in mind, let's talk. I can source off-market opportunities tailored to your investment strategy.
Book a property sourcing call