Can foreigners buy property in Germany in 2026?

A German property purchase contract must be completed before a Notar, a state-appointed neutral notary. The notary explains and authenticates the agreement but does not act as the buyer's personal adviser.

The Grundbuch is the land register recording ownership and property rights. Signing and paying do not alone make you the registered owner.

The notary normally arranges an Auflassungsvormerkung, a priority notice protecting the buyer's future transfer in the land register while conditions are completed.

Grunderwerbsteuer is real estate transfer tax. Its rate depends on the federal state, so a purchase in Bavaria or Saxony has a different tax calculation from one in Berlin, Brandenburg, or North Rhine-Westphalia.

Add notary and land-register fees, financing charges, valuation, translation or independent legal advice, and buyer-side brokerage where applicable. A broad closing-cost allowance can reach roughly 8–15% of the purchase price depending heavily on state and commission.

Grundsteuer is the recurring municipal property tax after purchase. Apartment owners also pay their share of building operations and reserves.

For an apartment, review the Teilungserklärung, the declaration dividing the building into private and shared property. Read owners' meeting minutes, budgets, reserve level, planned works, house rules, and unpaid obligations.

For any home, inspect structure, roof, moisture, heating, energy certificate, wiring, windows, and renovation permissions. A surveyor protects against physical defects that the notary does not assess.

If tenants occupy the property, German tenancy law can restrict vacant possession, rent changes, and termination. Do not assume purchase ends the lease.

Property ownership does not provide a German visa, residence permit, or work right. Immigration status must qualify independently.

Non-residents should also check German rental-income, capital-gains, inheritance, and home-country tax consequences before signing.