Germany – Finding Property to Buy

Who are the leading estate agents in Germany, and how do they operate?

Germany’s real estate sector is served by thousands of agencies, from large international names to small, locally focused operators. The market is notably fragmented — there is no single national chain that dominates in the way seen in some other countries. Below is an overview of some of the most established and widely recognised agencies active across Germany.

• Engel & Völkers — A premium agency founded in Germany with a substantial footprint across the country’s major cities and commuter belts. Engel & Völkers functions through a franchise model, with independent licence partners operating under the brand in their respective territories. Visit: engelvoelkers.com
• RE/MAX Germany — The German arm of the globally recognised RE/MAX franchise network, covering both residential and commercial property throughout the country. Visit: remax.de
• Postbank Immobilien / Deutsche Bank Immobilien — Postbank Immobilien GmbH employs around 650 real estate agents throughout Germany, focussing on residential properties, and has since been integrated into the Deutsche Bank Group as Deutsche Bank Immobilien. Visit: deutsche-bank-immo.de
• Berkshire Hathaway HomeServices Rubina Real Estate — A prominent brokerage specialising in helping international buyers with real estate investments in Berlin and Frankfurt am Main, offering comprehensive services throughout the purchasing process.
• ZIEGERT — A leading real estate brokerage in Germany specialising in high-quality properties, with nearly 40 years of expertise focusing on maximising returns and providing financing services.
• McMakler — A technology-driven agency operating in Germany, Austria and France with offices nationwide, combining digital platforms with on-the-ground broker knowledge.
• Homeday — A Berlin-based digital brokerage offering a streamlined, competitively priced service backed by online valuation tools and a network of regional brokers.

In Berlin, well-regarded agencies include GUTHMANN Estate, First Citiz Berlin, and Immodo. Munich is served by firms such as Spotlight Real Estate and E&G Real Estate, the latter also maintaining a strong presence in Stuttgart and across Baden-Württemberg.

Before working with any agent, it is worth understanding how they operate within the German system. A real estate broker acts as a go-between for buyers and sellers, helping both parties identify suitable matches, negotiate transaction terms, and navigate the process through to completion. This dual-representation model is quite different from the US, where buyers and sellers typically have their own dedicated agents, and from markets like the Netherlands, where the selling agent works solely on the seller’s behalf. In Germany, it is entirely normal for a single Makler to represent both sides of a deal at once — buyers should keep this dynamic in mind throughout any dealings.

Do estate agents in Germany need to be qualified or licensed, and how can buyers verify this?

Germany’s framework for regulating estate agents differs considerably from countries that operate strict national licensing systems. There is no formal licence required to work as a real estate agent in the same way as in the United States; however, anyone operating as a freelance real estate broker must hold an official permit under §34c of the German Trade Regulations (GewO).

Section 34c of the Trade Regulation Act governs who may carry out certain activities in the real estate sector. Specifically, official permission is required before anyone may provide or broker opportunities to conclude contracts relating to properties, property-like rights, residential spaces, or commercial spaces.

To be granted this permit, applicants must be able to demonstrate both personal integrity and financial stability. The relevant authorities require evidence of trustworthiness and sound financial circumstances; an applicant will generally be deemed untrustworthy if they carry a conviction for offences such as theft, embezzlement, blackmail, fraud, forgery, handling stolen goods, or bankruptcy-related crimes.

Applications for the §34c GewO permit must be lodged with the responsible Chamber of Industry and Commerce (IHK). The process involves several administrative steps and requires submission of supporting documents, including a certificate of good conduct and an extract from the Central Trade Register.

Unlike in some jurisdictions, Germany does not require applicants to pass a national licensing examination. However, estate agents are required to register with their local Chamber of Commerce (Industrie- und Handelskammer, or IHK).

Many reputable agents choose to pursue additional credentials beyond the statutory minimum. While formal qualification requirements remain limited, established professionals often hold IHK certification or membership in a recognised professional body such as the IVD (Immobilienverband Deutschland). The IVD is Germany’s primary industry association for the property sector and maintains a searchable member directory that buyers can use to check an agent’s affiliation. Visit the IVD at ivd.net.

To check whether a particular agent holds a valid permit, buyers can contact the local trade office (Gewerbeamt) or the relevant IHK in the area where the agent works. If an agent is unable to produce evidence of a current §34c permit, buyers should proceed with caution and consider reporting the matter to the local trade authority. The German government’s official administrative portal, where information on applying for and verifying such permits is available, can be found at verwaltung.bund.de. It is advisable to ask to see an agent’s permit documentation before entering into any brokerage agreement.

What fees do estate agents charge in Germany, and who pays them?

Estate agent fees in Germany — referred to as Maklercourtage or Maklerprovision — are calculated as a percentage of the final agreed purchase price. In many parts of the country, the total combined commission typically falls between 5.95% and 7.14% including VAT, though regional variation exists and the rate is in principle negotiable. By comparison, this is broadly similar to commission structures in parts of southern Europe, but considerably higher than the norms seen in the Netherlands or Scandinavia.

A major legal change in December 2020 altered the rules governing who bears these costs. New requirements now apply to many residential property transactions: brokerage agreements must be concluded in text form (such as via email, fax, or written document), and the split-commission principle dictates that the buyer cannot be required to pay more than 50% of the total commission, with the seller obliged to cover at least the remaining half.

This regulation applies primarily to condominiums and single-family houses and does not extend to residential rentals, where the “ordering principle” (Bestellerprinzip) continues to govern. For commercial properties, multi-family residential buildings, and plots of land, the earlier rules remain in force and the full commission burden may be passed to the buyer.

There is no statutory national fee schedule — commission is fundamentally a matter for free negotiation between the parties. In practice, however, agents across the country tend to charge similar rates, with little evidence that digital or online platforms have exerted meaningful downward pressure on commissions over the past two decades. Buyers are nonetheless encouraged to negotiate, particularly when working with a tech-driven or discount brokerage.

For up-to-date guidance on typical fee levels and consumer rights in this area, buyers can consult the IVD at ivd.net or the German consumer protection network (Verbraucherzentrale) at verbraucherzentrale.de. Always establish the exact commission rate and the allocation of responsibility for payment before committing to any brokerage agreement.

Where else can buyers find properties for sale in Germany besides estate agents?

Germany has a mature and well-resourced ecosystem of property search platforms, and many buyers rely on online portals as their primary tool — often using them before making contact with any agent. A proportion of sellers also choose to list privately (ohne Makler), giving buyers the opportunity to transact without incurring any commission at all.

Major online property portals

• Immobilienscout24 — Germany’s largest and most widely used property platform, featuring listings from both agent-marketed and private-seller properties across all regions and property categories. immobilienscout24.de
• Immowelt — The second-largest portal in Germany, with an extensive database of listings and practical search filters that include new-build properties. immowelt.de
• Immonet — A well-established platform now closely associated with Immowelt, offering complementary property listings. immonet.de
• Kleinanzeigen (formerly eBay Kleinanzeigen) — Germany’s leading classifieds platform includes a substantial real estate section, with particular strength in private seller listings. kleinanzeigen.de
• Homeday — A digital brokerage that also functions as a listing portal, typically operating at lower commission rates than traditional agencies. homeday.de

International and expat-focused platforms

• Properstar — Lists international agencies operating in Germany and includes properties targeted at overseas buyers. properstar.com/germany
• Rightmove Overseas — The well-known UK portal includes a Germany section that is useful for buyers researching the market from abroad. rightmove.co.uk/overseas-property
• Kyero and Tranio — International portals featuring German listings with multilingual support for overseas buyers.

Other routes to finding property

• Local and regional newspapers — Both print editions and online classifieds sections of regional papers such as the Süddeutsche Zeitung, Frankfurter Allgemeine Zeitung, and Berliner Morgenpost carry property listings, particularly for premium or off-market properties.
• Social media and community groups — Facebook groups such as “Expats in Berlin/Munich/Hamburg Property” and equivalent city-specific communities are active sources of private listings, local advice, and off-market leads.
• Personal networks and word of mouth — In competitive markets such as Berlin and Munich, off-market properties (known informally as “Stille Verkäufe” or quiet sales) sometimes circulate only through personal introductions. Building connections within local communities can provide access to opportunities that never reach the open market.
• Bank and savings bank portals — Deutsche Bank, Sparkasse, and Volksbank all operate property portals or maintain affiliated agencies, which can be a useful source of listings linked to financing options.

Immobilienscout24 commands the largest market share among German property portals and should serve as the starting point for most searches, as agents and private sellers alike tend to list here first. Setting up automated alerts on at least two platforms simultaneously is recommended to minimise the risk of missing new listings.

Is using a buyer’s agent common in Germany, and what do they cost?

Buyer’s agents — professionals who act solely on behalf of the purchaser rather than the vendor — have not yet become a standard feature of the German property market in the way they are in Australia or parts of the United States. In Australia, for instance, buyer’s agents (sometimes called buyer’s advocates) are a well-established profession with their own distinct licensing requirements. In Germany, the concept is gaining traction but remains a specialist niche.

The typical German Makler operates as a dual agent, representing both parties in a transaction. An agent may, however, take on an exclusively buyer-side role when a purchaser submits a formal search request (Suchanfrage), commissioning the agent to locate a suitable property. In this arrangement, the agent is remunerated from the buyer’s share of the commission. Under the 2020 reform, if the same agent also holds a commission agreement with the seller, the costs must still be divided equally between both parties.

A growing number of specialist buyer’s agencies operate in Germany, particularly in Berlin, Munich, Frankfurt, and Hamburg, and they are increasingly sought out by international clients purchasing from abroad. Typical services include property search and shortlisting, viewing coordination, due diligence assistance, price negotiation, and support throughout the notarisation process. These agencies offer particular value to buyers navigating an unfamiliar legal and linguistic environment, or to those who are unable to visit properties in person.

Fee structures vary among buyer’s agents. Some levy a flat fee, others charge a percentage of the purchase price — typically 1%–3% as of 2024 — and some work on a success-only basis. There is no separate licensing category for “buyer’s agent” distinct from the standard Makler framework; buyer’s agents are therefore subject to the same §34c GewO permit requirements as other brokers. Before engaging a buyer’s agent, always confirm in writing what the service package includes and exactly how the fee is calculated. Also establish whether any separate commission from the seller’s side is involved, as this affects your total outlay.

Are there organisations in Germany that specifically support foreign buyers?

No single government body in Germany is dedicated exclusively to assisting foreign property buyers, but a range of organisations offer relevant information, advocacy, or hands-on support to international purchasers.

IVD — Immobilienverband Deutschland

The IVD is Germany’s principal professional association representing estate agents, property valuers, and administrators. It offers consumer information resources, a member directory to help buyers identify qualified professionals, and guidance on market standards and purchaser rights.

• Website: ivd.net
• Address: Littenstraße 10, 10179 Berlin
• Phone: +49 30 275726-0
• Email: [email protected]

Verbraucherzentrale — Consumer Advice Centres

Germany’s nationwide network of Verbraucherzentrale offices provides free or low-cost guidance to anyone living in or buying property in Germany, covering topics ranging from disputes with estate agents to unfair contract terms and the mechanics of the purchase process. These centres are a valuable resource for any buyer who feels they may have been misled or treated improperly by an agent.

• Website: verbraucherzentrale.de

Germany Trade & Invest (GTAI)

The federal government’s inward investment promotion agency publishes guidance for overseas investors interested in German real estate, including overviews of the legal framework and summaries of relevant regulations.

• Website: gtai.de/en
• Address: Friedrichstraße 60, 10117 Berlin
• Phone: +49 30 200099-0

Expat community networks

Platforms such as iamexpat.de and internations.org host active communities and maintain curated directories of property professionals with experience working alongside international buyers in Germany. These are not regulatory bodies, but they can be a practical source of peer recommendations and personal introductions.

German Notary Chambers (Bundesnotarkammer)

As a notary is compulsory in every German property transaction, the Bundesnotarkammer (Federal Chamber of Notaries) is an essential point of reference. German notaries are neutral public officials — distinct from solicitors in other legal traditions — and are legally obliged to explain the full content of the purchase contract to all parties present. Foreign buyers are entitled to request that proceedings be conducted with a certified interpreter, or that a notary with appropriate language capabilities be engaged.

• Website: bnotk.de
• Address: Mohrenstraße 34, 10117 Berlin
• Phone: +49 30 38386-0

What legal and practical steps are involved in buying property in Germany as a foreigner?

The German property purchase process is well-defined and closely regulated, with a public notary (Notar) playing a mandatory and central role in every transaction. This is broadly comparable to the notarial involvement required in France or Spain, but differs substantially from markets such as the UK or Australia, where solicitors or conveyancers handle the legal transfer without the involvement of a notary.

1. Search and shortlist — Identify candidate properties through online portals, agents, or private listings. Attend viewings and carry out informal checks on the property itself, the building if relevant, and the surrounding neighbourhood.
2. Make an offer — In Germany, offers are typically communicated verbally or by email to the agent or seller directly. Unlike in some markets, there is no formal offer document at this stage, and any verbal understanding carries no legal weight. A transaction becomes legally binding only at the point of notarisation — there is no German equivalent of the UK’s “subject to contract” notation.
3. Request and review the exposé and documents — Ask the agent or seller to provide the full property documentation pack, including the land register extract (Grundbuchauszug), energy performance certificate (Energieausweis), building plans, details of any outstanding charges or encumbrances, and — for apartments — minutes of recent homeowners’ association meetings (Protokolle der Eigentümerversammlung). If you are not fully proficient in German, engage a qualified bilingual property lawyer to review these materials.
4. Arrange financing — Obtain mortgage pre-approval from a German bank or an international lender active in the German market if you are not purchasing with cash. Note that German lenders typically require a deposit of 20%–40%, and that ancillary transaction costs such as notary fees, real estate transfer tax, and agent commission cannot ordinarily be included in a mortgage.
5. Negotiate and agree terms — Agree on the purchase price, any fixtures or fittings to be included, and the desired completion date. Put the agreed commission structure and its allocation in writing.
6. Notary drafts the purchase contract (Kaufvertrag) — Either party may select the notary, though in practice this is often the buyer’s choice. The notary prepares the purchase contract and is legally required to send the draft to both parties at least two weeks before the signing date. Read it carefully — with the assistance of a certified translator or bilingual lawyer where necessary.
7. Sign the purchase contract before the notary — Both buyer and seller (or their duly authorised representatives) must attend the notary’s office to execute the contract. Under the German Civil Code, the broker’s entitlement to commission arises only once the principal contract between buyer and seller is validly concluded through notarisation. If attending in person is not possible, a notarised power of attorney (Vollmacht) may be granted to a representative to act on your behalf.
8. Pay the purchase price and ancillary costs — Following signature, the notary issues a formal payment instruction. The purchase price is transferred to a notary-held escrow account or directly to the seller as directed. Ancillary costs — including Grunderwerbsteuer (real estate transfer tax, which in Berlin currently stands at 6.0% and varies by federal state), notary fees (approximately 1%–1.5%), and agent commission — are settled separately.
9. Registration in the land register (Grundbuch) — The notary oversees the registration of the ownership transfer with the local land registry (Grundbuchamt). This process typically takes several weeks to several months. Legal title to the property passes upon completion of registration.

Buyers are strongly encouraged to retain an independent bilingual property lawyer — separate from the agent — before signing any contract. The Bundesnotarkammer website (bnotk.de) provides a notary search function. The relevant land registry for any given property is the local Grundbuchamt, which operates within the district court (Amtsgericht) system.

Are there restrictions on foreigners buying property in Germany?

Germany’s real estate market is notably open to international investment. As of 2025, there are no legal restrictions preventing foreign nationals — whether from EU member states or third countries — from purchasing residential or commercial property in Germany. Unlike Denmark, which imposes limits on non-resident buyers, or Switzerland, which applies quotas to foreign purchases of secondary residences, Germany places no nationality-based ownership restrictions, no minimum investment thresholds, and requires no government approval for standard residential acquisitions.

Foreign buyers are subject to precisely the same purchase procedures, tax obligations, and fee structures as German citizens. There is no supplementary “foreign buyer surcharge” of the kind levied in certain Canadian or Australian markets. Both private individuals and corporate entities — including companies incorporated outside Germany — are permitted to hold property in the country.

There are, however, a small number of practical matters worth bearing in mind. Certain agricultural land and forestry holdings may be subject to local pre-emption rights (Vorkaufsrecht) under regional legislation, but these are exercised by local authorities or incumbent tenants and do not constitute restrictions targeted specifically at foreign buyers. Obtaining mortgage finance can also be more involved for non-residents, as some German lenders apply stricter eligibility criteria to applicants who do not yet hold a German tax identification number or have an established credit history in the country.

For the most current information on foreign investment rules and property ownership rights, consult Germany Trade & Invest at gtai.de/en or the Federal Ministry for Housing, Urban Development and Building (Bundesministerium für Wohnen, Stadtentwicklung und Bauwesen) at bmwsb.bund.de. For land registration matters, the relevant authority is the local Grundbuchamt within the district court system.

Frequently asked questions

Can I buy property in Germany without speaking German?

Yes, though having professional support in place is essential. The notarised purchase contract will be drawn up in German, and the notary is legally obliged to ensure that all parties fully understand its contents — you may request the presence of an interpreter or seek out a notary with bilingual capabilities. Many agents in Germany’s major urban centres offer services in English and other languages. Regardless of your own language proficiency, it is strongly advisable to have a bilingual property lawyer review all documents independently before you sign anything.

Can I buy property in Germany remotely without visiting in person?

Yes, remote purchases are possible. You can grant a notarised power of attorney (notarielle Vollmacht) to a trusted representative — such as a bilingual solicitor or buyer’s agent — authorising them to sign the purchase contract on your behalf. That said, most experienced advisers recommend making at least one visit to the property in person before committing to a purchase, as photographs and virtual tours rarely capture the full picture of a property’s condition or its immediate surroundings.

Do I need a German bank account to buy property in Germany?

There is no legal requirement to hold a German bank account, but having one in practice makes the process considerably smoother. The full purchase price and all associated costs — including taxes, notary fees, and agent commission — must be paid in euros, and cross-border international transfers can be both time-consuming and expensive. Setting up a German bank account ahead of completion is therefore recommended. Some international digital banks may be acceptable, but it is worth clarifying requirements with both your notary and any lender involved.

How do I avoid property scams in Germany?

The most common risks include fraudulent listings on classifieds platforms, landlords misrepresenting themselves as owners, and agents operating without valid permits. Always confirm that an agent holds a current §34c GewO permit before signing any agreement. Request a recent land register extract (Grundbuchauszug) to verify that the person selling the property is its legitimate registered owner. Never hand over a deposit or reservation fee without a signed written agreement, and do not transfer funds to a private bank account before receiving an official payment instruction from the notary. If anything about a transaction feels rushed or unclear, stop and seek independent legal advice before proceeding.

What happens if the deal falls through before notarisation?

Verbal offers and any informal pre-contract understandings have no legal force in Germany. If either party decides to withdraw before the notarised purchase contract is signed, there is generally no legal obligation on either side to continue, though you may forfeit any reservation fee (Reservierungsgebühr) already paid. Once the contract has been notarised, pulling out becomes significantly more complex and may expose the withdrawing party to claims for damages. Make sure you fully understand the consequences of any reservation fee arrangement before putting your signature to it.

How long does the property purchase process take in Germany?

From an accepted offer to completion of the notarised contract, the process typically spans six to twelve weeks. Subsequent registration of the ownership transfer at the land registry (Grundbuchamt) can take a further two to six months, although the buyer normally takes possession of the property on the agreed handover date once the notary has confirmed receipt of payment. Timescales can differ considerably depending on the region and the current workload of the local Grundbuchamt.

Is a property survey (structural inspection) standard in Germany?

Unlike in the UK, where commissioning an independent structural survey before purchase is routine, formal building surveys are not a standard element of the German transaction process. Properties are typically sold on an “as seen” basis. Buyers are nevertheless strongly encouraged to instruct an independent qualified surveyor (Sachverständiger) to carry out a building inspection (Gutachten) before signing, particularly when purchasing older stock. The cost falls to the buyer, but identifying defects at this stage can avoid considerably greater expense later.

What taxes and costs should I budget for beyond the purchase price?

As of 2025, buyers should factor in the following additional costs on top of the agreed purchase price: real estate transfer tax (Grunderwerbsteuer) of 3.5%–6.5%, depending on the federal state in which the property is located; notary and land registry fees of approximately 1.5%–2%; and estate agent commission of up to 3.57% of the purchase price (representing the buyer’s share of the typical 7.14% total, as of 2024). Taken together, these ancillary costs can amount to 7%–12% of the purchase price. They cannot ordinarily be rolled into a mortgage, so must be funded from personal savings.