Before you’re able to call a new property your own, you have to pay for it. But in addition to the actual purchase price, there are also real estate transfer tax, notary and land registry fees, and brokerage fees, which can quickly add up to a considerable amount. We explain what costs you can expect, when they are due, and how you can avoid surprises. It is best to include the additional costs directly in your overall budget – this way you can keep track of everything from the outset.
1. Summary
- Additional purchase costs usually amount to 5.5–15.14% of the purchase price – depending on the state, broker involvement, and type of property
- Typical items include real estate transfer tax (3.5-6.5% depending on the state), notary and land registry fees (usually around 2%), and real estate agent commission (usually up to 7.14% including VAT).
- Many buyers underestimate these additional costs when they first start thinking about buying a property and are then surprised when it comes to financing, because the project is more expensive overall and the loan requirement is higher than expected.
- Those who calculate and compare early on can avoid unpleasant surprises when buying a property.
2. Real estate transfer tax
Real estate transfer tax is often the largest single item among the ancillary costs. It is payable on the purchase of any property, whether a house, apartment, or plot of land.
- The amount varies between 3.5% and 6.5% of the purchase price depending on the federal state—e.g., currently 6% in Berlin and 6.5% in Brandenburg.
- The tax is calculated by the tax authority after the contract is signed and must be paid before the property is entered in the land register.
- Without proof of payment (clearance certificate), the transfer of ownership will not take place.
3. Notary and land registry costs
No notary, no ownership: The notary certifies the purchase contract and the land registry office enters the change of ownership.
- From the bank’s point of view, the total notary and land registry costs and the fees for registering the land charge are calculated at 2% of the purchase price.
- These costs are usually due shortly after notarization and will be sent to you in several partial invoices – please ensure that you pay them on time.
4. Broker commission
If a broker is involved, a brokerage commission is usually payable.
- Since 2020, the so-called “orderer principle” has applied to residential properties (apartments, single-family and two-family houses).
- The buyer may never pay more than the seller – the commission is therefore shared equally. Currently, a total of 7.14% is standard in Berlin/Brandenburg – i.e., 3.57% for each party.
- The “orderer principle” does not apply to undeveloped land and apartment buildings, so the 7.14% must usually be paid by the buyer.
- When it comes to leasehold land, the calculation becomes somewhat more complex, to say the least – we will be happy to advise you on this, of course.
- Payment is only due after successful notarization.
- Tip: Make sure that the brokerage agreement contains transparent terms and conditions to avoid double payments. The broker who brought the property to your attention is entitled to the commission. Even if you then negotiate directly with the seller…
5. Other ancillary costs
In addition to the classic costs, there are some additional expenses that are often overlooked:
- Appraiser or expert costs for older properties.
- Fees for energy performance certificates, land register extracts, or site plans.
- Bank fees for financing (e.g., fees for appraisals).
These amounts can also add up—careful planning and good advice are worthwhile.
6. Sample calculation
Starting point:
Purchase price: €400,000
Federal state: Brandenburg (real estate transfer tax 6.5%)
Cost overview:
- Real estate transfer tax: €26,000
- Notary & land registry: approx. €8,000
- Broker commission: €14,280 (3% + VAT buyer’s share)
Total ancillary costs: approx. €48,280 (12.07% of the purchase price)
7. Conclusion
Incidental purchase costs are not an annoying extra, but an essential part of real estate financing. If you plan for them realistically from the outset, you can avoid liquidity problems and get off to a secure start in your new property. We help you break down all costs transparently and integrate them directly into your budget – for a clear, stress-free real estate purchase.