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Buying a property in Baden-Baden: a complete guide

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property investment Baden-Baden

Yes, the analysis of Baden-Baden's property market is included in our pack

Thinking about buying a nice property in Baden-Baden? You're not alone!

Baden-Baden's spa culture and scenic surroundings lead people to fantasize about owning a luxurious villa or a stylish apartment in this German spa town.

Is it a wise investment, though? Are property prices increasing in Baden-Baden? Is it expensive? Should I buy property in the town center or outskirts? What are the taxes? What rental yields should I expect?

We have the answers.

The Investropa team has done their homework and know this market well. As a matter of fact, we've gathered all our findings in a pack. Get it now.

In the lines below, we will share some of this knowledge.

How is the property market in Baden-Baden?

Is the property market doing well or poorly? Data will provide us with answers.

Property types

In Baden-Baden, there are various types of properties available for sale.

These include charming houses with picturesque gardens, modern apartments with scenic views, cozy townhouses nestled in the heart of the city, and elegant villas offering luxury living.

Whether you're looking for historical charm, contemporary comfort, or upscale elegance, Baden-Baden's real estate market offers a diverse range of options to suit different preferences and lifestyles.

Better to buy or rent?

(If you're keeping it for yourself and not renting it)

If Baden-Baden has captured your heart as your city of choice, you might be considering whether it's better to buy a property or opt for renting in this spa town in Germany.

Usually, buying is better than renting in Baden-Baden due to the city's growing economy and its attractive real estate market.

Still, if flexibility is key, consider going for renting.

Property prices in Baden-Baden

On average, according to the last data from Europace AG, Germany, purchasing a property in Baden-Baden would cost you around $6,200 per square meter.

Naturally, property prices are quite spread out. A property in Baden-Baden might have a different price per square meter than an apartment in Karlsruhe. We actually give you a more detailed breakdown in our pack for buying property in Baden-Baden and in Germany.

To put things in perspective, it is 3.1 times less than the property prices in the center of New York.

Also, housing prices in Baden-Baden are 33% cheaper than in Munich.

The most expensive neighbourhoods in Baden-Baden are probably Ebersteinburg, Lichtenthal, and Neuweier, while the cheapest neighbourhoods are likely to be Oos, Sandweier, and Geroldsau.

Baden-Baden Property Price per Square Meter


First and foremost, we have to acknowledge that Germany is, today, an incredibly stable country. The last Fragile State Index that has been reported for this place is 23.6.

It is something to have in mind when wondering whether it's a good investment to buy a property in Baden-Baden.

Also, according to the IMF’s forecasts, Germany's economy is expected to soar by 6% in the coming 5 years, resulting in an average GDP growth rate of 1.2%.

If you want to invest in real estate in Baden-Baden it's a good thing because an expanding economy usually means people earn more, so they can buy property for themselves or as an investment, causing property demand (and then prices) to increase.

Also, in Germany, the average GDP per capita has changed by 0.2% over the last 5 years. It's not much, but the growth is here.

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in Germany right now.

Buying property in Baden-Baden

It can be difficult to buy property in Baden-Baden due to the lack of reliable and up-to-date information available. That's why we have created the pack to buy property in Baden-Baden and in Germany.

Buying process

Within our pack, we have outlined the complete buying process. This includes the necessary documents, the applicable taxes, as well as information about where to locate properties, and more.

Here, we are providing you with a simpler version to assist you in better comprehending the information.

This is the step-by-step process to purchase a property in Baden-Baden:

  1. Research the Baden-Baden real estate market, considering local regulations and property types.
  2. Obtain a tax number (Steuernummer) from the tax office.
  3. Secure financing or a mortgage through a German bank.
  4. Engage a notary to draft the preliminary contract (Vorvertrag).
  5. Verify the property's status in the land register (Grundbuch) and review the land charge certificate (Lastenverzeichnis).
  6. Obtain a clearance certificate from the local authorities (Unbedenklichkeitsbescheinigung).
  7. Sign the preliminary contract and pay a deposit (usually 10% of the property price).
  8. The notary conducts a thorough property search and prepares the final contract (Kaufvertrag).
  9. Sign the final contract in the presence of the notary, pay the remaining balance, and cover notary fees.
  10. The notary registers the property transfer with the land registry.
  11. Pay the real estate transfer tax (Grunderwerbsteuer) to the tax office.
  12. Finally, obtain the official confirmation of property ownership (Auflassung) from the notary and receive the keys to your new property.

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in Germany.

Make a profitable investment in Baden-Baden

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buying property in Baden-Baden

Where to find a property

Find your dream property in Baden-Baden using these websites:

  • Engel & Völkers - A real estate agency in Munich, providing personalized advice for buying and selling exclusive properties.
  • Rightmove - A property portal offering houses and apartments for sale and rent in Germany.
  • Buy Berlin - A real estate company specializing in property sales and furnished rentals in Berlin, offering a range of apartments in various neighborhoods.
  • Rentola - A rental home search engine, offering over 13,000 available rental homes with price comparison and customer support.
  • Deutsche Wohnen - A rental property platform by Deutsche Wohnen, offering apartments and commercial rental offers with customer service for tenants.

Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in Germany.

What you can get

As mentioned before, the average price per sqm in Baden-Baden is $6,200. A 1-bedroom property with an area of 60 square meters would cost approximately $372,000, and a 2-bedroom property with an area of 85 square meters would cost around $527,000.

However, prices will differ based on the attributes of the property and its specific location.

Fancy property spots in Baden-Baden usually have higher prices. A house in Lichtental might be around $1,170,000, whereas a residence in Weststadt could be priced at $1,400,000.

On the other hand, some places are more affordable. You may find a condominium in Balg for $290,000, or an apartment in a remote area priced only at $100,000.

We give a more detailed breakdown in our full pack for buying property in Germany.

Common mistakes

Here are the main pitfalls when buying a property in Baden-Baden, Germany:

  • Monument protection: Historic properties might be subject to strict preservation regulations, limiting renovations and modifications.
  • Foreign buyer restrictions: Non-EU residents face additional bureaucratic hurdles and might require special permits to purchase properties.
  • Inheritance laws: German succession rules can affect property ownership and inheritance, requiring professional legal advice.
  • Insufficient English support: Many local documents and processes may only be available in German, making it challenging for English-speaking buyers.
  • Regional market trends: Unique local factors can influence property values, necessitating in-depth market research.
  • Zoning restrictions: Strict land-use laws could limit expansion or development plans for certain properties.
  • Environmental concerns: Baden-Baden's proximity to the Black Forest raises potential environmental issues affecting properties.
  • Renovation permits: Obtaining necessary permits for remodeling or expanding properties can be time-consuming and complex.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

real estate Germany

Everything you need to know is included in our Germany Property Pack

Living in Baden-Baden

Baden-Baden is a beautiful and vibrant city, offering a high quality of life and plenty of opportunities for leisure and recreation, making it an ideal place to buy property.

Cost of living

The cost of living in Baden-Baden is generally quite high. Prices for food, housing, and entertainment are all more expensive than the average for Germany.

Here are some examples to better understand the cost of living in Baden-Baden:

  • Monthly rent for a charming apartment in the Lichtentaler Allee neighborhood: €1,000-€1,800.
  • A glass of local Baden-Baden thermal water at a spa: €2-€4.
  • Monthly transportation pass covering the entire city: €50-€70.
  • A bottle of local Baden-Baden mineral water (e.g., Gerolsteiner): €1-€2.
  • Admission to the Caracalla Therme: €20-€30.
  • Monthly membership at a Baden-Baden golf club: €100-€200.
  • Fresh produce from the Baden-Baden farmers' market for a week: €30-€50.
  • A bottle of local Baden-Baden liqueur (e.g., Bärenfang): €10-€20.


We want to show information in an easy-to-understand way. So, we made a summary table that lists the different areas in Baden-Baden. For yields, prices and rents, check our property pack.

Neighborhood Description Strengths Weaknesses


The historic center of Baden-Baden, known for its charming architecture and cultural landmarks.

Rich history, cultural attractions, and proximity to amenities.

Limited parking, potential noise from tourists.


A green and residential area with beautiful parks and gardens.

Peaceful environment, green spaces, and good schools.

Limited shopping options, distance from the city center.


A lively neighborhood with shops, restaurants, and cultural events.

Diverse dining options, proximity to amenities, and vibrant atmosphere.

Higher property prices, potential traffic congestion.


A residential area with a mix of housing types and community facilities.

Friendly community, good educational facilities.

Less central location, limited public transportation.


Surrounded by nature, Oos offers hiking trails and a peaceful atmosphere.

Close to nature, outdoor recreational opportunities.

Distance from city center, fewer commercial establishments.

Life in Baden-Baden

Baden-Baden is a prosperous city with a strong economy based on tourism, health care, and manufacturing. It is also home to many international companies, and its economy is bolstered by its strong connections to the international business community.

What expats usually like the most in Baden-Baden is the city's rich cultural heritage and the abundance of natural spas. They also enjoy the many outdoor activities, such as hiking and cycling, available in the city's beautiful parks and forests.

Baden-Baden has excellent access to healthcare, with a range of medical facilities and services available.

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invest real estate in Baden-Baden

Renting out in Baden-Baden

This section is for you if you're interested in purchasing property not for personal residence, but rather for the purpose of renting it out to generate rental income.


Tenant Profiles in Baden-Baden

According to the data reported by Wikipedia, the home ownership rate in Germany is 49%, which is quite low.

It means that, if you decide to buy and rent out in Baden-Baden, there will be a significant tenant pool. It's a good thing.

If you decide to buy and rent out to long-term tenants, you should target students, retirees, and young professionals who are looking for a quiet and peaceful place to live. Baden-Baden also attracts tourists, so short-term rentals can be a great option for those looking to make a profit from vacationers.

Here is a little summary table we've made for you.

Property type and area Profiles of potential tenants What they are looking for Expected monthly rent in $

Apartment in City Center

Professionals, retirees

Central location, cultural events

$800 - $1,800

Studio in Lichtental

Students, artists

Quiet area, close to nature

$600 - $1,300

House in Steinbach

Families, expats

Suburban living, schools

$1,000 - $2,500

Condo in Balg

Young professionals, couples

Modern amenities, forest views

$800 - $2,000

2-Bedroom Apartment in Geroldsau

Families, working professionals

Residential area, schools

$900 - $2,200

Penthouse in Neuweier

Upscale renters, retirees

Luxury living, vineyard views

$1,500 - $3,500

1-Bedroom Apartment in Oos

Singles, professionals

Convenience, amenities

$700 - $1,500

Rental yields

Nowadays, the rental yields you get in Baden-Baden are between 5% and 7%. There are some opportunities. So you know, a "good" rental yield is above 7%.

Properties near the city centre of Baden-Baden tend to have the best rental yields, as they are in high demand due to their proximity to amenities and attractions. Additionally, the city is a popular tourist destination, so properties in the area are often rented out to holidaymakers, allowing landlords to benefit from higher rental yields.

For further explanation and a more detailed breakdown, you can check the reports and analyses we have made.

Finally, be aware that rental incomes in Baden-Baden are taxed at 10%, which is very advantageous.


You could also decide to rent short-term to tourists visiting the city's spas and thermal baths, or to people attending the Baden-Baden Music Festival. Additionally, short-term rental could be attractive to business travelers in town for conferences or meetings.

If you decide to go with that option, look for properties in the city centre, near the Kurhaus and the Festspielhaus, or in the residential districts of Lichtental and Neuweier.

There are approximately 455 active Airbnb listings in Baden-Baden, reflecting a dynamic short-term rental market. The average daily rate stands around $120.

You have the opportunity to generate a nice additional income stream then. According to online testimonials and analytics platform like AirDNA, Guesty and Inside Airbnb, people who offer short-term rentals in Baden-Baden can make around $1500 per month. Also, the average occupancy rate is estimated at 61%.

Is it worth buying real estate in Baden-Baden then?

Absolutely, let's get real here. Buying property in Baden-Baden can be a fantastic move, but it's not for everyone.

If you're someone who values stability and envisions a long-term residence in a city known for its luxurious spa culture and scenic beauty, then go for it. Baden-Baden's growing economy and appealing real estate market suggest that your property could appreciate over time, potentially making it a valuable asset.

There's a sense of security and pride in owning your own piece of this picturesque paradise.

However, let's not sugarcoat it – Baden-Baden isn't for the faint of wallet. It's an expensive choice. If you're on a tight budget, it might be wiser to stick to renting.

Plus, if you're more of a free spirit who loves to roam, property ownership can feel like a ball and chain. Selling property is no walk in the park, and the process can be time-consuming.

So, if you're a short-term visitor or simply prefer the flexibility of renting, don't feel pressured to jump into the property market. And if you're a non-EU resident, brace yourself for some extra red tape.

In a nutshell, buying property in Baden-Baden is a great move if you're in it for the long haul and crave the prestige of ownership. For others, especially those with budget constraints or a nomadic spirit, renting is the pragmatic choice.

Make sure you understand the real estate market in Baden-Baden

Don't rush into buying the wrong property in Germany. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

real estate market Baden-Baden

The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.