Authored by the expert who managed and guided the team behind the Germany Property Pack
Everything you need to know before buying real estate is included in our Germany Property Pack
Germany has no nationality-based restrictions on buying residential property, making it one of Europe's most foreigner-friendly real estate markets in 2026.
However, the process involves strict legal formalities, including mandatory notarization and land register (Grundbuch) entry, which can trip up first-time foreign buyers.
We constantly update this blog post to reflect the latest regulations, costs, and practical steps for buying property in Germany as a foreigner.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Germany.
Insights
- Germany's real estate transfer tax (Grunderwerbsteuer) ranges from 3.5% in Bavaria to 6.5% in Brandenburg and North Rhine-Westphalia, meaning your location choice alone could cost you an extra 15,000 euros on a 500,000 euro property.
- Foreign buyers without German residency typically need a 30% to 40% down payment to secure a mortgage in Germany, compared to just 10% to 20% for residents with local income.
- Since December 2020, German law requires residential property broker fees to be split equally between buyer and seller, ending the old practice where buyers often paid the full 6% to 7% alone.
- Ownership in Germany is not transferred when you sign the purchase contract but only when your name is registered in the Grundbuch (land register), which can take 8 to 14 weeks after notarization.
- Buying property in Germany does not grant residency or citizenship, as Germany has no golden visa program tied to real estate investment, unlike Portugal or Spain.
- The 2025 property tax reform (Grundsteuer) has led to reassessments nationwide, with annual property taxes now typically ranging from 250 to 700 euros for apartments and 400 to 1,500 euros for houses.
- Erbbaurecht (heritable building right) is common enough in Germany that buyers should actively verify whether they are purchasing the building and land together, or just a long-term lease on land owned by a church or municipality.
- Notary impersonation scams do occur in Germany, with fraudsters sending fake invoices that look official, so you should always verify payment instructions by calling the notary office directly using a number you look up independently.
Can a foreigner legally own land in Germany right now?
Can foreigners own land in Germany in 2026?
As of early 2026, Germany does not have any general ban or restriction on foreigners (whether EU or non-EU citizens) buying and owning residential land or property outright, and both the purchase process and ownership rights are legally identical for Germans and non-Germans.
There are no specific land-ownership bans or prohibitions that apply to foreigners in Germany for standard residential property, meaning the real "gate" to buying is not your passport but your ability to complete the legally required notarization and land register (Grundbuch) entry.
If direct freehold ownership were ever restricted, the closest legal alternative in Germany would be Erbbaurecht (a heritable building right), which allows you to own a building on land you do not own for multi-decade terms, often 60 to 99 years, with the right typically being sellable and inheritable.
Germany does not treat foreign nationalities differently when it comes to residential property ownership, so whether you are from the EU, the United States, China, or anywhere else, the legal requirements and protections are the same.
Can I own a house but not the land in Germany in 2026?
As of early 2026, Germany does have a legal framework called Erbbaurecht (heritable building right) that allows you to own a building separately from the land it sits on, typically for terms of 60 to 99 years, though this structure is less common than standard freehold purchases.
When you hold an Erbbaurecht, you receive a registered entry in the land register (Grundbuch) for your heritable building right, which functions similarly to property title and can be mortgaged, sold, or inherited in most cases.
When the Erbbaurecht lease period expires, the building ownership terms depend on what was negotiated in the original contract, but typically the landowner may acquire the building at a compensation price, or the lease can be extended by agreement, so reading the fine print is essential before you buy.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Germany. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Do rules differ by region or city for land ownership in Germany right now?
Foreign land ownership rules in Germany do not vary by region in the "foreigner vs local" sense, but there are meaningful regional differences in transaction costs, particularly the real estate transfer tax (Grunderwerbsteuer), which ranges from 3.5% in Bavaria to 6.5% in states like Brandenburg, North Rhine-Westphalia, and Thuringia.
Some municipalities in Germany have pre-emption rights (Vorkaufsrecht) in certain mapped areas, often linked to urban development or conservation zones, which can affect who ultimately becomes the buyer, though this applies to all buyers regardless of nationality.
These regional differences exist primarily because Germany is a federal system where states (Bundesländer) set their own transfer tax rates and municipalities have planning powers, not because of any intent to restrict foreign buyers.
We cover a lot of different regions and cities in our pack about the property market in Germany.
Can I buy land in Germany through marriage to a local in 2026?
As of early 2026, marriage to a German citizen is not required to buy residential property in Germany, since foreigners can already purchase property without any such condition, but marriage does affect how you hold the asset as a couple and what happens in case of divorce or inheritance.
A foreign spouse should ensure proper legal documentation, including clarity on whose name is on the title, consideration of the applicable marital property regime (Germany defaults to community of accrued gains unless you arrange otherwise), and possibly a notarized agreement if you want different ownership terms.
If the marriage ends in divorce, German family law will govern how property acquired during the marriage is treated, and a foreign spouse's interest depends heavily on whose name is registered in the Grundbuch and the marital property regime in place, so getting notary and legal advice before buying is strongly recommended.
There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Germany.
We have made this infographic to give you a quick and clear snapshot of the property market in Germany. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
What eligibility and status do I need to buy land in Germany?
Do I need residency to buy land in Germany in 2026?
As of early 2026, there is no residency requirement for foreigners to purchase residential property in Germany, meaning you can buy while living abroad and even complete the process without ever visiting the country if you arrange proper representation.
No specific visa or permit is required to complete a land transaction in Germany, though you will need to provide identity documents (typically a passport), and if you cannot attend the notary appointment in person, a notarized power of attorney with apostille may be necessary.
It is legally possible for a foreigner to buy property in Germany remotely without being physically present, as many international buyers successfully complete purchases by granting power of attorney to a lawyer or trusted representative who can sign on their behalf at the notary appointment.
Please note that we give you all the details you need about the different pathways to get residency and citizenship in Germany here.
Do I need a local tax number to buy lands in Germany?
Generally, you do not need a German tax identification number (Steuer-ID) before purchasing property in Germany, though you may need one later if you rent out the property or have tax-reporting obligations tied to income from the property.
Obtaining a German tax number as a foreigner typically involves registering with the local tax office (Finanzamt), a process that can take a few weeks and is usually handled after you have completed the purchase if you need to report rental income.
Foreigners are not strictly required by law to open a local German bank account to complete a land purchase, but it is strongly recommended in practice because you will need to pay multiple parties (seller, notary, tax office) and German banks and lenders often require local account logistics, especially if you are financing the purchase.
Is there a minimum investment to buy land in Germany as of 2026?
As of early 2026, there is no national minimum investment amount or threshold required for foreigners to purchase residential property in Germany, unlike some countries that link property purchase to residency programs with minimum values.
Germany does not operate a "golden visa" or investor residence program tied to real estate purchases, so there is no minimum investment amount that varies by property type or location for the purpose of obtaining residency or citizenship.
Are there restricted zones foreigners can't buy in Germany?
Germany does not have "restricted zones" where foreigners are prohibited from purchasing residential property in the way some other countries do, but there are planning and environmental overlays that affect all buyers equally.
The types of restrictions that exist in Germany are generally based on land use rather than buyer nationality, including nature conservation areas, heritage or monument protections, and certain municipal development zones where pre-emption rights may apply.
To verify whether a specific plot of land falls within any restricted or regulated zone in Germany, you should ask the notary to check the Grundbuch (land register) for encumbrances and consult the local building authority (Bauamt) or planning office for zoning information.
Can foreigners buy agricultural, coastal or border land in Germany right now?
Foreigners can purchase agricultural, coastal, or border land in Germany, but agricultural and forestry land transactions are more regulated than residential purchases, with approval requirements under the agricultural land transaction regime that apply to everyone regardless of nationality.
Agricultural land purchases in Germany often require approval from the relevant state authority (Genehmigungsbehörde) under the Grundstückverkehrsgesetz (GrdstVG), which is designed to protect agrarian structure and may involve review of whether the buyer will use the land for farming purposes.
Coastal land in Germany does not have a general foreigner ban, though you will face the same environmental and planning regulations as everyone else, which can affect building permissions and land use.
Land near national borders in Germany is not subject to special foreigner restrictions, and you can purchase it the same way you would buy any other residential property, provided you follow the standard notarization and registration process.
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What are the safest legal structures to control land in Germany?
Is a long-term lease equivalent to ownership in Germany right now?
A long-term lease in Germany, specifically through Erbbaurecht (heritable building right), is not identical to freehold ownership but can feel "ownership-like" in practice, as it typically grants multi-decade control, the ability to mortgage the building, and inheritance rights.
The maximum lease length for Erbbaurecht in Germany is not fixed by a single universal cap, but terms of 60 to 99 years are common for residential use, and extensions can often be negotiated contractually, though renewal is not automatic.
A foreigner holding an Erbbaurecht in Germany can typically sell, transfer, or bequeath these rights to another party, but the original contract may include approval requirements or conditions, so you should review the specific terms before assuming full transferability.
Can I buy land in Germany via a local company?
Foreigners can purchase land in Germany through a locally registered company (such as a GmbH), as the legal framework allows companies to hold property title, but for an individual amateur buyer this approach is usually complex and often unnecessary for a simple home purchase.
There is no specific ownership percentage or shareholding structure legally required for a foreign-owned German company to hold land, but using a corporate structure introduces extra compliance, accounting, and potentially different tax treatment, without avoiding the standard notarization and Grundbuch registration requirements.
What "grey-area" ownership setups get foreigners in trouble in Germany?
Grey-area or legally questionable land ownership arrangements do occur in Germany, though less commonly than in countries with explicit foreigner bans, and the main risks involve informal side agreements or nominee structures that may not hold up legally.
The most common grey-area structures that foreigners use include putting property in a local friend's or partner's name (strawman ownership), creating unnotarized side agreements that try to change the deal, and paying "reservation fees" to brokers before proper legal steps are completed.
If German authorities or courts discover that a foreigner is using an illegal or grey-area ownership structure, the consequences can range from the arrangement being unenforceable (meaning you simply do not own the property) to potential civil disputes, financial losses, and in extreme cases, fraud investigations.
By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Germany.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Germany versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How does the land purchase process work in Germany, step-by-step?
What are the exact steps to buy land in Germany right now?
The step-by-step process to legally purchase land in Germany typically involves: securing financing or proof of funds, finding a property, choosing a notary who will draft the purchase deed, receiving and reviewing the draft contract (which consumer protection rules say should be provided in advance), attending the notarization appointment, having a priority notice (Auflassungsvormerkung) registered in the Grundbuch to protect your purchase, clearing any conditions like municipal pre-emption waivers, paying the transfer tax and obtaining tax clearance, paying the purchase price, and finally having your ownership registered in the Grundbuch.
The entire land purchase process in Germany typically takes 8 to 14 weeks from notarized signing to final ownership registration for a standard residential deal, though if you have a mortgage or cross-border paperwork, you should plan for 12 to 16 weeks or more.
The key documents you must sign during the land purchase process in Germany include the notarized purchase deed (Kaufvertrag), and if you are financing the purchase, any mortgage or land charge documents required by your lender, which are also typically notarized.
What scams are common when it comes to buying land in Germany right now?
What scams target foreign land buyers in Germany right now?
Scams targeting foreign property buyers do occur in Germany, though the prevalence is lower than in some other countries because of the mandatory notary-led process, but foreigners unfamiliar with German procedures remain vulnerable to certain fraud schemes.
The most common types of scams targeting foreign land buyers in Germany include fake property listings with prices too good to be true, reservation-fee demands from brokers before any notarized agreement is in place, notary impersonation scams where fraudsters send fake invoices, and payment redirection fraud where criminals intercept communications to change bank account details.
The top warning signs that a land deal in Germany may be fraudulent include: being pressured to pay money before you have a notarized contract, receiving communication only by email or messaging app with reluctance to speak by phone or meet in person, and last-minute changes to payment account details.
Legal recourse for foreigners who fall victim to a land scam in Germany includes reporting the fraud to the police (Polizei) and potentially pursuing civil claims, but recovering money can be difficult if funds were transferred abroad, so prevention is far more effective than cure.
We cover all these things in length in our pack about the property market in Germany.
How do I verify the seller is legit in Germany right now?
The best method for a foreign buyer to verify that a land seller is legitimate in Germany is to insist that the entire transaction goes through a real German notary, where both parties' identities are checked and the notary confirms the seller's authority to sell based on the Grundbuch.
To confirm that the land title is clean and free of disputes in Germany, you should ask the notary to obtain a current Grundbuch extract (Grundbuchauszug), which shows the registered owner, any mortgages or land charges, easements, and other encumbrances.
To check whether there are existing liens, mortgages, or debts attached to the land in Germany, you rely on the Grundbuch, as charges like mortgages (Grundschulden or Hypotheken) are registered there and must be dealt with in the purchase contract, typically being cancelled at or before closing.
The most essential professional for verifying seller legitimacy in Germany is the notary (Notar), who is legally required to check identities and explain the contract to both parties, though hiring your own lawyer for additional buyer-side advice is also recommended for complex deals.
How do I confirm land boundaries in Germany right now?
The standard procedure for confirming land boundaries before purchase in Germany involves reviewing the cadastral map (Flurkarte or Liegenschaftskarte), which shows the official surveyed boundaries of the parcel, and comparing this to what you see on the ground.
The official documents to review for boundary verification in Germany include the Grundbuch extract (showing the registered parcel numbers) and the cadastral map from the local surveying authority (Katasteramt or Vermessungsamt), which provides the geometric boundaries.
Hiring a licensed surveyor (Öffentlich bestellter Vermessungsingenieur) is not always legally required but is strongly recommended in Germany, especially for rural land, plots with unclear markers, or any situation where the physical boundaries seem to differ from the official records.
Common boundary-related problems that foreign buyers encounter after purchasing land in Germany include discovering that fences or hedges do not match official boundaries, disputes with neighbors over encroachments, and finding that a portion of land they thought they were buying is actually a separate parcel or easement area.
Buying real estate in Germany can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
What will it cost me, all-in, to buy and hold land in Germany?
What purchase taxes and fees apply in Germany as of 2026?
As of early 2026, the total percentage of purchase taxes and fees for residential land transactions in Germany typically ranges from 6% to 15% of the purchase price, depending on whether you use a broker and which federal state the property is in, with the transfer tax alone ranging from 3.5% to 6.5%.
The typical closing cost percentage range for land purchases in Germany without a broker is about 6% to 9% of the purchase price, while with a broker it rises to approximately 10% to 15%, which translates to 30,000 to 75,000 euros on a 500,000 euro property (or roughly 32,000 to 80,000 USD at current exchange rates).
The main individual taxes and fees that make up total closing costs in Germany include: Grunderwerbsteuer (real estate transfer tax) at 3.5% to 6.5% depending on the state, notary fees at approximately 1.5% to 2%, land registry (Grundbuch) fees at around 0.5%, and broker commission (if applicable) typically totaling 3% to 7% plus VAT, now usually split between buyer and seller.
These taxes and fees in Germany do not differ for foreign buyers compared to local buyers, as the same rates and rules apply regardless of nationality or residency status.
What hidden fees surprise foreigners in Germany most often?
Hidden or unexpected fees that commonly surprise foreign land buyers in Germany can add 1% to 5% to your budget, including items like reservation fees, translation costs, apostille charges, and post-purchase compliance expenses, which can amount to 5,000 to 25,000 euros (roughly 5,400 to 27,000 USD) on a typical purchase.
The specific hidden fees that foreigners frequently overlook when budgeting for a land purchase in Germany include: "reservation fees" (Reservierungsgebühren) pushed by brokers before you have proper protection, sworn translation costs if documents are in another language, apostille and courier fees for remote purchases, and renovation permit costs for older or protected buildings.
These hidden fees typically appear at different stages: reservation fees are demanded early (often before notarization), translation and apostille costs emerge during contract preparation, and renovation or compliance costs surface after you take possession of the property.
To protect yourself from unexpected fees in Germany, you should get a full cost breakdown from your notary before signing, never pay "reservation fees" to brokers without proper legal advice, and budget a 2% to 3% contingency for administrative and documentation costs, especially if you are buying remotely.
We made this infographic to show you how property prices in Germany compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Germany, we always rely on the strongest methodology we can ... and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| German Civil Code (BGB §311b) | It's the primary law governing how German property purchases must be legally completed. | We used it to confirm that notarization is mandatory for all property transfers. We used it to explain why informal contracts cannot create ownership in Germany. |
| German Land Register Code (Grundbuchordnung, GBO) | It's the core statute governing the Grundbuch where ownership is officially recorded. | We used it to ground the "ownership only after registration" rule in German law. We used it to shape our step-by-step section on how registration actually works. |
| German Notary Costs Act (GNotKG) | It's the federal fee schedule governing what notaries can charge. | We used it to explain why notary fees are predictable and not negotiable. We used it to support realistic cost estimates in the closing costs section. |
| Real Estate Transfer Tax Law (GrEStG) | It's the statute that creates the transfer tax you pay when buying property. | We used it to explain why Grunderwerbsteuer is triggered by the purchase. We used it to show how rates vary by federal state. |
| Federal Ministry of Finance | It's Germany's official finance ministry explaining property taxes. | We used it to cross-check the tax landscape and terminology. We used it to keep our tax section aligned with official framing and recent reforms. |
| Bundesnotarkammer (Federal Chamber of Notaries) | It's the official umbrella body for German notaries explaining their public role. | We used it to explain what a notary does and does not do for buyer protection. We used it to clarify why private side agreements are risky. |
| Federal Service Portal (verwaltung.bund.de) | It's an official government portal explaining Grundbuch procedures and buyer protections. | We used it to explain the priority notice (Auflassungsvormerkung) that protects buyers. We used it to place this step correctly in the purchase timeline. |
| Heritable Building Right Law (ErbbauRG) | It's the main statute behind Germany's leasehold-like Erbbaurecht structure. | We used it to explain the closest legal alternative to freehold ownership. We used it to discuss transferability, inheritance, and lease expiry terms. |
| Verbraucherzentrale (Consumer Protection) | It's a widely trusted German consumer-protection network focused on buyer risks. | We used it to flag common cost traps, especially reservation fees. We used it to recommend safer ways to handle brokers and documents. |
| Notar.de (Notary Information Portal) | It's the German notarial portal warning the public about impersonation scams. | We used it to highlight Germany-specific notary impersonation fraud. We used it to provide verification steps that match how real notaries communicate. |
| BaFin (Money Laundering Act) | It's the regulator providing the AML framework driving KYC checks in property deals. | We used it to explain why foreigners face extra documentation requests. We used it to connect paperwork friction to compliance rules, not arbitrary bureaucracy. |
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