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Notary fees in Germany are mandatory costs that every property buyer must pay, regulated by strict federal law and typically ranging from 1% to 2% of the purchase price.
These fees cover essential legal services including contract drafting, notarization, and property registration processes. Understanding these costs is crucial for budgeting your German property purchase, as they represent one of several unavoidable transaction expenses alongside property transfer tax and land registry fees.
If you want to go deeper, you can check our pack of documents related to the real estate market in Germany, based on reliable facts and data, not opinions or rumors.
Notary fees in Germany are fixed by law at 1-2% of property value, paid by the buyer, and include all essential legal services from contract drafting to property registration.
These fees are uniform across all notaries nationwide, with VAT added on top, and must be paid immediately after contract signing before ownership transfer can be completed.
| Cost Component | Percentage of Property Price | Who Pays | When Paid |
|---|---|---|---|
| Notary Fees (including VAT) | 1.0% - 2.0% | Buyer | After contract signing |
| Land Registry Fees | 0.3% - 0.5% | Buyer | With notary fees |
| Property Transfer Tax | 3.5% - 6.5% | Buyer | Before ownership transfer |
| Real Estate Agent (if used) | 3.5% - 7.0% | Often split | At completion |
| Legal Due Diligence | €2,000 - €5,000 (flat) | Buyer | Before signing |
| Building Survey | €500 - €2,000 (flat) | Buyer | Before signing |
| Total Transaction Costs | 8% - 15% of property value | Mainly buyer | Various stages |
How much are notary fees in Germany for buying a property?
Notary fees in Germany typically range from 1% to 2% of the property purchase price, with most transactions falling between 1.2% and 1.5% including VAT.
For a €200,000 property, you can expect to pay approximately €2,400 to €3,000 in notary fees. For a €500,000 property, the fees range from €6,000 to €7,500. These amounts include the 19% VAT that is applied on top of the statutory notary fee.
The percentage tends to be slightly lower for higher-value properties, with expensive properties often seeing notary fees closer to 1% of the purchase price. This scaling effect means that while absolute amounts increase with property value, the percentage burden decreases marginally for luxury properties.
As of September 2025, these fees remain one of the most predictable costs in German property transactions since they are strictly regulated by federal law and cannot be negotiated.
What percentage of the property price do notary fees usually represent?
Notary fees typically represent 1% to 1.5% of the property purchase price, with the most common range being 1.2% to 1.5% when VAT is included.
For smaller properties under €300,000, the percentage often reaches the higher end of this range at around 1.5% to 2%. For properties above €500,000, the percentage typically falls closer to 1% to 1.2% of the purchase price.
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When combined with land registry fees (an additional 0.3% to 0.5%), the total legal and registration costs typically amount to 1.5% to 2.5% of the property value. This represents a significant but necessary expense that all property buyers in Germany must factor into their budget calculations.
Are notary fees in Germany fixed by law or can they vary between notaries?
Notary fees in Germany are strictly fixed by federal law under the German Court and Notary Fees Act (GNotKG), and all notaries across the country must charge identical statutory fees.
Price competition between notaries is explicitly prohibited by law, meaning you cannot shop around for cheaper notary services. The fees are calculated solely based on the property value, not on the time spent, complexity of the transaction, or workload involved.
This regulatory framework ensures complete fee transparency and eliminates any potential for price manipulation or discriminatory pricing. Whether you choose a notary in Munich, Berlin, or any small town in Germany, the fees will be identical for properties of the same value.
The only variation you might encounter is in the speed of service or quality of advice, but the actual fees remain uniform nationwide as mandated by German federal law.
What specific services are covered by notary fees in Germany?
Notary fees comprehensively cover all essential legal services required for property transactions, including contract drafting, legal consultation, official notarization, and coordination of property registration processes.
- Complete drafting of the purchase contract regardless of complexity or length
- Comprehensive legal advice and consultation throughout the transaction process
- Official notarization ceremony where the contract is formally signed
- Coordination and execution of all filings required for Land Register (Grundbuch) registration
- Administrative tasks including formal confirmations and correspondence with relevant authorities
- Verification of seller's ownership rights and property title clearance
- Coordination of mortgage registration if the purchase involves financing
No additional charges apply for contract drafting or consultation services, as these are included in the statutory fee. The notary essentially serves as both legal advisor and administrative coordinator, ensuring the transaction complies with all German property law requirements.
How do notary fees differ when buying an apartment versus a house or land?
Notary fees in Germany are calculated exclusively based on property value, meaning there is no meaningful difference in fees between buying an apartment, house, or plot of land.
Whether you purchase a €300,000 apartment in Berlin, a €300,000 detached house in Bavaria, or a €300,000 plot of land for development, the notary fees will be identical at approximately 1.2% to 1.5% of the purchase price.
The type of property does not influence the fee calculation, as the German fee structure is value-based rather than property-type-based. A luxury penthouse and a rural farmhouse of the same value will incur identical notary costs.
The only variation might occur in the complexity of paperwork for land purchases involving development rights, but this does not affect the statutory fee amount, which remains tied solely to the transaction value.
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Do notary fees in Germany include the cost of drafting the purchase contract?
Yes, notary fees in Germany fully include the cost of drafting the purchase contract, regardless of its complexity or the time required to prepare it.
Contract drafting is considered a core notarial service under German law, and no additional charges can be applied for this work. The notary is legally required to prepare a comprehensive purchase agreement that protects both buyer and seller interests.
This includes drafting complex clauses for conditional sales, financing arrangements, renovation agreements, or any special terms negotiated between parties. Even for highly complex transactions involving multiple properties or intricate payment structures, the contract drafting remains covered by the standard statutory fee.
The all-inclusive nature of notary fees ensures complete cost transparency and prevents any surprise charges for legal document preparation during the transaction process.
Are there additional charges like value-added tax (VAT) on top of notary fees?
Yes, a 19% VAT is applied on top of the statutory notary fee and is clearly itemized as a separate line item on the notary's invoice.
For example, if the base notary fee is €2,000, the VAT adds €380, bringing the total to €2,380. This VAT is mandatory and applies to all notarial services in Germany as of September 2025.
Minor additional administrative charges may also appear on the invoice, including postage costs, copying fees, and official certificate charges. These typically amount to €50 to €200 depending on the transaction complexity.
It's something we develop in our Germany property pack.
The total notary bill therefore consists of the statutory fee plus 19% VAT plus minor administrative costs, which should be factored into your overall transaction budget when purchasing German property.
How do notary fees compare for a €200,000 property versus a €500,000 property?
| Property Value | Base Notary Fee | VAT (19%) | Total Notary Cost | Percentage of Property Value |
|---|---|---|---|---|
| €200,000 | €2,000 | €380 | €2,380 | 1.19% |
| €300,000 | €3,200 | €608 | €3,808 | 1.27% |
| €400,000 | €4,400 | €836 | €5,236 | 1.31% |
| €500,000 | €5,500 | €1,045 | €6,545 | 1.31% |
| €750,000 | €7,800 | €1,482 | €9,282 | 1.24% |
| €1,000,000 | €10,000 | €1,900 | €11,900 | 1.19% |
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Who is legally responsible for paying notary fees in Germany, the buyer or the seller?
The buyer is almost always legally responsible for paying notary fees in Germany, as this is the standard practice established by law and market convention.
While technically possible for parties to negotiate a different arrangement, over 95% of German property transactions follow the convention of buyer-paid notary fees. This practice is so standard that most purchase contracts automatically assign this cost to the buyer.
The buyer's responsibility for notary fees is logical since the notary primarily serves the buyer's interests by ensuring proper legal transfer of ownership and protecting against title defects. The services benefit the buyer more directly than the seller.
In rare cases involving distressed sales or unique negotiations, sellers might agree to cover notary costs, but this would need to be explicitly stated in the purchase agreement and is highly unusual in the German property market.
When exactly do notary fees need to be paid in the buying process?
Notary fees must be paid immediately after the contract notarization ceremony, typically within 7 to 14 days of signing the purchase agreement.
The notary will send an invoice within 2-3 business days after the contract signing, and payment is required before the property registration process can be completed. The Land Register (Grundbuch) will not process the ownership transfer until all notary and registry fees are settled.
This payment timing is crucial because it prevents the buyer from being registered as the legal owner until all fees are paid. The notary holds the process hostage until payment is received, ensuring fee collection before ownership transfer.
Late payment can delay the entire property transfer process, potentially affecting mortgage drawdown schedules and completion dates, making prompt payment essential for transaction success.
Are notary fees tax-deductible or can they be claimed back in any way in Germany?
Notary fees are generally not tax-deductible for personal property purchases but may be partially deductible for investment properties under specific circumstances.
For owner-occupied residential properties, notary fees are considered personal expenses and cannot be deducted from income tax. These costs are absorbed as part of the property acquisition cost with no tax relief available.
For buy-to-let investment properties, notary fees can be included in the total acquisition cost and may be depreciated over time as part of the property's tax basis. Some investors can also claim these as immediate business expenses if the property is held through a commercial entity.
It's something we develop in our Germany property pack.
Professional tax advice is recommended for investment property purchases, as the deductibility rules can be complex and depend on the specific ownership structure and intended use of the property.
What are the other related costs in addition to notary fees that I should budget for when buying property in Germany?
Beyond notary fees, German property buyers face several mandatory and recommended costs that can total 8% to 15% of the property purchase price.
- Property Transfer Tax (Grunderwerbsteuer): 3.5% to 6.5% depending on the state, paid by the buyer
- Land Registry Fees: 0.3% to 0.5% of property value, coordinated by the notary but paid separately
- Real Estate Agent Commission: 3.5% to 7% of purchase price, often split 50/50 between buyer and seller
- Legal Due Diligence: €2,000 to €5,000 for independent legal review, highly recommended for foreign buyers
- Building Survey and Technical Inspection: €500 to €2,000 depending on property size and complexity
- Mortgage Registration Fees: Approximately 1% of loan amount if financing is involved
- Property Insurance: €300 to €1,500 annually depending on property value and coverage level
- Energy Certificate and Administrative Costs: €200 to €800 for various mandatory certificates and paperwork
These combined costs mean that buyers should budget approximately 10% to 15% of the property purchase price for total transaction expenses, making proper financial planning essential for German property acquisitions.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Notary fees represent a significant but unavoidable cost in German property transactions, typically ranging from 1% to 2% of the purchase price and regulated by strict federal law.
Understanding these costs upfront, along with other transaction expenses like property transfer tax and agent fees, is essential for proper budgeting when purchasing German real estate in 2025.
Sources
- HypoFriend - Notary Fees Calculator Germany
- Gurcan Partners - Buying Property in Germany
- DSC Legal - Notary Fees Information
- Notar Burscheid - Costs Overview
- Global Property Guide - Germany Buying Guide
- Notar Grau - Cost Information
- PTI Returns - Property Tax Germany
- Online Notar - Fees FAQ
- InvestRopa - Germany Property Buying Guide
- HypoFriend - Real Estate Agent Fees Germany