Buying property in Germany as a foreigner: Complete UK guide

Disclaimer: The information in this article is for reference purposes only. All information on this page should not be considered financial or tax advice. You are also solely responsible for calculating and paying your tax liabilities depending on the applicable law. All tax saving strategies or decisions should be made after thorough research and consultation with a qualified financial advisor.

Moving to Germany from the UK? Perhaps you’re relocating for work, retirement or to be closer to family, or maybe you’re looking for a German holiday home or investment property.

Whatever your plans, and whether you have your heart set on Berlin, Hamburg, Munich or Frankfurt - we’re here to help.

Read on for our essential guide on how to buy property in Germany as a foreigner, including info on mortgages, fees and taxes, property prices and pitfalls to avoid.

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Can you get a mortgage from a German bank as a non-resident?

Before you start searching for your dream home in Germany, you’ll need to get your financing sorted. Unless you have the cash upfront, you’re likely to need a mortgage.

German banks and lenders do offer mortgages to foreign nationals and non-residents. However, the approvals process is typically much easier for local applicants who earn income in euros.

So, you might find that the process is more difficult as a UK national, involving lots of extra paperwork (especially when it comes to documentation proving your income).
You may also only be able to borrow 60% to 70% of the total property value as a non-resident, so you’ll need a larger deposit.¹

You’ll want to start shopping around for mortgages before starting your property search in earnest - and consider using a specialist broker to assist you.

📚 Money and banks in Germany

Taxes and fees for owning property in Germany

In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs. It’s not just about the asking price.

Here are the main extra costs to know about when buying property in Germany:²

Tax/fee name	Rate/fee
Property transfer tax (Grunderwerbsteuer)	3.5% to 6.5%
Legal fees	Varies, around €200 to €300 EUR per hour
Notary fees (plus land registry fees)	1.5% to 2%
Translation services (if needed)	€300 to €1,000 EUR
Property valuation fee	€500 to €1,500 EUR
Building survey	€1,000 to €3,000 EUR
Annual property tax (Grundsteuer)	€200 to €800 EUR for an apartment €300 to €1,200 EUR for a house

📚 Is it better to use cash or card in Germany?

What’s the property market like in Germany?

The property market in Germany is currently experiencing a period of recovery, following a sharp decline in 2022 and 2023.

House prices rose by 3.18% in Q2 2025, compared to the previous year - with analysts predicting moderate price growth, steady demand and some limited construction activity in the months to come. In fact, prices are expected to rise by a further 3.5% in 2026.³

Despite these encouraging signs, experts are warning that ongoing economic and political uncertainty lingers, and could hinder recovery - so it’s wise to do your homework and get professional advice if considering investing in property in Germany.

If you’re interested in buying property to let, you may find it useful to know that the average rental yield for apartments in Germany as of September 2025 was 3.51%.³

Can foreigners buy property in Germany?

Yes, UK nationals and other foreign citizens can freely buy apartments, houses and land in Germany without any restrictions. In fact, the process is just the same as for locals.

Can you buy property in Germany and get residency?

There’s no direct route to residency or citizenship in Germany simply by buying property.

Unlike some other countries, Germany doesn’t have a ‘Golden Visa’ or other scheme which grants residency in exchange for investment in property.

So if you’re looking to move abroad and live in Germany permanently, you’ll need to pursue an alternative visa pathway.

How much are the property prices in Germany?

Now we come to the all important question - how much money do you need to afford your dream home in Germany?

According to the cost of living database Numbeo, the cost of buying an apartment in Germany is broadly the same as the UK. However, it could be slightly more expensive (around 7%) to buy in a city centre, and a little more expensive (8%) to buy outside a city centre.⁴

To narrow it down a little further, here’s a guide to what you can expect to pay per square metre in some of Germany’s major cities:⁵

City	Average apartment price per sq.m - city centre (EUR)	Average apartment price per sq.m - outside city (EUR)
Munich	€10,998	€7,538
Dusseldorf	€8,429	€4,497
Hamburg	€8,058	€4,653
Berlin	€7,338	€5,145
Frankfurt	€7,174	€3,982
Cologne	€6,352	€4,183
Nuremberg	€6,341	€3,322
Stuttgart	€6,201	€3,958
Bonn	€5,473	€3,957
Dresden	€4,441	€2,350
Bremen	€4,417	€3,715
Hanover	€3,902	€2,984
Dortmund	€2,700	€2,012

Another thing to note when figuring out the price for property in Germany is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds to euros.

Consider checking out Wise to securely handle your large transfers with mid-market exchange rates and low, transparent fees*.

Where is the cheapest place to buy property in Germany?

Of the major German cities, the following have the cheapest property prices:

• Bremen
• Essen
• Aachen
• Hanover
• Dortmund

However, you can also take a look at rural Eastern Germany - as well as smaller towns and cities across the country - where prices tend to be more affordable.

Buying property in Germany as a foreigner - a step-by-step guide

Before you start your house hunt, it can be useful to know a little about how the process of buying property works in Germany.

Here’s a quick overview of the steps involved:

1. Get your finances in order

The first step is to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

You might also want to open a German bank account.

📚 Opening a bank account in Germany

2. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties. We’ll run through some tips later on how and where to start your search.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

3. Make an offer

If you’ve found the perfect property, the next step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries.

If your offer is accepted, you may be asked to pay a reservation deposit of around 0.5% to 1% to have the property taken off the market.⁶ This gives you time to finalise your mortgage and carry out other due diligence checks.

4. Appoint a solicitor and carry out due diligence checks

While it’s not mandatory - and much of the legal work for the transaction will be carried out by the notary - you may still want to appoint your own property lawyer.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

Your solicitor will check over and translate all documents and contracts, as well as carrying out due diligence on the transaction.

This will include checking for encumbrances, drafting and reviewing contracts, verifying the property title and ensuring that the property is legally allowed to be sold.

At this stage, you and the seller will jointly appoint a notary.

5. Get a survey

While due diligence checks are being carried out, you might want to book a building survey.

This involves hiring a surveyor to check the property for structural or other issues. You can find one by checking this Royal Institute of Chartered Surveyors (RICS) list of surveyors in Germany.

6. Sign contracts

The notary will send you and the seller a draft of the sales contract, which will set out all terms and conditions of the sale. You can have your solicitor check this over.

An appointment will be made to sign the contract at the notary’s office, a step that is legally binding. The notary will then handle all registrations and mortgage clearances¹.

Once this is complete, you’ll arrange a transfer for the remaining balance.

7. Land Registry (Grundbuch) registration

The final crucial step is to have your ownership registered in the land registry (Grundbuch), which can take a few days to complete.¹

How can you find a property in Germany?

The two main routes to find property to buy in Germany are local real estate agencies and online property websites.

Property agencies and agents in Germany

It isn’t mandatory to use a real estate agent to find a property to buy overseas. But it can be helpful, especially if you’re moving to Germany from the UK and are unfamiliar with the local property market.

A specialist buying agent or broker can offer helpful advice and insight into the local market, helping you navigate the buying process.

However, there will usually be a fee to pay for this service. You should also make sure that any estate agents (Immobilienmakler) you work with have the required brokers licence.

Property websites in Germany

Keen to start your search online? Great websites to find a house or apartment to buy in Germany include:

• ImmobilienScout24
• Immowelt
• Meinestadt.de
• Ohne-Makler
• Engel & Völkers

What are some of the pitfalls of buying property in Germany?

Scams are one of the biggest pitfalls to avoid when buying property in Germany.

The very best way to avoid these and protect yourself is to work with professionals and experts, such as an independent real estate lawyer who acts in your interests (rather than working for the seller or real estate agent at the same time).

You can search this handy list of English-speaking lawyers on the UK Government website to find a lawyer. And when working with estate agents, make sure they have a broker’s license.

Other pitfalls to avoid include:

• Making renovations to a recently purchased property without waiting for official land registry (Grundbuch) confirmation to come through. This can take some time, and you don’t officially own the property until it does.
• Buying a leasehold (Erbbaurecht) property without realising you do not own the land - this is something your solicitor can check for you before purchase.
• Not getting a building survey carried out - especially for older properties, or if you have concerns after viewing.

How do you choose the right property in Germany?

Your dream home in Germany will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.

If you’re not already living there, it’s worth making a trip to the specific town or city in Germany you’re interested in. You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.

Condition of the property

It’s a good idea to do as much research as possible before committing to purchase a property.

It’s not mandatory, but it’s recommended to commission your own building survey or inspection. This will flag up any major issues and give you a better idea of what you’re buying.

Type of property

Germany is a large country with a huge range of different properties to choose from. This includes everything from modern apartments to detached houses in need of renovation, as well as plots of land (Grundstück) to build on.

Here’s a quick guide to popular German property types:

• Eigentumswohnung - apartments in cities
• Einfamilienhaus - single-family houses, usually in suburbs
• Mehrfamilienhaus - multi-family homes
• Reihenhaus - terraced houses.

You can also find ‘micro apartments’, popular with students, young professionals, and commuters.

Moving into your German property

Before you can get the keys to your new home, you’ll have a few key tasks to run through. These include taking out insurance and setting up your utilities.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities and bills in Germany

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

Renovating property in Germany

For older properties, some building work or improvements may be needed before you can move in.

Read our guide to building and renovating property abroad below, covering everything from planning permission to finding a local builder - and some of the main costs you can expect.

📚 Build and renovate property abroad

Save on currency conversion fees with Wise when buying property in Germany

After reading this guide, you should have all the essential info you need to start your property search in Germany. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

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Additional FAQs about buying property in Germany

Can I get permanent residency in Germany if you own a house there?

Permanent residency in Germany is dependent on your visa status, not whether or not you own property there. If you want to live in Germany, you’ll need to apply for the relevant visa or residency permit.

Where is the cheapest place to buy property in Germany?

Rural parts of East Germany tend to be the cheapest for property prices, but cities such as Hanover and Dortmund also offer affordable homes.

Do you pay tax for owning property in Germany?

Yes, all property owners in Germany must pay annual property tax known as Grundsteuer. Rates vary by property value and municipality, but you can expect to pay between €200 and €1,200 EUR a month.²

Where do most Brits move to in Germany?

You’ll find UK nationals spread across the whole of Germany, but popular spots for British expats include Berlin, Düsseldorf, Cologne, Munich and Hamburg.

What is the 10pm rule in Germany?

The 10pm rule (known as Nachtruhe or night-time quiet period) is a legal regulation requiring residents to keep noise to a minimum from 10pm at night until around 6 or 7am in the morning. It’s one of a few Ruhezeiten (quiet time) rules in Germany.⁷

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Sources used:

1. Investropa - buying property in Germany as a foreigner
2. Investropa - property taxes, costs and fees in Germany
3. Global Property Guide - Germany's residential property market analysis
4. Numbeo - cost of living comparison between UK and Germany
5. Numbeo - prices by city
6. Expatica - reservation deposits
7. University of Passau - laws and rules in Germany

Sources last checked on date: 10-Feb-2026