What costs do I have as a seller when selling a property?
All costs for the seller at a glance
| Type of cost | Who pays? | Amount |
|---|---|---|
| Agent commission | Buyer + seller | 3.57% each (incl. VAT) |
| Notary fees | Buyer | 1.0–1.5% of the purchase price |
| Real estate transfer tax | Buyer | 5.5% in Saxony |
| Land register entry | Buyer | 0.3–0.5% |
| Removal of land charge | Seller | €200–500 |
| Early repayment penalty | Seller | Variable |
| Energy certificate | Seller | €80–500 |
| Valuation report (optional) | Seller | €1,500–3,000 |
The seller usually bears: the agent commission, removal of the land charge (Grundschuld), where applicable the early repayment penalty, and the energy certificate. The buyer pays everything else.
Notary fees: who pays what?
The notary certifies the purchase contract. The fees are based on the purchase price and are set by law (GNotKG, the German law on court and notary costs).
In practice the buyer pays the notary fees. Legally, however, both parties are liable. If the buyer does not pay, the notary can turn to the seller. This rarely happens — but it is good to know.
Example: €300,000
Real estate transfer tax: Saxony at 5.5%
5.5% since 2023
Since January 2023, Saxony has had a real estate transfer tax (Grunderwerbsteuer) rate of 5.5%. On a purchase price of €300,000: €16,500 in transfer tax. Paid by the buyer.
Relevant for the seller: the rate is mid-range — cheaper than in federal states with 6.5% (e.g. Brandenburg, North Rhine-Westphalia), but higher than in Bavaria (3.5%).
Agent commission in Saxony
In Saxony, this split is customary for residential properties:
Seller
3.57%
incl. VAT
Buyer
3.57%
incl. VAT
Example €300,000
€10,710
per party
On a purchase price of €300,000: €10,710 for the seller and €10,710 for the buyer. Shifting the entire commission onto the buyer is not possible for residential properties. Different rules apply to commercial properties.
Speculation tax: when does it apply?
Potentially the largest cost factor — and the one most often overlooked.
Tax-free if:
- •Holding period over 10 years (for an investment property), or
- •Owner-occupation in the year of sale + the 2 preceding calendar years
Taxable if:
- Holding period under 10 years AND no continuous owner-occupation
- Tax rate: your personal income tax rate (up to 42%+)
Worked example
That is often more than all the other selling costs combined.
Early repayment penalty
If you have a current loan and sell before the end of the fixed-interest period, the bank charges an early repayment penalty (Vorfälligkeitsentschädigung). The amount depends on: the remaining debt, the remaining term of the fixed-interest period and the current interest rate level.
Rule of thumb: the lower the loan interest rate and the longer the remaining term, the higher the penalty. For a loan of €200,000 at 1.5% interest with 5 years remaining, the penalty can amount to €10,000–15,000.
Exceptions:
After 10 years of loan term
Special right of termination without penalty (Section 489 BGB).
At the end of the fixed-interest period
No penalty.
In the event of death
The bank loan can be terminated with 6 months' notice.
Other costs
Energy certificate
Mandatory for every sale. Consumption certificate from €80 (online), demand certificate €300–500. For buildings from before 1977 with fewer than 5 residential units, the demand certificate is mandatory.
Removal of the land charge
If a land charge (Grundschuld) is entered in the land register, it must be removed on sale. Cost: €200–500 (notary + land registry office).
Appraisal
Optional. Cost €1,500–3,000. Sensible for inherited properties, divorce cases, or when the market value is disputed.
Worked example: a Dresden flat
Sale of a 3-room flat in Striesen for €280,000:
Striesen — 3-room flat
Without speculation tax, over 95% of the sale price remains. With speculation tax (for a shorter holding period), the net proceeds can fall by a further €20,000–35,000.
Tax note: Non-binding guidance, without warranty – not a substitute for tax advice.
Free valuation of your property
Receive a first well-founded estimate within 24 hours, based on current market data and our many years of experience.
