Immobilienpartner Sachsen
Guides4 min read

Private sale or estate agent?

The question “agent or private sale?” comes up for most owners at some point. And the honest answer is: it depends — but not on what most people think. It is not the commission that decides, but your time, your knowledge and your nerves.

sell property privately or with agentestate agent pros and cons

Private sale or estate agent — which is worth it?

With a private sale you save the commission, but you take on the valuation, the brochure, viewings, negotiation and legal safeguards yourself. With an agent you benefit from market knowledge, buyer qualification and negotiation skills — which usually leads to a higher price and a faster close. The deciding factor is not the purchase price, but how much effort you want to shoulder yourself.

When is an agent worthwhile, and when not?

An agent is worthwhile if you:

  • •Have little time (job, family, moving house in parallel)
  • •Don't know the local market
  • •Have no experience with price negotiations
  • •Are selling a complex property (apartment building, listed building, community of heirs)
  • •Are emotionally too close to the property

An agent is less worthwhile if you:

  • •Have the time and the inclination to get deeply involved
  • •Know the local market well (e.g. from the industry yourself)
  • •Are selling a simple, easily lettable standard flat
  • •Are selling in a location with extremely high demand (the property "sells itself")
In my experience, most private sellers overestimate their abilities — and underestimate the time involved. Anyone who thinks, “I'll just put it on ImmoScout”, will be surprised how many hours go into answering enquiries, organising viewings and conducting negotiations.

Advantages of a private sale

No commission

The most obvious advantage. In Saxony, the agent commission is usually 3.57 percent each for buyer and seller. On a flat for €250,000 you save around €8,925 as the seller. Sounds like a lot. It is — when everything goes smoothly.

Full control

You decide when viewings take place, with whom you negotiate and at what price. No middleman, no dependency.

Direct communication

Some buyers value direct contact with the owner. It feels more personal and builds trust - provided you can stay objective.

Disadvantages of a private sale

Time commitment

Expect 15 to 25 hours per week during the active marketing phase. Filtering enquiries, coordinating viewings, checking creditworthiness, compiling documents, conducting follow-up negotiations. Most private sellers are exhausted after four weeks.

Valuation mistakes

The most common and costliest mistake: setting the price wrong. Too high - the flat sits, prospects lose trust. Too low - you give away money. Without market experience, precise pricing is difficult.

Legal risks

Disclosure obligations, liability questions, the energy certificate requirement, correct living-area calculation - anyone who makes mistakes here risks claims for damages after the sale.

Emotional negotiation

Your home is not just any property. When a buyer says after the viewing "The kitchen is awful", owners react differently than an agent does. Emotions in negotiations cost money.

A counterintuitive detail: private sellers in Dresden achieve on average 5 to 10 percent less than agent-supported sales. Not because they negotiate worse — but because they often misjudge the asking price and have to correct it later.

Advantages of an agent

Market knowledge and pricing

A good agent knows the actual sale prices in your street - not the asking prices on ImmoScout. In Dresden this difference is 5 to 10 percent.

Time savings

The agent handles marketing, viewings, prospect screening and negotiation. You sign at the notary - done.

Network

Good agents have registered prospective buyers. Your property may be sold before it is publicly listed. In locations like Blasewitz or Loschwitz that can make the difference.

Negotiation experience

Price negotiations are a craft. An experienced agent knows when to hold firm and when a small concession saves the deal.

Legal protection

Disclosure obligations, contract drafting, liability - the agent knows the pitfalls and protects you from costly mistakes.

Disadvantages of an agent

Commission

3.57 percent of the purchase price as the seller's share. On €300,000 that is €10,710. Not insignificant.

Dependency

You partly hand over control. If the agent works poorly, you lose time and possibly money.

Differences in quality

Estate agent is not a protected profession. Anyone can call themselves one. The range runs from highly professional to catastrophic. Choosing the right agent is decisive.

Commission in Saxony: the current rules

Since December 2020, the equal split of the agent commission has applied to residential property in Germany. The seller must pay at least as much commission as the buyer.

Passing the entire commission on to the buyer is no longer possible for residential property. Different rules apply to commercial property.

Commission split Saxony

Seller pays3,57 %
Buyer pays3,57 %
On €300,000€10,710 each

Checklist: 10 questions for self-assessment

1

Do you have 15-25 hours per week for the sales process?

2

Do you know the actual sale prices (not asking prices) in your street?

3

Can you create professional photos and a listing?

4

Do you know which documents you need and where to get them?

5

Can you check the creditworthiness and financing of prospects?

6

Are you able to negotiate objectively - even when the buyer criticises your kitchen?

7

Do you know your disclosure obligations as a seller?

8

Do you have experience with notary contracts?

9

Can you deal with rejections and withdrawals without panic-cutting the price?

10

Is your property "standard" (flat, good location) or complex (apartment building, listed building, inheritance)?

At least 7 of 10 Yes: A private sale is realistic.

Fewer than 5: An agent is the smart investment.

Still unsure? I'll advise you free of charge — with no obligation to instruct me.

Discuss without obligation

Our approach: what we do differently

We understand that deciding on an agent requires trust. That is why we work transparently:

Free initial assessment with no obligation
Honest price recommendation - even when it's uncomfortable
Regular updates on the marketing status
No minimum contract term
Local expertise: we sell in Dresden and the surrounding area - nowhere else

What would be possible?

What the proceeds from your property make possible

Choose what interests you — and see what becomes possible in your life with the sale proceeds.

300.000 €

These figures are indicative calculations. I will discuss the concrete figures for your property with you, free of charge →

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.

Open the decision aidReview your selling route

Frequently asked questions

What is the difference between a private sale and selling through an agent?
With a private sale you save the agent's commission, but you take on the entire effort yourself: valuation, brochure, listings, viewings, negotiations and legal safeguards. Through us you benefit from professional marketing, market knowledge, buyer qualification and negotiation experience — which usually leads to a higher sale price and a faster close.
Is an agent worth it for an inexpensive flat?
The question is not the price, but the effort. Even with a flat worth 120,000 euros you get 15 to 20 viewing enquiries, documents need to be obtained, and the negotiation has to be handled. The commission here is 4,284 euros — less than a single price correction after four weeks of an empty flat sitting on the market.
Can I try privately first and then instruct an agent?
Yes — but it is risky. A property that sits on the portals for weeks and then reappears with new photos and new agent branding looks "burnt out". Buyers ask themselves: what is wrong with it? Better: decide beforehand.
How do I find a good agent?
Ask for local references, realistic selling times and an honest price assessment. If an agent promises you the highest price, they are not the best — they are the most desperate.
What if the agent does not sell my flat?
Check the contract terms. Reputable agents work without a minimum term or with short notice periods. If there is no result after three months, either the price is wrong or the marketing is not working.
Can I negotiate the agent's commission?
In theory, yes. In practice, 3.57 percent each for buyer and seller is standard in Saxony. Some agents offer reduced rates — but be careful: less commission often means less service.
Private sale: who handles the notary contract?
The notary. They draw up the draft purchase contract, check the legal requirements and notarise the contract. This is independent of whether an agent is involved. The notary costs are usually borne by the buyer.
Calvin Linke

Managing Director & Property Adviser

Calvin Linke

Dresden local expert — with many years of experience supporting property acquisitions and brokerage in the Elbe valley.

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