The complete property selling guide

How does selling a property in Dresden work?

In six steps: contact with the key details, an initial assessment within 48 hours, a viewing, a well-founded market valuation, a joint marketing strategy and finally marketing through to the notary appointment and handover. For apartments in Dresden the average marketing time is 2–4 months.

Step 1: Decision and preparation

Before you advertise, you need clarity on three questions:

Why am I selling?

The reason determines the time pressure. Inheritance, divorce, job change - every situation has its own requirements. Anyone under time pressure negotiates differently from someone who wants to sell "at some point".

When am I selling?

Spring and autumn are the strongest selling months in Dresden. But: a good property sells in any season. The timing matters less than the price.

Agent or private sale?

The honest answer: it depends on your time, your knowledge and your emotional distance. Private sellers in Dresden achieve on average 5-10 percent less than agent-supported sales. The commission is put into perspective when the sale price is right.

Step 2: Valuation

The asking price is the most important decision in the entire sales process. Too high — the property sits, prospects lose trust. Too low — you give away money.

Method 01

Comparative value method (Vergleichswertverfahren)

Standard for flats and single-family homes. Basis: actual sale prices of comparable properties. The Dresden valuation board (Gutachterausschuss) publishes this data annually.

Method 02

Income value method (Ertragswertverfahren)

Standard for let properties and apartment buildings. Basis: annual net cold rent and purchase-price multiplier.

Method 03

Asset value method (Sachwertverfahren)

For villas and properties without comparable data. Basis: land value plus building value minus age-related depreciation.

Online valuation tools provide estimates with a 15-30 percent margin of error. Unsuitable for pricing. A professional on-site assessment is indispensable.

Step 3: Compile documents

Missing documents are the most common cause of delays. Start two to four weeks before the marketing launch:

Land register extract (Dresden district court, €10-20, 1-2 weeks)

Energy certificate (€80-500, mandatory)

Floor plan with living-area calculation

Cadastral map/site plan (cadastral office, €15-30)

For condominiums: declaration of division, owners' association minutes, business plan

For lettings: tenancy agreements, operating-cost statements

Where applicable: building permits, renovation records, heritage-protection notice

Step 4: Marketing

Professional photos

The most important investment item. Cost: €200-400. Impact: thousands of euros of price difference. For houses, add drone photos.

Listing

All relevant data, honest and complete. Square metres, rooms, year of construction, energy figures, service charges (for condominiums), special features. No marketing waffle - facts.

Portals

ImmoScout24 and Kleinanzeigen are the most relevant platforms in Dresden. Social media (Instagram, Facebook) as a supplement, not a substitute.

Timing

Listings posted on Sunday afternoon or Monday morning receive the most attention.

Step 5: Viewings

Preparation

Tidy the flat/house, air it out, good lighting. No cluttered rooms, no personal items in the foreground.

Individual viewings vs. open house

In Dresden, individual appointments are standard. An open house works for highly sought-after properties - it creates competition among prospects.

Creditworthiness check

Ask for the financing confirmation. No serious buyer will object to this. Anyone who cannot prove financing is not a buyer.

In my experience, it takes an average of 8-15 viewings in Dresden to reach a purchase offer. Fewer in premium locations, more on the outskirts.

Step 6: Negotiation

Review offers

Not just the price, the conditions too. An offer with immediate financing confirmation is often better than a higher offer "subject to conditions".

Room for negotiation

Set the asking price 3-5 percent above your minimum price. That leaves room to negotiate without selling below value.

Multiple offers

If several buyers bid, inform everyone transparently. This is not a bidding process - but transparency raises the price.

A counterintuitive detail: the toughest negotiators are not the wealthiest buyers, but the most anxious. Anyone buying their first property negotiates harder than an experienced investor. You need to be prepared for that.

Step 7: Purchase contract and notary

The notary draws up the draft purchase contract. Both sides review it — at least two weeks before the notarisation appointment.

Points to check:

Purchase price and payment terms

Handover date

Condition of the property ("as seen" or guarantees?)

Release of encumbrances (cancellation of the land charge)

Arrangement of ongoing costs (property tax, service charges)

Cost: 1.0-1.5 percent of the purchase price. Borne by the buyer.

Step 8: Handover

Handover protocol

Documents the condition of the property at handover. Meter readings (electricity, gas, water), list of keys, documents handed over.

Handover of keys

Only after the purchase price has been paid in full. The notary confirms receipt of payment.

Deregistration

Inform the property tax office, insurer and, where applicable, the property management.

Kosten und Steuern: Die Übersicht

Verkäufer trägt:

•Maklerprovision (3,57 Prozent in Sachsen)

•Löschung Grundschuld (200-500 Euro)

•Ggf. Vorfälligkeitsentschädigung

•Energieausweis (80-500 Euro)

Spekulationssteuer:

Steuerfrei nach 10 Jahren Haltedauer oder bei Eigennutzung (3 Kalenderjahre). Innerhalb der Frist: Gewinn wird mit dem persönlichen Einkommensteuersatz besteuert.

Käufer trägt

Grunderwerbsteuer (Sachsen)5,5 %

Notarkosten1,0–1,5 %

Grundbucheintragung0,3–0,5 %

Maklerprovision3,57 %

Dresdner Besonderheiten

Grunderwerbsteuer 5,5 Prozent

Seit 2023 in Sachsen. Für Käufer günstiger als in vielen anderen Bundesländern (bis 6,5 %).

Gutachterausschuss Dresden

Als zuverlässige Datenquelle für Vergleichspreise und Bodenrichtwerte.

Denkmalschutz als Verkaufsargument

Die Denkmal-AfA macht denkmalgeschützte Objekte für Kapitalanleger besonders attraktiv.

Starke Stadtteil-Unterschiede

Zwischen Loschwitz und Gorbitz liegen Welten — sowohl bei Preisen als auch bei Nachfrage.

Wachsende Nachfrage durch Tech-Industrie

Infineon, Bosch und andere Arbeitgeber im Norden treiben die Nachfrage nach Wohnraum.

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.

Estimated proceeds300.000 €

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.

Download the guide Get a property estimate

Häufig gestellte Fragen

How long does it take until my property is sold?

The selling time depends on factors such as location, condition, price expectations and market conditions. In the Dresden region the average marketing time for apartments is 2–4 months. After the valuation we give you a realistic estimate for your specific property.

How does the selling process work?

The process is simple and transparent: 1) You contact us with the key details of your property. 2) We get back to you within 48 hours with an initial assessment. 3) We view your property — discreetly and without fuss. 4) You receive a well-founded market valuation. 5) Together we set the marketing strategy. 6) We take care of the listing, marketing, buyer search and notary appointment through to handover.

How is my property marketed?

We create a professional listing with high-quality photos and market your property through our network, relevant property portals and, where useful, selected partner agents. Depending on the property we also use targeted direct outreach to qualified prospective buyers from our database.

What happens at the notary appointment?

At the notary appointment the purchase contract is legally certified. The notary reads out the contract in full, explains all clauses and answers questions from both sides. The priority notice of conveyance is then entered in the land register, the payment of the purchase price is triggered after the due-date notification and finally the transfer of ownership is completed. We accompany you to the appointment.

How does the handover after the sale work?

After the purchase price has been paid we arrange a handover appointment. Keys are handed over, meter readings (electricity, gas, water) are recorded and the condition of the property is documented. You receive a written handover protocol — so both sides are protected.

How long does a property sale take in Dresden?

3-5 months on average. Shorter in sought-after locations, longer for complex properties. The biggest time factor: missing documents.

What is my property worth?

It depends on type, location, condition and market conditions. Online tools: 15-30 percent deviation. A professional on-site assessment is indispensable.

Do I need an agent?

Not necessarily. But: agent-supported sales achieve 5-10 percent higher prices. The commission (3.57 percent) is put into perspective.

When is the best time to sell?

Spring and autumn are stronger. But: a good property at the right price sells in any season.

Do I have to pay tax?

After a 10-year holding period or for owner-occupation: no. Within the period: speculation tax on the profit.

What does the sale cost me?

Agent commission (3.57 percent), cancellation of the land charge (200-500 euros), energy certificate (80-500 euros), and possibly an early repayment penalty. Total: about 4-5 percent of the purchase price.

Can I still live in the property during the sale?

Yes. The handover date is agreed in the purchase contract - typically 4-8 weeks after the notary appointment.

What happens if the buyer doesn't pay?

The notary monitors the payment. The transfer of ownership only takes place after payment has been received. Your risk is minimal.

Should I renovate before the sale?

Small cosmetic measures, yes. Major renovations: only if the cost-benefit calculation is clearly positive.

How do I find the right agent?

Local experience, an honest price assessment, transparent communication. If someone promises the highest price, that is not a good sign.

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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