If you live in Germany, are employed, single or with a family, and would like to buying a property in Germany as a primary residence ?
Here are the 5 essential steps, explained simply and concretely, to make your purchase a success.
Step 1 - Determine your purchase budget: downpayment, loan and expenses
Before embarking on a property search, it is essential to define your overall purchasing budget. And to do this, it's not enough to look at how much you can borrow: you have to take into account three closely related elements :
Borrowing capacity
i.e. what you can reasonably repay each month depending on your income, but also within the limits that the bank considers acceptable. In contrast to France, where a fixed debt rate of around 33 %, German banks tend to take a holistic approach: they look at your living expenses, and set their own thresholds.
Personal contribution
generally required between 10 % and 20 % of the property price. Even with a high borrowing capacity, a low down payment can limit the overall budget.
Acquisition costs
real estate agent, real estate transaction tax (which varies from state to state, look here for your Land) and notary fees. Depending on the case, these can total from 5 % to 15% of purchase price
It is the combination of these three factors that defines the actual budget. This is how much you can actually spend on your future purchase, taking into account all related expenses.
Wondering how much you could actually borrow in Germany?
To help you estimate your purchasing budget, we have set up a form simple :
In just 5 questions, you'll receive a free, personalized initial simulation.
Step 2 - Searching for your future property
Once you have defined your budget, you can actively search on :
Properties are often put online quickly, and bargains go fast, so you need to be reactive.
Tip: prepare a strong buyer's case to be sent as soon as a property interests you.
Step 3 - Validate your real estate financing with us
Once you have found a property, you need to lock in financing quickly.
With us, you can :
- Compare hundreds of banks
- Get a tailor-made offer, tailored to your expat situation
- Be advised in French, with clear explanations on :
- the rate
- the Zinsbindung (rate-setting period)
- the Tilgung (depreciation rate)
- related insurance
➕ This is all the more important as German mortgages are very different from French mortgages“, in both logic and structure.
We explain these differences in detail in this article:
👉 5 differences between mortgages in France and Germany
Step 4- Signing the purchase contract at the notary's office (Notartermin)
In Germany, real estate purchases are coming to an end must be notarized.
The notary is neutral: he advises neither the buyer nor the seller.
During this stage :
- He reads the sales contract
- Both parties sign
⚠️ Caution: validate your loan before going to the notary
In Germany, signing before a notary commits you firmly once signed, you can no longer withdraw.
If your loan has not yet been approved, you run the risk of being forced to buy... without financing.
Always wait for the loan contract to be signed (and validated by the bank) before making an appointment with the notary.
⏳ And don't forget the loan cancellation period.
Once you have signed your bank loan contract, you have 14 days to retract.
It is therefore important to sign at the notary's office within this period, or to be sure that the sale will go ahead,
because if the appointment is cancelled at the last minute (by the salesperson, for example), you still need to be on time to cancel credit if required.
Ideal timing : sign the loan, then program quickly the appointment with the notary within a few days.
Step 5- Payment and handover of keys (a few weeks after signing)
Contrary to popular belief, you do not become the owner immediately after signing at the notary's office.
Here's what happens after the appointment:
- The notary begins a series of administrative and legal procedures :
- A few weeks later, the notary informs you that the conditions for completing the sale have been met, and you can therefore pay the seller (via the bank).
- Once payment has been made, the seller delivers the keys to the buyer.
The time between signature at the notary's office and handover of the keys is generally 4 to 8 weeks, depending on the case.
Conclusion - Buying in Germany is possible, even as an expatriate!
Yes, it's different from France.
Yes, it can be technical.
But with the right method and support, it's perfectly feasible.
Need personalized support?
At Expat Finances, Every day, we help French people living in Germany to :
- Estimate their budget
- Find the best bank
- Understanding the steps, in French
- Buying with peace of mind
Make an appointment here:
