When is the right time to sell?

Choosing the right moment to sell has a major impact on the final sale price. Key factors include:

• the current state of the property market and prevailing asking prices,

• bank interest rates, which affect buyers’ ability to obtain financing,

• your personal situation and financial obligations.

Preparing to sell your home

1. Property valuation

It is advisable to obtain a professional valuation to determine the true market value (Marktwert) of your home. You can hire a certified valuation expert or a reputable real-estate agent to do this.

2. Collecting the necessary documents

You will need to prepare several important documents, such as:

• extract from the land register (Grundbuchauszug),

• energy performance certificate (Energieausweis),

• building plans and any renovation or extension plans,

• documentation of maintenance work or improvements carried out.

3. Improving the condition of the property

Carrying out minor repairs or cosmetic improvements – for example painting walls, fixing small defects or tidying up the garden – can increase the sale price and make it easier and faster to find a buyer.

Choosing how to sell

You can either sell your home privately or through a real-estate agent (Immobilienmakler).

• Private sale:
  Saves on commission costs, but requires marketing skills, experience in dealing with prospective buyers and a considerable amount of time and effort.

• Sale via an estate agent:
  The agent brings market knowledge, a professional network and experience in marketing and negotiating, but charges a commission that may amount to around 3–7 % of the sale price.

Pricing the property

Setting the right price is crucial for attracting serious buyers.

• An overpriced property may remain on the market for a long time and lose appeal.

• A price set too low can mean a loss of potential profit and may give the impression that something is wrong with the property.

Presenting and marketing the property

• Prepare high-quality, professional photos of the interior and exterior,

• write a detailed and accurate description (exposé),

• advertise the property on major real-estate portals (Immobilienportale) such as ImmobilienScout24 and Immowelt,

• organise individual viewings or open-house inspections for interested buyers.

Negotiating the price

Be prepared to negotiate and define in advance the minimum price you are willing to accept. Remain flexible, but be clear and firm enough to protect your interests without discouraging genuine buyers.

Signing the contract

Once you have reached an agreement with the buyer, the sale contract is signed in front of a notary (Notar).

The notary:

• explains all contractual provisions,

• ensures that all legal requirements are met,

• coordinates registration in the land register and the agreed payment process.

Handover of the property

After the property has been registered in the land register (Grundbuch) in the buyer’s name and the agreed purchase price has been transferred, the keys are handed over and the property is officially transferred. The exact handover date is usually specified in the sale contract.

Taxes related to the sale

• If you sell the property within less than ten years of purchasing it, the profit may be subject to what is known as Spekulationssteuer (capital gains / speculation tax).

• If you lived in the property yourself in the last two full calendar years prior to the sale, you are usually exempt from this tax.

Important tips

• Consult a legal or tax advisor before selling to avoid unpleasant surprises.

• Keep copies of all documents, contracts and agreements.

• Communicate clearly and transparently with potential buyers and answer their questions honestly to build trust and reduce the risk of later disputes.

Conclusion

Selling a home in Germany is a major step that requires careful planning, a solid understanding of the market and thorough legal and financial preparation. Whether your goal is to realise a profit or to move on to a new place and a new stage of life, good preparation and professional advice can turn the sale into a safe and successful process that opens up new opportunities for you.

The editorial team of this website aims to provide accurate information based on extensive research and a variety of sources. Nevertheless, errors may occur and some information may be incomplete or not fully verified. For this reason, the information in this article should be regarded as an initial point of reference only. For binding and up-to-date advice, you should always consult the relevant authorities or suitably qualified professional advisers.