Buying an apartment in Germany is still possible for a low price if you look in the right places. One of those areas is the Harz region in the state of Niedersachsen. This region offers small apartments for a fraction of what you would pay in big cities. But even when the purchase price is low there are still costs to consider. In this article I explain what the full process looked like when I bought my own apartment in this region and what kind of expenses you should expect.
How I Found and Bought My Apartment
I bought my apartment for just under twenty thousand euros. The deal came through local contacts in the village. It was not listed online and no agent was involved. The seller knew people in the area and was happy to make a direct sale.
We agreed on the price and went to a notary to make the contract official. Because the deal was private and simple the process moved quickly. I had no loan no agent and no complex legal issues to solve. This kind of deal is common in small towns where people know each other and often prefer to avoid outside parties.
Still even with a direct sale there are important steps to follow and costs to pay. In Germany the process is clear and well documented but you need to be prepared.
Notary and Government Costs
The main extra cost in any property purchase in Germany is the notary. The notary is required by law and handles all the legal paperwork. In my case the notary fee was around five hundred euros. This includes preparing the purchase contract reading it aloud and registering the sale with the land office.
Next I had to pay fees to the local government. This included the entry in the Grundbuch which is the official land register and the property transfer tax. In Niedersachsen this tax is five percent of the purchase price.
These fees are paid after signing the contract. You receive invoices and pay each one directly. There is no middleman and no hidden charges.
All together the legal and government costs added up to around seven or eight percent of the total price.
I Did Not Use an Agent
Because I bought the apartment directly from the seller I did not use a real estate agent. This saved me a large fee. In Germany agents often charge a flat fee for low priced properties. This can be fifteen hundred euros or more.
If you are planning to use an agent be sure to ask how much they charge. For cheap property the agent fee can be a big part of your budget.
In my case I was lucky to find a seller through local contacts. But this is not always possible. If you do use an agent make sure the cost is clear before you sign anything.
Monthly Costs After Purchase
Once the apartment is yours you also need to think about monthly costs. My apartment is part of a larger building. In Germany this means you are a member of the property owners association. This group manages shared parts of the building and collects monthly payments from all owners.
I pay a monthly fee to the association. This covers things like building maintenance elevator service shared utilities and cleaning. In my case the fee also includes heating water and electricity.
In addition there is a small tax that I pay each year to the local municipality. These costs are low compared to what you would pay in larger cities or modern buildings.
Watch Out for Extra Repairs and Votes
One thing I learned is that older buildings sometimes need extra repairs. These are decided by a vote in the owners association. If the group agrees that something needs to be done each owner has to pay their share.
In my case the building had a shared indoor swimming pool. It had been damaged by a fire and not all of the cost was covered by insurance. As a result all owners had to pay part of the repairs. This was not planned and came as a surprise.
Before you buy you should ask to see the last meeting notes of the association. This can show you if there are any plans for repairs or complaints about the condition of the building. You should also ask how much money is in the reserve fund. This is a savings account used for repairs. If there is not enough money owners will be asked to pay extra.
These things are easy to miss when the price of the apartment looks attractive. But they can make a big difference later on.
My Total Costs and What to Expect
If you plan to buy a cheap apartment in the Harz region or anywhere else in Germany it is a good idea to add ten percent on top of the purchase price. This covers notary fees taxes and some small extras.
For example I paid just under twenty thousand euros for the apartment. After notary fees the property tax and registration I ended up paying around twenty one and a half thousand in total.
Since then I pay monthly fees for the building plus a small yearly tax. There were also a few shared repairs which I contributed to through the owners association.
Even with these extra costs the apartment has been a good deal. It was not expensive to buy and it now gives a steady return. The costs were easy to manage because I had prepared for them.
Do Not Forget Your German Tax Identification Number
When you buy property in Germany you need a Steueridentifikationsnummer. This is a personal tax ID number that is required for official documents such as the purchase contract and tax filings.
In my case the real estate agent gave me this information in advance. The process was simple. I filled out a short form and submitted it to the local municipality. Within a short time I received the number and was able to continue the purchase without delay.
Even if you are buying without an agent it is important to take care of this early in the process. The notary will ask for your tax number when preparing the contract. Without it the process cannot be completed.
You do not need to be a German citizen to receive a tax ID. Foreign buyers can request one from the local tax office where the property is located. The form is available online or at the town hall and often only requires basic information such as your name address and purpose for the request.
Final Thoughts
Buying an apartment in a region like the Harz is still possible at a low cost. But it is important to look beyond the price and think about the full picture. You need to plan for notary fees property tax registration costs and ongoing monthly payments.
You should also take time to learn about the owners association. Ask about past decisions future repairs and how much money is saved for building maintenance. In older buildings this is especially important.
If you are well prepared and take the time to ask the right questions a cheap apartment in Germany can be a smart move. But even the cheapest apartment still comes with responsibilities. My experience shows that good planning is just as important as a low price.
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