Buying property in Germany always requires a notary (Notar). Without notarial certification, no real estate purchase is legally binding. But what exactly does this cost? And why are the fees set by law?
This article explains German notary fees and land registry costs step by step — with concrete examples for common purchase prices.
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Notary Fees Are Fixed by Law
Germany's Gerichts- und Notarkostengesetz (GNotKG) — the Court and Notary Costs Act — sets notary fees uniformly across the country. No notary can charge more or less. The purchase price (Geschäftswert) determines the fee level through a statutory table (Annex 2, Table B).
This means you do not need to compare notaries on price. The fees are the same everywhere.
What Are Fee Units (Gebühreneinheiten, GE)?
The GNotKG works with fee units (Gebühreneinheiten, GE). Each purchase price bracket has a base GE amount. Specific notary activities are then charged as multiples of this GE:
- Notarization fee (Beurkundungsgebühr): 2.0 GE — for certifying the purchase contract
- Processing fee (Vollzugsgebühr): 0.5 GE — for handling the transaction (e.g., initiating land registry entries)
- Support fee (Betreuungsgebühr): 0.5 GE — for advice and administration outside the notarization appointment
On top of this: expense allowances (postage, communications) and 19% VAT on all notary fees.
GNotKG Fee Table: GE by Purchase Price
Key values from the statutory table (Annex 2 GNotKG):
| Purchase price up to | 1.0 GE | Notarization (2.0 GE) |
|---|---|---|
| €100,000 | €225 | €450 |
| €200,000 | €345 | €690 |
| €300,000 | €435 | €870 |
| €400,000 | €525 | €1,050 |
| €500,000 | €615 | €1,230 |
| €600,000 | €705 | €1,410 |
| €800,000 | €885 | €1,770 |
| €1,000,000 | €1,065 | €2,130 |
Worked Example: €400,000 Purchase Price
For a property at €400,000, here is the full cost breakdown:
Notary Fees (net)
| Item | Calculation | Amount |
|---|---|---|
| Notarization fee | 2.0 × €525 | €1,050.00 |
| Processing fee | 0.5 × €525 | €262.50 |
| Support fee | 0.5 × €525 | €262.50 |
| Expense allowance | Flat rate | €30.00 |
| VAT 19% | on €1,605 | €304.95 |
| Notary fees total | €1,909.95 |
Land Registry Fees (Grundbuchgebühren)
| Item | Calculation | Amount |
|---|---|---|
| Ownership transfer (Eigentumsumschreibung) | 1.0 × €525 | €525.00 |
| Priority notice (Auflassungsvormerkung) | 0.5 × €525 | €262.50 |
| Land registry fees total | €787.50 |
Total costs: approx. €2,697 (≈ 0.67% of purchase price)
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Additional Costs If You Take Out a Mortgage
If you finance the purchase with a mortgage, the notary also needs to certify the land charge (Grundschuld). This costs extra:
- Land charge notarization: 1.0 GE (based on the mortgage amount)
- Land charge registration in the land registry: 1.0 GE
For a €320,000 loan (GE = €435), that adds roughly €870 for the notary plus €435 for the land registry — each net, plus VAT.
Comparison: Total Buying Costs in Germany
Notary costs are just one part of the ancillary purchase costs (Nebenkosten). When buying property in Germany, expect:
| Cost type | Approximate cost | Mandatory? |
|---|---|---|
| Real estate transfer tax (Grunderwerbsteuer) | 3.5–6.5% of purchase price | Yes |
| Notary fees | approx. 0.5–1.0% (incl. VAT) | Yes |
| Land registry fees | approx. 0.3–0.5% | Yes |
| Estate agent commission | 0–3.57% per party | No |
In total, buyers can expect 5–15% of the purchase price in ancillary costs, depending on the federal state. For a €400,000 property in NRW (6.5% transfer tax), this quickly adds up to €40,000–50,000 on top.
Useful calculators for related costs:
- Real Estate Transfer Tax Calculator — calculate Grunderwerbsteuer by state
- Amortization Calculator — monthly payment and repayment schedule
- Mortgage Financing Calculator — total financing costs
When Are Notary Fees Due?
The notary sends the invoice after the certification appointment — usually within a few weeks. Land registry fees are invoiced directly by the land registry office (Grundbuchamt), typically after the ownership transfer is registered.
Both amounts are due immediately and must be paid from equity. Banks generally do not finance ancillary purchase costs.
Can You Save on Notary Fees?
The fees themselves are fixed by law — no room to negotiate. However:
- Inventory listed separately: Kitchen appliances, built-in furniture or other items sold with the property can be listed separately in the contract. These are exempt from real estate transfer tax (Grunderwerbsteuer), reducing the taxable value — though notary fees are still based on the total transaction value.
- Avoid estate agents: The agent's commission is the biggest variable cost. Buying directly saves 3–7% of the purchase price.
Frequently Asked Questions
Who chooses the notary — buyer or seller?
In practice, the buyer usually selects the notary, since the buyer pays the fees. The notary must be neutral and cannot represent either party's interests.
Who pays the notary — buyer or seller?
The buyer typically pays all notary and land registry fees. Exceptions are possible but must be explicitly agreed in the purchase contract.
Are notary fees tax-deductible?
For owner-occupied property: no. For rental property, notary costs form part of the acquisition costs and can be depreciated over the useful life of the property.
What is the Auflassungsvormerkung (priority notice)?
The Auflassungsvormerkung is a preliminary entry in the land registry that protects the buyer before the final ownership transfer is registered. It prevents the seller from selling the property again or encumbering it in the meantime.
Summary: Budget for Notary Costs
Notary and land registry fees in Germany are non-negotiable — but entirely predictable. Budget around 1.5–2% of the purchase price as a reserve (including VAT and land registry fees, excluding mortgage-related costs).
Our notary fee calculator gives you a precise breakdown under GNotKG — for any purchase price, in seconds.