Buying a residential property in Germany through a broker (Makler) quickly adds a five-figure cost on top of the purchase price. On a €400,000 home a 5.95 % commission means €23,800 total — at 7.14 % it climbs to almost €28,600. Since the end-2020 BGB reform this amount is in practice split 50/50 between buyer and seller. Our realtor fee calculator shows exactly what each side pays.
What is the German realtor commission?
The realtor commission (Maklerprovision, also called Courtage) is the broker's fee for arranging the sale. The base is the notarised purchase price — not the appraised market value. It is usually expressed as a percentage and already includes 19 % VAT.
Formula:
Commission = Purchase price × Commission rate
The 23 December 2020 BGB reform — the game changer
Before 2020 the split varied wildly by region. In Berlin, Brandenburg, Bremen, Hamburg and Hessen the buyer traditionally paid the full commission; in Bavaria and NRW 50/50 was already common. The new §§656a–d BGB (broker law for residential property sales) introduced these rules effective 23 December 2020:
- §656a BGB — broker agreements must be in text form (email is sufficient, phone is not).
- §656b BGB — under a dual mandate the broker must charge both parties the same rate.
- §656c BGB — if only one party engages the broker, that party can pass on at most half of its commission to the other side, and only against proof of its own payment.
- §656d BGB — any clause shifting more than 50 % onto the non-engaging party is void.
Important limitation: these rules apply only to the sale of single-family houses and owner-occupied apartments to consumers. For multi-family houses, commercial property and undeveloped land contract freedom still applies.
Typical 2026 rates by federal state
Since the reform rates have converged across regions. Common levels today:
| Federal state | Total rate incl. VAT | Per side (50/50) |
|---|---|---|
| Bremen, Hessen, Mecklenburg-Vorpommern | 5.95 % | 2.97 % |
| Hamburg | 6.25 % | 3.12 % |
| Bavaria, Berlin, Baden-Württemberg, Brandenburg, Lower Saxony, NRW, Rhineland-Palatinate, Saarland, Saxony, Saxony-Anhalt, Schleswig-Holstein, Thuringia | 7.14 % | 3.57 % |
These rates are customary, not statutory — and fully negotiable.
Worked example: €400,000 home in Hessen
| Position | Amount |
|---|---|
| Purchase price | €400,000 |
| Total commission (5.95 %) | €23,800 |
| Buyer share (50 %) | €11,900 |
| Seller share (50 %) | €11,900 |
The same purchase in NRW (7.14 % total) would cost €14,280 per side — more than €2,000 per side difference driven purely by the federal state.
Realtor fees as part of total purchase costs
The realtor commission is only one of three large positions in German "Kaufnebenkosten":
- Real estate transfer tax — 3.5 % (Bavaria, Saxony) to 6.5 % (NRW, Brandenburg, Saarland, Schleswig-Holstein) — see real estate transfer tax calculator.
- Notary and land registry — combined roughly 1.5–2.0 % of the price — see notary fee calculator.
- Realtor commission — 2.97–3.57 % per side (see above).
In most federal states the buyer therefore needs an extra 10–15 % on top of the price. For the full breakdown see the additional costs calculator; to see how the monthly payment changes with different acquisition costs and equity, use the home loan calculator.
Negotiate, avoid, optimise
1. Negotiate before signing
There is no statutory minimum or maximum. On high-value properties (from ~€600,000) or in a buyer's market 4–5 % total is realistic — sometimes even 2–3 %. Comparing two or three brokers gives you the best leverage.
2. Buy directly from the owner ("privat")
Roughly 30 % of all residential transactions happen without a broker. The search takes longer but saves €3,000–€15,000 per side.
3. Online-only platforms
Platforms like McMakler, Maklaro or Homeday work with flat fees from ~€3,000 or reduced rates around 1.5–2 % instead of 3.57 %.
4. Deduct the realtor fee from tax
On a rental property the commission counts as acquisition cost and depreciates over 50 years (see rental yield calculator). On an owner-occupied home it is not deductible — unless the move is for work, in which case it counts as work-related expense.
When is the broker actually worth the money?
- Complex valuation: inheritance division, divorce, condominium specifics
- Hard-to-market properties: renovation need, weak location, unusual layout
- Buyer side: exclusive off-market deals, speed
- Legal certainty: proper exposé, GDPR compliance, pre-contract
For an off-the-shelf apartment in a good location in a rising market the added value is often limited.
FAQ
Must the buyer pay anything to a seller-engaged broker?
Only if the broker concluded a valid commission agreement in text form with both parties at the same rate. Otherwise the commission stays with the engaging party.
What is the difference between "Innenprovision" and "Außenprovision"?
Innenprovision is paid by the seller, Außenprovision by the buyer. Before 2020 they were often combined. Under §656c each side now pays its own half directly — accounting workarounds are void.
What happens if the sale falls through?
No notarised contract, no commission (§652 BGB). Once notarised, cancellation usually does not remove the broker's claim.
Conclusion
Since the 2020 BGB reform realtor commissions on German residential property are almost always a 50/50 game — and rates have settled at 5.95–7.14 % including VAT. Negotiating early, considering online brokers or buying directly from the owner can save several thousand euros. The realtor fee calculator shows your share in 10 seconds — and you can feed it straight into the home loan calculator.