Selling Property in Germany as a UK Non-Resident

TL;DR: Selling property in Germany as a UK non-resident involves several steps and costs. You can expect estate agent fees of 3% to 7% (usually split with the buyer), legal fees, and a mandatory energy certificate costing €150 to €600 EUR. Capital Gains Tax for non-residents ranges from 14% to 45% on your profit. The entire German property selling process usually takes 2 to 4 months after finding a buyer, but can stretch to over a year if there are delays. Managing this from afar, while ensuring you stay connected with your UK number, requires careful planning.

Imagine you’ve been living abroad, perhaps splitting your time between a German home and your life in the UK, relying on your trusty UK phone number to stay in touch with family and handle affairs back home. Now, a change in plans means it’s time to sell your German property. The idea of managing a complex property sale from another country, perhaps without being physically present, can feel daunting. From understanding local laws to ensuring all documents are in order and knowing the fees, the German property selling process has many parts. This guide will help you navigate it smoothly, covering everything you need to know about selling property in Germany as a UK non-resident. This includes information on seller fees, non-resident property taxes Germany, legal requirements, and essential paperwork.

What is the German property selling process for non-residents?

The process for selling property in Germany has specific steps you need to follow, especially if it’s your first time selling there. Even if you’ve bought property in Germany before, selling can be different. Here’s a clear guide on what to expect.

1. How do you choose an estate agent and get a valuation?

The first important step is to get your property valued. This helps you set a fair and realistic price. An estate agent can help with this. They will also measure the Wohnfläche (living space) and check the Grundbuch (land registry extract) for any existing debts or legal claims on the property. They will help you decide how to price your home and prepare it for sale.

When picking an agent, look for one who belongs to a known professional group like the IVD (Immobilienverband Deutschland). Make sure you are happy with all their fees and prices before you sign the Maklervertrag (brokerage contract).

You do not have to use an agent; you can also sell the property yourself. However, German property buyers often pay close attention to details. The country’s real estate market requires a lot of paperwork and accuracy. An agent who truly understands the local market and what buyers want can be very helpful here.

2. Should you appoint a solicitor for selling property in Germany?

In Germany, a notary public handles all property sales. The buyer usually chooses this notary, who then manages all the legal parts of the sale.¹ However, it’s still a good idea to hire your own solicitor. This person will look out for your best interests. They can write and review contracts, give you legal advice, and protect your financial well-being.

To find a local solicitor, you can start by checking this UK Government website, which lists English-speaking lawyers working in other countries.

3. What documents do you need for selling property in Germany?

Before you can put your home on the market, you need to gather all the important documents. Here is the paperwork you will likely need:²

• Land registry extract (Grundbuchauszug): This paper proves you own the property and lists any claims buyers need to know about.
• Energy performance certificate (Energieausweis): This certificate is legally required for property sales in Germany. As the seller, you must show this to potential buyers during viewings.
• Cadastral map (Flurkarte): This is an official map that shows your property’s exact boundaries.
• Building permits: You need permits for all buildings, additions, and repairs, showing they were built legally.
• For apartments: You will need the declaration of division (Teilungserklärung), minutes from recent meetings of apartment owners, and the current budget for the building.
• Photo ID: Such as your passport.

Your solicitor can help you collect these documents and tell you if you need any more papers. Some of your documents may also need to be translated into German by a certified translator recognized by local authorities.

4. How do you prepare your property for sale?

Before you list your property for sale, it’s a good time to clean it thoroughly and remove clutter. You might also want to do small repairs or update old fittings.

5. How do you market your property to buyers?

Now it’s time to show your property to potential buyers. If you have an estate agent, they should do most of the marketing. This includes taking good photos, writing descriptions, and listing your property online.

Here are some popular German property websites and agencies to consider:

• ImmobilienScout24
• Immowelt
• Meinestadt.de
• Ohne-Makler
• Engel & Völkers

After this, you or your agent can start hosting viewings, and offers should begin to come in.

6. What happens when the purchase contract is drafted and a deposit is paid?

Once a buyer makes an offer that you accept, the next step is to prepare the purchase contract (Kaufvertrag). The notary drafts this document, which lays out all the terms and conditions of the sale. At this stage, the buyer will also pay any necessary deposit.

7. What are due diligence checks?

During this period, the buyer will carry out their own thorough checks, which might include property surveys. This is also your chance to have your solicitor review the contract, suggest any changes, and perform any extra checks before the agreement is signed.

8. When do both parties sign the final sale contract?

Once all legal requirements for the property transfer are met by both sides, it’s time to sign the contract. This takes place at the notary’s office on the agreed closing date.

9. What is completion?

Congratulations, you have successfully sold your property in Germany! The buyer will transfer the remaining money, and the notary will officially register the change of ownership in the land registry. All that’s left is to hand over the keys and pay any final fees and taxes, which we will discuss next.

How can you handle property sale proceeds when living abroad?

After your property sale is complete, you will likely want to convert the euros from the sale into pounds and transfer them back to the UK. When you are dealing with such a large amount of money, the cost of moving and converting it can significantly affect the total you receive.

Many banks and money transfer providers might say they have “no fees,” but they could be adding a hidden extra cost to their exchange rate. This can reduce your final amount by up to 2% when sending money abroad, which can mean a substantial amount on a large transfer. This makes it crucial to compare different services. When you need to send money internationally, always look for services that offer transparent fees and the mid-market exchange rate. This is the rate you see on search engines like Google, without any hidden mark-ups. Choosing a service that clearly shows all costs upfront helps you save money.

Finding a service with a dedicated support team for large transfers can also be very helpful. This ensures you have assistance if you encounter any issues during the transfer process. You should also ensure the service uses strong security measures to protect your money. Checking reviews and ratings can give you peace of mind. Keeping track of your transfer is also important, so look for services that offer live tracking. If you’re a UK resident, understanding how different services handle non-sterling transaction fees can help you avoid hidden costs.

What are the taxes and fees for non-resident property sellers in Germany?

This section provides general information and should not be seen as financial or tax advice. You are responsible for calculating and paying your taxes based on the law. Always seek advice from a qualified financial advisor for tax-related decisions.

Now, let’s look at the costs involved in selling property in Germany. While the buyer pays many of the fees, there are still some you need to be aware of as the seller:¹

Tax/Fee Name	Rate/Fee
Estate agent commission	3% to 7% (split between buyer and seller)
Legal/conveyancing fees	Varies
Energy performance certificate	€150 to €600 EUR
Capital gains tax	14% to 45% for non-residents

What are estate agent fees?

Estate agent fees Germany vary among different agents. You can expect to pay between 3% to 7% of the total sale price. It’s important to know that by law, this cost is usually split equally between the buyer and the seller.¹

What are the legal fees?

Another cost to consider is your solicitor’s fees. These will differ depending on the solicitor you choose and how many services you use. The good news is that you generally won’t have to pay any notary fees, as these are typically covered by the buyer.¹

What is the energy performance certificate?

For German property sales, it is a legal requirement for the seller to provide the buyer with an energy performance certificate. If your property doesn’t have one or if it’s expired, you will need to order a new one before you can list the property for sale. The cost varies, but it is usually around €150 to €600 EUR, depending on the size of your property.¹

What is Capital Gains Tax (CGT)?

In Germany, like many other countries, when you sell a property, you will need to pay capital gains tax Germany non-resident on the profit you make. The profit is the difference between what you paid for the property and what you sell it for, after deducting any fees and expenses.

CGT rates in Germany depend on whether you are a resident or not. If you live in Germany or are a tax resident, the profit from the sale will be taxed at standard income tax rates from 0% to 45%. If you are a non-resident, you do not get any tax-free amount, so the rates are between 14% and 45%.¹

It’s also important to check if UK rules on capital gains tax apply when you sell property outside the UK. You also need to consider double taxation agreements, so you don’t pay tax in two countries for the same sale. Tax laws can be very complicated, so it’s best to get advice from a tax specialist to help you understand your obligations.

Does owning property in Germany make you a tax resident?

For anyone thinking about moving to Germany (or staying there as a temporary resident), it’s useful to understand how tax residency works with property ownership. Owning property in Germany does not automatically or directly make you a tax resident in the country. Instead, your tax residency is decided by how long you spend living in Germany. If you are there for at least 183 days in a tax year, or if you have moved there permanently, you will be considered a German tax resident.¹ If you are considering moving abroad, a moving abroad checklist can help with planning.

Do you need a lawyer or a solicitor to sell property?

While it is not compulsory to have a solicitor when selling property in Germany, as a notary public handles most legal aspects of the transaction, it is still strongly recommended. Hiring your own local lawyer who specializes in property sales means they will act in your best interests. They can help you collect all your legal documents for the sale, prepare, translate, and check contracts, and offer advice about the German property selling process. This can help your property sale go more smoothly and, crucially, help you avoid expensive mistakes.

Can you use Power of Attorney (POA) to sell your property in Germany?

Yes, you can use a Power of Attorney (POA) to sell property in Germany without being physically there. However, German property law has strict formal requirements. This includes needing a document that is officially notarized or has a certified signature to meet the rules of the German land registry (Grundbuch). This document gives a lawyer or another chosen person the power to act for you in all matters related to selling property in Germany. This can be especially helpful if you’re trying to manage affairs from the UK, and want to keep your UK phone number working abroad.

What are the rules for selling inherited property in Germany?

Many foreign citizens and UK expats living abroad find themselves needing to sell German property they have inherited. This is definitely possible, but it comes with its own set of challenges. Here are the key things you need to know about selling inherited property Germany:

• All probate and inheritance processes must be finished, and the land registry records updated, before the property can be sold. Ownership must be clear, and you must have all the necessary documents to prove you have the right to sell the property.
• Germany has two main taxes that might affect sales of inherited property. The first is inheritance tax, which offers tax-free amounts for close relatives. The second is speculation tax, or Spekulationssteuer. This tax is charged if you sell the property within 10 years of acquiring it. If you hold onto the property for longer than this period before selling, you should not have to pay this tax.³
• Inheritance procedures can take a long time to complete – possibly up to a year – so be ready for delays before you can sell the property.

It is recommended to use the services of a solicitor and/or a tax specialist to help you understand the legal steps involved in inheriting and then selling property in Germany. For those with a German number, keeping your German number abroad can help you manage these processes more easily.

How long does it take to sell property in Germany?

The time it takes to sell property in Germany can differ greatly. Many factors can affect this, some of which you might not be able to control. These include the conditions of the local property market, the type of property, its age, location, and condition, how realistically it is priced, and the buyer’s specific situation. The whole process can take anywhere from a few weeks to over a year. However, once a buyer is secured, the legal steps to complete the sale usually take 2 to 4 months.¹

Common reasons that can delay German property selling process include:

• Missing paperwork: Especially for the long list of documents sellers need to provide.
• Slow land registry updates: And other administrative processes.
• Cold feet from buyers: Offers are not legally binding in Germany until the contract is signed at the notary’s office. This means buyers often back out at the last minute, forcing the seller to start marketing the property again.
• Unrealistic price expectations: Setting the price too high can deter potential buyers.
• Inheritance disputes: If the property is inherited, disagreements among heirs can cause significant delays.
• Buyer’s mortgage application being rejected: This is a frequent cause of delays or cancellations.

Do you need a German bank account to sell property in Germany?

It is not strictly required to have a German bank account selling property in Germany. Funds are often held by the notary in an escrow account, which can then be transferred into an international account or an offshore account. However, it’s a good idea to confirm with your solicitor if this will be possible. Having a local bank account might make some transactions easier, but it could also be more expensive for international transfers. This is especially true if the service adds a hidden fee to the exchange rate when converting euros to British pounds, or vice versa.

Consider looking for payment solutions that offer mid-market exchange rates and clear fees for your international transfers. If you are managing your finances across borders, it’s wise to research options that help you avoid high costs. For general information on banking in Germany, you can check out guides like ATMs in Germany: Fees, Locations & Withdrawal Tips.

Is now a good time to sell your property in Germany?

Whether it’s the right time to selling property in Germany largely depends on your personal situation. Factors like how much you originally paid for the property and current prices in the local market play a big role. Your property’s type and location also matter. Some city centers in Germany are seeing high demand, particularly for energy-efficient properties, and rising prices. This is partly because not enough new properties are being built. However, markets might be slower in some rural areas.⁴

This is general market information only and not financial or investment advice. Always consult a qualified financial advisor before making any decisions. As a UK non-resident, staying informed on international news and regulations is key, similar to how expats might research moving from UK to Italy or explore options like eSIM apps for expats to stay connected. Also, understanding what happens to your number when you move abroad can be crucial for ongoing communication.

Key takeaways on selling property in Germany as a UK non-resident

• German property selling process requires a notary public to handle the legal transfer. However, sellers should still hire a local, English-speaking solicitor to help draft contracts and protect their financial interests.
• Sellers must gather important legal paperwork before listing their property. This includes a Grundbuchauszug (land registry extract) and a mandatory Energieausweis (energy performance certificate), which typically costs between €150 and €600 EUR.
• Selling property in Germany involves fees such as estate agent commissions, which range from 3% to 7% (usually split with the buyer). For UK non-residents, capital gains tax Germany non-resident on profits can be between 14% and 45%.
• Offers for property are not legally binding until both parties sign the purchase contract (Kaufvertrag) at the notary office. This means buyers can withdraw their offer late in the process without penalty.

Sources used: ¹ Expatica - Selling property in Germany: Complete guide 2026 ² Esales International Property - Selling A Property In Germany ³ HomesinGermany - Selling an inherited property in Germany ⁴ Investropa - Is right now a good time to buy a property in Germany? (2026)