Before you search
First clarify your financial scope. A financing confirmation from your bank shows you what is possible and strengthens your position with sellers. Consider how you want to live in five and ten years: family, commute, garden or city.
Create a search profile. Many properties are placed with registered buyers before they appear publicly.
Purchase costs in Saxony
In Saxony, real estate transfer tax (Grunderwerbsteuer) is 5.5% of the purchase price. Notary and land register together cost around 1.5 to 2%. Where applicable, there is also the agent's commission, which for flats and detached houses is shared between buyer and seller. Plan for around 7 to 11% in total and pay this from your own funds where possible.
The viewing
Pay attention to location and noise at different times of day, to damp, the condition of the roof, windows and heating, and to light and layout. For flats, the minutes of owners' meetings, the maintenance reserve and planned special levies should be reviewed. If in doubt, a building surveyor is worthwhile.
Checking documents
A land register extract, energy performance certificate, floor plans, living area calculation and building permits are part of every purchase. For flats, add the declaration of division (Teilungserklärung), the budget plan and the service charge statement. Entries in Section II of the land register, such as rights of way or rights of residence, also matter.
New build, existing or listed
A new build offers modern technology, energy efficiency and a warranty. An existing property is often in an established location and has character, but may need investment. When buying from a developer, you pay in instalments according to construction progress. Listed properties combine architecture with special tax rules.
From notary to moving in
The notary reads out and explains the purchase contract. Your priority notice of conveyance (Auflassungsvormerkung) is then registered, the purchase price becomes due and, once paid, the handover takes place. You become the owner when you are entered in the land register. After buying an older detached or two-family house, certain retrofit obligations apply, which you should look into beforehand.
This guide provides a general overview and does not replace legal, tax or financing advice.
