Answers to your questions.

In six steps: a personal initial meeting, on-site valuation, preparation of the documents, marketing with a property brochure, photos and targeted approaches to registered buyers, viewings and negotiation, and finally the notary appointment and handover. Throughout, you have one dedicated contact.

At a realistic price, it usually takes two to four months from valuation to notary appointment. Handover and payment of the purchase price normally follow six to ten weeks later. Special properties or a tight financing market can extend this period.

As a rule: a current land register extract, energy performance certificate, floor plans, living area calculation, cadastral map, building specification and evidence of modernisations. For flats, also the declaration of division, budget plan, service charge statement and the minutes of the last three owners' meetings. For let properties, the tenancy agreements. On request, we obtain missing documents with your power of attorney.

Nobody knows the perfect moment. More important than the market is usually your personal situation: tax deadlines, planned investments, your next home. We show you honestly what your property can achieve today, and you decide in your own time.

Major renovations rarely pay off before a sale, because buyers like to make their own choices. What makes sense are small measures with a big effect: tidying up, repairs, fresh paint, good lighting. We discuss what pays off for your property at the viewing.

Home staging means furnishing or decorating a property specifically for photos and viewings. In empty flats it helps buyers to picture the rooms. Whether it is worthwhile depends on the property. Often good preparation with modest means is enough.

Yes. On request, we sell without a public advertisement and approach only selected, vetted prospects from our network. We only release the address and photos after consulting you.

Off-market means the property is not offered on portals. We approach registered buyers directly. This protects your privacy and prevents a property from being visible for a long time and losing value as a result.

It is based on a sound valuation of location, condition, features, comparable sales and current demand. From this, we develop a strategy together with you. An asking price set too high often costs more than it gains, because the property then stays on the market too long.

Buyers then wonder what is wrong with the property and negotiate harder. That is why the right price from the start matters so much. If the response is weak, we analyse the reasons openly with you.

In a bidding process, interested parties submit offers within a set deadline. It suits high demand or properties whose value is hard to assess. You remain free in your decision and do not have to sell to the highest bidder.

Before the notary appointment, we ask for a financing confirmation from the bank or proof of equity. This spares you cancelled appointments and lost time.

Yes, this is common. Your bank issues a consent to cancellation, and the notary arranges for the loan to be repaid directly from the purchase price. Check beforehand whether an early repayment charge applies.

If you repay a loan before the end of the fixed-rate period, the bank can claim compensation for lost interest. If the loan is more than ten years old, you can terminate it with six months' notice without compensation. Your bank will tell you the exact amount.

Yes. The tenancy agreement passes to the buyer, under the principle ‘sale does not break a lease’. Tenanted flats appeal above all to investors. Whether selling with the tenant in place or after they move out is more favourable, we calculate together with you.

Tenants have a statutory right of first refusal if their flat was converted into owner-occupied property after the tenancy began and is being sold for the first time. In other cases it generally does not apply. We check this before marketing begins.

We conduct viewings personally. We screen interested parties in advance, so that only people who are a genuine fit and can finance the purchase attend. You do not need to be present.

Liability for material defects is usually excluded in the purchase contract. This does not apply to defects you know about and conceal. The rule is therefore: disclose known defects openly and have them documented in the contract.

Buyers here are usually investors who look at rents, tenancy agreements, maintenance backlog and development potential. A clean rent roll and complete documents are decisive. For multi-family houses and investment properties, Manfred Braun is your contact.

Yes. Value and the range of buyers depend heavily on planning law, that is, on the development plan or the surrounding buildings. We clarify with you in advance what is permitted and, if you wish, also approach developers from our network.

This can be arranged in the purchase contract, for example through a later handover date or temporary use against payment. For older owners, a sale with a right of residence or usufruct is also an option.

You sell your property and retain the right, secured in the land register (Grundbuch), to live in it (right of residence) or to use and let it (usufruct). The purchase price is reduced by the value of this right. You should agree the arrangement with your notary and tax adviser.

In a partial sale you sell a share and pay a usage fee for the rest. With a life annuity (Leibrente) you receive a monthly payment instead of a purchase price. Both models can be suitable, but they are complex and often more expensive than expected. We compare them honestly with a conventional sale.

Once the purchase price has been received, we hand over the keys and the property together. Meter readings, condition and the documents handed over are recorded in a handover report signed by both sides.

Professional photos in good light, tidy rooms, exterior views and the details that make the property special. Floor plans help as well, and on request drone footage or a virtual tour. We cover these costs as part of our mandate.

That depends on location, condition, size, layout, features and current demand. A sound assessment is based on actual sales of comparable properties. We value your property on site, free of charge and without obligation.

Our assessment in connection with a possible sale or letting is free of charge and without obligation. For appraisals that will stand up in court, for example in a divorce or for the tax office, we recommend a publicly appointed or certified surveyor.

Online calculators give a rough orientation based on averages. They know neither your layout nor the condition, the view or the micro-location. The difference from the price actually achievable can therefore be considerable.

An agent's valuation shows what price is realistically achievable on the market and serves as the basis for the sale. A market value appraisal under the Property Valuation Ordinance (Immobilienwertermittlungsverordnung) is a formal report that must hold up, for example, in court, in an inheritance or with the tax office.

The comparison method for flats and typical houses, the income method for let properties and the cost method for properties with hardly any comparable sales. In practice, we combine the methods with our knowledge of the market.

The standard land value is an average value for undeveloped land in a zone, determined by the expert valuation committee. In Saxony, the values can be viewed online on the BORIS Sachsen portal. It is one element of the valuation but does not replace it.

A sought-after location, good energy performance, a well-designed layout, a balcony or garden, parking, a lift and a well-run owners' association. Complete documents also build trust and have an effect on the price.

A renovation backlog, poor energy efficiency, noise, encumbrances in the land register such as rights of way, unresolved building permits or disputes within the owners' association. Much of this can be resolved before the sale or openly priced in.

Noticeably. Buyers factor in heating costs and possible refurbishment very carefully, and banks increasingly take energy efficiency into account when financing. A house with a good efficiency class generally achieves a better price.

Besides location and condition, what matters most here is the rent relative to the purchase price. A rent well below market level usually lowers the price, because increases are limited by law. We therefore examine existing tenancy agreements carefully.

For your own planning, an assessment every few years or before major decisions is enough, for example estate planning, a move or follow-up financing. Before a sale, the valuation should be current.

For residential property, the client pays principle (Bestellerprinzip) applies: whoever instructs the agent pays. If you instruct us as the owner, you bear the commission. Tenants only pay if they have expressly instructed us to search and we have searched for a flat exclusively for them.

The basis is the rent index, comparable flats and the fit-out. Dresden applies the rent cap: for a new letting, the rent may generally be no more than 10% above the local comparative rent, with exceptions for new builds and comprehensively modernised flats, for example. We determine a market rent and explain our reasoning clearly.

With a self-disclosure form, proof of income, a credit report and often a certificate confirming no rent arrears. The personal conversation is just as important. In the end, you decide. We prepare the selection so that the decision is easy.

Questions relevant to the tenancy are permitted, for example about income, occupation, number of occupants or pets. Questions about religion, origin, family planning or pregnancy are not permitted. The General Equal Treatment Act (AGG) must be observed.

At most three months' rent excluding service charges. The tenant may pay it in three equal monthly instalments. You must keep the deposit separate from your own assets, for example in a rent deposit account.

The parties, the rented property, rent and service charges, start and duration, deposit, provisions on cosmetic repairs, minor repairs and pets, and the house rules. Use an up-to-date agreement, as outdated clauses are often invalid.

With a graduated rent (Staffelmiete), future increases are already set out in the contract with amount and date. With an index-linked rent (Indexmiete), the rent follows the consumer price index. In both cases, further increases to the comparative rent are excluded. Which option suits depends on the property and the objective.

Up to the local comparative rent, no earlier than 15 months after moving in or the last increase, and in principle by no more than 20% within three years. Dresden currently applies a reduced cap of 15%. Increases after modernisation follow their own rules.

Operating costs under the Operating Costs Ordinance (Betriebskostenverordnung) can be passed on, such as property tax, water, waste collection, cleaning, garden maintenance, insurance and caretaker. Management costs and maintenance cannot be passed on. The allocation must be agreed in the tenancy agreement.

No later than twelve months after the end of the billing period. If it arrives later, you can generally no longer claim additional payments, but you must still pay out any credit.

Date, meter readings, number of keys, the condition of each room and known defects, ideally with photos. Both sides sign. The report protects against disputes over damage when the property is returned.

Furnished flats appeal to commuters, students and people staying for a limited time, and command a furnishing surcharge. In return, the effort is greater and tenants change more often. The limits of tenancy law also apply to furnished flats.

Small animals such as fish or hamsters may not be banned outright. For dogs and cats, a blanket ban in a standard-form contract is invalid, and each case must be weighed individually. A clear rule requiring your consent is advisable.

As a landlord you need a legitimate interest, such as personal use or serious breaches of duty. The notice period is three months and extends to six and nine months after five and eight years of tenancy. Have any notice reviewed by a lawyer.

You can claim personal use for yourself, family members or members of your household. The reason and the person must be named specifically in the notice. After conversion into owner-occupied flats, waiting periods apply. A legal review is strongly recommended here.

First send a friendly reminder, then a written one. With arrears of two months' rent, termination without notice is possible. Seek legal advice early. Careful tenant selection is the best protection.

In sought-after locations in Dresden, suitable tenants are often found within two to six weeks. What matters is a market rent, good photos and quick, well-organised viewings.

A fixed-term tenancy is only permitted with a legally recognised reason, such as planned personal use or extensive refurbishment. The reason must be stated in writing when the contract is concluded.

We discuss our letting commission with you transparently in advance. It is only payable if a tenancy agreement is concluded. Photos, advertisements, viewings and credit checks are included.

Create a search profile with us. We will be in touch as soon as something suitable comes up, often before it is offered publicly. We place many of our properties with registered buyers.

In the search profile, you describe what you are looking for: location, size, budget, timeframe and wishes. It is free of charge, and you can change or delete it at any time.

In Saxony, real estate transfer tax is 5.5%. Notary and land register together cost around 1.5 to 2%. Where applicable, there is also the agent's commission. Plan for around 7 to 11% of the purchase price in total.

As a rule of thumb, the monthly repayment should not exceed around 35 to 40% of your net income. You should pay the purchase costs from your own funds. Financing advice before you start searching brings clarity and strengthens your position with the seller.

Damp and odours, the condition of windows, roof, heating and pipes, light, noise and the neighbourhood. Come back at different times of day and, if in doubt, bring a building surveyor.

Land register extract, energy performance certificate, floor plans, living area calculation, building permits and, for flats, the declaration of division, budget plan, reserve and the minutes of owners' meetings. We provide the complete documents for all our properties.

A reservation ensures for a limited period that the property is not offered to anyone else. A purchase contract only comes into being at the notary. A reservation fee is only permissible within narrow limits, and we do not charge one.

Yes, we pass every offer on to the owner. Whether it is accepted depends on the market, the interest of other buyers and the owner's goals. A well-reasoned offer with a financing confirmation has the best chance.

A new build offers modern technology, energy efficiency and a warranty, but is usually more expensive per square metre. An existing property often has the better, established location and more character, but may need investment. We discuss with you what matters to you.

A house offers more freedom and space, but you also carry all duties and costs alone. With a flat you share costs and decisions with the owners' association, but usually have less work. What matters is your stage of life, budget and location.

You take over the tenancy agreement with all its rights and obligations. Personal use is only possible under strict conditions and time limits. A tenanted flat is therefore usually not the right choice for owner-occupiers.

Usually six to ten weeks. The purchase price becomes due when the notary confirms that all conditions are met, such as the priority notice of conveyance in the land register (Grundbuch). Handover follows payment.

An entry in the land register that secures your claim to the transfer of ownership. From then on, the seller can no longer effectively sell the property to anyone else or encumber it. Only then does the purchase price become due.

Legally, upon registration in the land register, which takes place after payment of the purchase price and the real estate transfer tax (Grunderwerbsteuer). This can take from a few weeks to several months. Use, charges and keys usually pass to you earlier, at the handover.

Not to the first viewing. By the time you make an offer, however, you should be able to present a financing confirmation or proof of equity.

With a leasehold you buy the building, while the land belongs to someone else, usually a church, the city or a foundation. In return you pay an annual ground rent. The purchase price is lower, but you should check financing and later resale carefully.

You buy without warranty and usually without an interior viewing, and a security deposit is due at the auction. This can be inexpensive, but it carries risks. For most buyers, a regular purchase with complete documents is the better route.

Banks usually expect you to cover at least the purchase costs yourself. With an additional 10 to 20% of the purchase price, you will generally get better interest rates. Financing without equity is possible, but more expensive and only with very good creditworthiness.

When interest rates are low, a long fixed-rate period pays off; when they are high, a shorter one. What matters is that your repayment remains affordable once it ends. A bank or an independent financing adviser can calculate various scenarios for you.

The right to repay additional amounts alongside the monthly instalment, usually 5 to 10% of the loan amount per year. This makes you debt-free sooner and gives you flexibility for bonuses or inheritances.

Interest the bank charges if you do not draw down an approved loan immediately. It arises mainly with new builds and refurbishments. A sufficiently long fee-free period is important here.

The KfW, Germany's state development bank, supports families buying or building a home, the purchase of existing buildings in need of renovation followed by their refurbishment, and energy-efficient new builds, among others. Programmes and conditions change regularly. Check the current position with the KfW or your bank before you sign a purchase contract.

Confirmation from your bank that it will, in principle, finance the purchase. It shows the seller that you are a serious buyer and is often a prerequisite for a notary appointment.

A security for the bank that is entered in the land register. If you do not repay the loan, the bank can enforce it. The land charge is usually created at the notary together with the purchase contract.

If the fixed-rate period ends with a balance still outstanding, you need follow-up financing. A forward loan secures the interest rate up to several years in advance. Compare offers instead of automatically staying with your bank.

On request, we put you in touch with experienced, independent financing partners. The advice and the decision remain with you and your bank.

In Saxony, real estate transfer tax (Grunderwerbsteuer) has been 5.5% of the purchase price since 1 January 2023. For movable items sold with the property, such as a fitted kitchen, a reasonable amount can be stated separately.

Together around 1.5 to 2% of the purchase price. The fees are set by law and depend on the purchase price and the financing. They are usually paid by the buyer.

Gains from selling private property are tax-free if more than ten years lie between purchase and sale, or if you lived in the property yourself in the year of sale and the two preceding years. Otherwise, income tax may be due on the gain. Please consult your tax adviser.

The ten-year period between acquisition and sale of a privately held property that is not owner-occupied. After that, the gain is tax-free. With inherited property, the deceased's period continues.

Anyone who buys and resells more than three properties within about five years may be classed as a commercial trader. Profits are then subject to income tax and trade tax, regardless of the ten-year period. Take tax advice before making several sales.

The new property tax has applied since 2025. Saxony uses the federal model with its own tax rates. The amount results from the assessed property value, the tax rate and the municipality's multiplier. You will find the figure in your property tax assessment notice.

Yes. For furnishings sold with the property, such as a fitted kitchen or an awning, a reasonable amount can be stated separately in the purchase contract. No real estate transfer tax (Grunderwerbsteuer) is payable on it. The value must be realistic.

Among others, loan interest, depreciation on the building, maintenance, management, insurance and travel costs. These are offset against rental income as income-related expenses. Your tax adviser knows the details.

AfA (Absetzung für Abnutzung) is the tax depreciation of the building value, not of the land. For residential buildings it is generally 2% per year, 2.5% for buildings constructed before 1925 and 3% for those completed from 2023. Special rules apply to new builds and listed buildings.

If you invest more than 15% of the building value (excluding VAT) in repairs within the first three years after purchase, the costs count as acquisition costs. They are then written off only through AfA rather than immediately. Plan larger refurbishments with your tax adviser for that reason.

First establish who the heirs are, through a will or a certificate of inheritance. Then have the land register corrected, take over insurance and running costs and secure the property. After that, you can decide calmly: live in it, let it or sell it.

If there is a notarised will or contract of inheritance with a record of its opening, this is usually sufficient for the land register. With a handwritten will or statutory succession, a certificate of inheritance is normally required. It is applied for at the probate court.

By applying to the land registry with proof of succession. If you apply within two years of the death, no court fees are charged.

Spouses and registered partners €500,000, children €400,000, grandchildren €200,000, parents inheriting €100,000 and everyone else €20,000. Anything above this is taxed according to the tax class. Your tax adviser will calculate the exact amount.

Spouses and children can inherit the owner-occupied family home tax-free under certain conditions, provided they move in without delay and live there for ten years. For children, this applies up to 200 square metres of living space. You should have the details checked by a tax adviser.

A community of heirs can only decide jointly. A neutral valuation that gives everyone the same basis is helpful. We also accompany discussions with several heirs and set out options such as a buyout or a sale. In a genuine dispute, legal advice is advisable.

If a community of heirs cannot agree, any co-heir can apply for the property to be auctioned. This takes time and often yields less than an open-market sale. An agreement is almost always the better solution.

When you inherit, you take over the deceased's acquisition date. If they bought the property more than ten years ago, the sale is tax-free. Otherwise, their holding period continues. Please clarify this with your tax adviser.

Gifts can help you use allowances more than once, as they renew every ten years. A usufruct or right of residence is often reserved. A gift must be carefully considered and notarised, so take tax and legal advice.

Yes, within six weeks of learning of the inheritance, by declaration to the probate court. This can make sense if the debts exceed the value. Review the estate promptly for that reason.

From the date of inheritance, the heirs, jointly in the case of a community of heirs. This includes property tax, insurance, service charges and energy. Make sure the buildings insurance continues without interruption.

First secure documents, valuables and keepsakes. For the rest, there are house clearance services. On request, we can recommend reliable partners in Dresden.

There are essentially three options: one partner takes over the property and buys out the other, both sell together, or you continue to let it jointly. A neutral valuation provides a fair basis. We handle such situations with great discretion.

Yes. If one partner takes over the other's share, this can be a taxable private sale for the partner who leaves, if the ten-year period is still running and they no longer live in the property themselves. Be sure to clarify this with your tax adviser beforehand.

A question many people face once the children have moved out. The options include converting the house, selling and moving to a smaller flat, or selling with a right of residence. We help with the sale and, if you wish, with the search for your new home.

This can be coordinated well. We can prepare your sale while searching for your new home in parallel. A later handover date can be agreed in the purchase contract, so you do not have to move twice.

You can sell or let. We discuss with you which option makes more sense in tax and economic terms, and we handle the entire process, even if you are no longer in Dresden.

A well-chosen property can provide stable rental income and growth in value over the long term. Location, purchase price, condition and sound financing are decisive. There is no guaranteed yield. We disclose all figures and discuss opportunities and risks with you.

The annual net rent (excl. utilities) divided by the purchase price. It is a quick comparison figure but takes account of neither purchase costs nor non-recoverable costs.

The annual net rent (excl. utilities) less non-recoverable costs, divided by the purchase price including purchase costs. It shows more realistically what the property actually yields.

The purchase price divided by the annual net rent (excl. utilities). A multiplier of 25 means the purchase price equals 25 years of rent. The lower it is, the higher the yield, but often the risk as well.

The monthly surplus or shortfall after deducting interest, repayment and non-recoverable costs from the rent. Viewed before and after tax, it shows how much you top up or receive each month.

That depends on age and condition. For owner-occupied flats, the owners' association reserve comes on top. For your own unit you should also plan your own reserves, for example for the bathroom, floors or a change of tenant.

Vacancy and loss of rent, unexpected maintenance, rising interest rates on follow-up financing, changes in legislation and limited saleability. A good location and a conservative calculation are the best protection.

A new build offers low maintenance and higher depreciation. A listed building offers special tax treatment of renovation costs and architecture with character. An existing property often offers immediate rental income and better locations. The right choice depends on your income, your goals and your investment horizon.

Dresden is the state capital and a university and technology location with a semiconductor industry, research and culture. Demand for good housing is stable. As with any location, however, it depends on the specific area and the individual property.

That depends on income, equity, existing commitments and the bank's assessment. Many investors build their portfolio step by step. Manfred Braun will discuss a strategy with you that suits your situation.

In principle, yes. If expenses such as interest and depreciation exceed rental income, the loss reduces your taxable income. However, the letting must be carried out with a long-term intention to make a profit. Clarify the details with your tax adviser.

That depends on volume, holding period and your overall situation. An asset-holding GmbH (limited company) can offer advantages for larger portfolios, but loses the tax-free sale after ten years. This question belongs with your tax adviser.

For owner-occupied flats, the WEG administrator (owners' association manager) looks after the common property. For your flat itself, meaning tenants, statements and repairs, you can appoint a separate unit manager. We are happy to recommend experienced managers in Dresden.

No. Anyone who guarantees you a return should make you sceptical. Every property has opportunities and risks. We disclose all figures and calculate conservatively.

With complete documents, a clear tenant list and an approach to the right buyers, usually investors. We value your investment property on the basis of income and location and approach vetted investors from our network.

A building under heritage protection that is being renovated. The renovation costs can receive special tax treatment. In return, the heritage authority sets requirements for the façade, windows and floor plan.

Under Section 7i of the Income Tax Act (EStG), eligible renovation costs can be depreciated at 9% a year for eight years and 7% a year for four years, 100% in total. A certificate from the heritage authority is required. Please have your situation reviewed by your tax adviser.

Yes. Under section 10f of the Income Tax Act (EStG), owner-occupiers can deduct eligible renovation costs as special expenses at 9 percent a year for ten years. The conditions are similar to those for landlords.

When you buy a listed property, the purchase price is split into land, existing building fabric and renovation costs. Only the renovation share qualifies for the increased depreciation under the listed building rules; the existing fabric is depreciated normally. This share is decisive for the economics.

For residential buildings completed from 2023, straight-line depreciation (AfA) of 3 percent applies. For new builds started between October 2023 and September 2029, declining-balance depreciation of 5 percent is available as an alternative. In addition, a special depreciation for new rental housing may apply under certain conditions.

Under section 7b of the Income Tax Act (EStG), an additional 5 percent a year can be depreciated in the first four years if new rental flats meet certain energy standards and construction cost limits. The conditions are strict, so have them checked case by case.

You buy the share of the land and the future building in a single contract before a notary. Payment is not made in one sum but in instalments according to construction progress, limited by the Estate Agents and Developers Ordinance (MaBV). So you only pay for what has already been built.

Acceptance is an important appointment, because afterwards the burden of proof for defects is reversed and the warranty period begins. Take your time, record defects in writing and, if necessary, bring in a building surveyor.

For construction work, generally five years from acceptance. Shorter periods may apply to appliances and installations. Always report defects in writing.

For many projects, yes, as long as construction progress allows. Special requests are usually agreed directly with the developer and charged separately. Have the costs and the effect on the completion date confirmed in writing.

An Efficiency House 40 (Effizienzhaus 40) needs only 40 percent of the primary energy of a reference building. With an additional sustainability seal, it can be a prerequisite for funding programmes and the special depreciation.

Payment in instalments according to construction progress and the priority notice in the land register (Grundbuch) limit your risk. It cannot be ruled out entirely. Pay attention to the developer's experience and references. We only work with partners we know.

The founding document of a homeowners' association. It defines what is separate ownership and what is common property, the co-ownership shares and any exclusive rights of use. Read it carefully before buying.

Separate ownership is your flat with everything that serves only you, such as interior walls, floors and sanitary fittings. Common property includes the roof, facade, stairwell, load-bearing walls and the plot. The owners' association decides on the common property.

The sole right to use part of the common property, such as a section of garden or a parking space. It is set out in the declaration of division and passes to the buyer on sale.

The monthly advance payment to the owners' association for operating costs, management and the maintenance reserve. Part of it can be passed on to the tenant if the flat is let.

That depends on the age, condition and size of the building. More important than a rule of thumb is a look at the minutes: are major works coming up, and is the reserve sufficient? Otherwise special levies may follow.

An additional payment the owners decide on when the reserve is not enough for a measure. Before buying, check whether special levies have been decided or are foreseeable, and agree in the purchase contract who bears them.

They show what is going on in the building: planned renovations, disputes, special levies and how the association functions. Read at least the last three years.

Some declarations of division stipulate that the administrator must consent to a sale. Consent is obtained via the notary and usually costs a small fee. It may only be refused for good cause.

You vote on measures concerning the common property, the budget, the annual statement and the election of the administrator. Since the 2020 reform, most resolutions are passed by simple majority.

You are entitled to permission for an electric vehicle charging point, accessibility, burglary protection, fibre optics and plug-in solar devices. The association decides how it is done. Structural changes such as adding balconies require a resolution.

Yes, for most buildings. Key figures must already appear in the advertisement, the certificate must be available at the viewing and handed over once the contract is signed. Exceptions apply, for example, to listed buildings. If it is missing, fines may be imposed.

The consumption-based certificate (Verbrauchsausweis) reflects actual energy use over the last three years, the demand-based certificate (Bedarfsausweis) a technical calculation of the building. For older small residential buildings, a demand-based certificate is often required. We are happy to help you commission one.

Ten years from issue. After that, a new one must be prepared for a sale or letting.

Anyone buying a detached or two-family house must usually meet certain retrofit obligations within two years, such as insulating an uninsulated top floor ceiling and insulating exposed heating pipes in unheated rooms. Since July 2026, the new Building Modernisation Act (Gebäudemodernisierungsgesetz) applies, which no longer requires old boilers to be replaced. Energy advice before buying is sensible.

Since 29 July 2026, the Building Modernisation Act (Gebäudemodernisierungsgesetz) has replaced the previous Building Energy Act (GEG). The so-called 65 per cent rule no longer applies, and new oil and gas heating systems are permitted again, but must use gradually increasing shares of climate-friendly fuels. As the details are new, we recommend consulting an energy adviser before you decide.

Grants and loans for efficiency measures and heating replacement are available through BAFA and KfW, often linked to an individual renovation roadmap. Applications usually have to be submitted before work begins. The programmes change regularly.

A plan drawn up by an energy adviser that shows the sensible order in which to renovate your house. It is subsidised and can unlock additional funding for the measures.

Rarely in full. Buyers do not always pay for a renovation in full. It can make sense to prepare documents and quotes so that buyers can estimate the costs. This builds trust and strengthens your price.

The inventory describes the plot. Section I names the owners, Section II encumbrances and restrictions such as rights of way or rights of residence, Section III land charges and mortgages.

Owners and anyone who can demonstrate a legitimate interest, such as serious prospective buyers with the owner's authorisation, banks or notaries. For our properties, we provide you with the current extract.

Usually the buyer, as they also bear the costs. The notary is obliged to remain neutral and advises both parties.

As a consumer, you should generally receive the draft from the notary at least two weeks before the notarisation appointment. This gives you time to review it calmly and clarify any questions.

The notary reads the purchase contract aloud in full and explains it. Changes can still be discussed. Both parties then sign. We accompany you to this appointment.

A public-law obligation recorded in the register of public easements rather than in the land register, for example a setback area in favour of a neighbour. Saxony has no such register. Corresponding rights are secured here through easements in the land register.

The right, entered in the land register, to walk or drive across another's land, for example to reach a plot behind it. It passes to the buyer on sale and can affect the value.

Discrepancies are common because there are different calculation methods. We ask to see the calculation and point out any uncertainties. The purchase contract usually does not guarantee a specific area.

After notarisation, only in exceptional cases, for example if an agreed right of withdrawal applies or one party fails to meet its obligations. That is why a thorough review before the appointment is so important.

No, if the landlord instructed us. The landlord then pays the commission. For our rental flats, you incur no agent's fees.

A self-disclosure form, a copy of your ID, proof of income for the last three months, a credit report and, if possible, a certificate from your previous landlord confirming no rent arrears. Complete documents give you an advantage.

At most three months' net rent (excl. utilities). You may pay it in three monthly instalments, the first at the start of the tenancy.

Proof that you are entitled to move into subsidised social housing. It is applied for at the City of Dresden's social welfare office and depends on income.

For open-ended contracts, three months, regardless of how long you have lived there. Notice must be given in writing.

Only if this has been validly agreed. Many clauses on cosmetic repairs in older contracts are invalid. However, you must pay for damage beyond normal wear and tear.

As long as needed to check possible claims, usually three to six months. Part of it may be withheld until the next service charge statement.

We work on a success basis. Commission is only payable once the purchase contract is signed at the notary. For flats and detached houses, it is shared by law between buyer and seller. We discuss the exact amount transparently at our first meeting.

If the buyer is a consumer and the property is a flat or detached house, the rule since the end of 2020 is: if the agent works for both sides, both pay the same commission. The buyer may not bear more than half.

You instruct only one agent for a set period. This creates commitment: we invest in photography, marketing and outreach, and your property does not appear several times at different prices. You yourself usually remain free to sell privately.

Then you pay us no commission. Our work only pays off for us if your property is sold successfully. That is why we only accept instructions where we believe in success.

A good estate agent knows the market and the buyers, sets a realistic price, checks creditworthiness, filters viewings, negotiates and accompanies you through to handover. Many owners achieve a better price this way, with less effort and risk.

By a licence under Section 34c of the Trade Regulation Act (GewO), local knowledge, verifiable references, a realistic rather than flattering valuation and a dedicated contact person. Ask exactly how the property will be marketed.

Madeleine Braun for selling, letting and buying residential property, Manfred Braun for investment, investment property, new builds and projects. You have one dedicated person from the first meeting to the notary appointment.

Dresden and the surrounding area, especially Radebeul, Meißen, Freiberg and the towns in between. For investment properties and projects, beyond that as well.

Usually within one working day, personally from Madeleine or Manfred Braun.

Sought-after residential areas include Blasewitz, Loschwitz, Striesen, the Radeberger Vorstadt, Klotzsche and parts of the Neustadt. Each location has its own character. Which one suits you depends on how you want to live.

Short distances to nursery and school, greenery and proximity to the Elbe, good tram or S-Bahn connections. Many families look in Striesen, Blasewitz, Klotzsche or Radebeul.

We recommend renting first, or viewing several districts in person, before you buy. We would be happy to show you at an appointment how different the neighbourhoods are and to record your search profile.

Dresden has seen significant growth in values in recent years, followed by a sideways movement after interest rates rose from 2022. Developments vary considerably by location and property type. We are happy to give you a current assessment of your property.

For many people, yes. Radebeul borders Dresden directly and offers vineyards, villa locations and good transport links. Prices in the best locations are comparable with Dresden, and often lower in other parts.

In the BORIS Sachsen portal of the Staatsbetrieb Geobasisinformation und Vermessung (state survey office). The values determined by the expert valuation committee can be viewed there free of charge.

Yes, the City of Dresden publishes a qualified rent index (Mietspiegel). The current 2025 index applies until the end of 2026, and a new one has been announced for 2027. It is the most important basis for rent increases and for assessing rents.

Yes. Saxony has extended the rent cap (Mietpreisbremse) for Dresden; as things stand, it applies until 30 June 2027. For new lettings, the rent may generally be no more than 10 percent above the local comparative rent. Exceptions apply, among others, to first lettings of new builds and after comprehensive modernisation.

With the reform, Dresden significantly reduced the multiplier for developed plots from 2025, to 400 percent. However, because the assessment basis has also changed, some owners pay more than before and others less.

Under the new rules, energy performance certificates are to be issued digitally and include modernisation recommendations. Existing certificates remain valid until they expire. We will keep you informed if you wish to sell or let.

Yes, once an agreed sole agency has expired, or at any time under a simple, non-exclusive instruction. When a property has been on the market too long, a fresh start with a new presentation and a reviewed price is often the key.

Everything that is material to the purchase decision and known to you, such as damp damage, contamination, missing permits or ongoing disputes. Fraudulent concealment can lead to damages or rescission of the sale, despite any exclusion of liability.

That depends on your goals, your tax situation and the condition of the property. Letting brings ongoing income, but also work and commitment. Selling creates liquidity and clarity. We work through both options with you honestly.

Usually according to the Living Space Ordinance (Wohnflächenverordnung). Balconies and terraces normally count for a quarter, at most half, areas under sloping ceilings below one metre in height not at all, and between one and two metres for half. Cellars and storage rooms outside the flat are not included.

Buying pays off above all if you want to stay for a long time, bring solid equity and can carry the repayments in the long term. Renting keeps you more flexible. An honest comparison over 15 to 20 years helps with the decision.

With time and respect for the memories. First settle the certificate of inheritance, the land register and a shared goal with your siblings. We then value the house, take care of documents and marketing and support you, even if you do not live in Dresden.

Without a marriage contract, married couples live under the statutory community of accrued gains (Zugewinngemeinschaft). On divorce, the increase in assets during the marriage is equalised, and this can include the increase in value of a property. Seek legal advice on this.

With complete documents, a quick response and a short personal cover letter. You can register with us without obligation. We will contact you when a suitable flat becomes available.