FOR US BUYERS

Berlin is one of the few major European capitals where US citizens can buy residential property without restrictions, without needing residency, and without special permits. Below is a plain-English overview of how the process works, what it costs, and what makes this particular sale unusual.

Why this listing is different: no broker (provisionsfrei)

In Germany, buyer’s agent commissions (Maklerprovision) typically add 3.57% to the purchase price for buyers and the same for the owners — around €94,600 on a €1.325M property. This apartment is sold directly by the owner. You deal with the seller, not a chain of intermediaries, and you save the commission.

What you’ll actually pay on top of the purchase price

• Property transfer tax (Grunderwerbsteuer) in Berlin: 6.0% — €79.500
• Notary fees (Notarkosten): ~1.5% — approx. €19.875
• Land registry (Grundbuch) fees: ~0.5% — approx. €6,625
• Broker commission: €0 (none)

Total closing costs: approximately 8% of purchase price (~€106,000). Significantly lower than typical US closing costs once you factor in the absence of broker fees.

The process, step by step

1. Viewing & offer. You view the apartment (in person or via video call) and submit an offer directly to the owner.
2. Notary appointment. German law requires every property sale to be notarized. The notary is a neutral legal officer (not representing either party) who drafts the purchase contract (Kaufvertrag).
3. Contract review. You receive the draft contract at least 14 days before signing — time to have it reviewed by a German real estate lawyer if you wish (recommended; typically €1,500-3,000).
4. Signing. Both parties sign at the notary’s office. Signing can be done by power of attorney if you’re not in Berlin.
5. Payment & transfer. The notary handles the transfer of ownership in the land registry. Payment is wired to an escrow account or directly to the seller per contract.
6. Keys & possession. Typically 4-8 weeks after signing.

Financing as a non-resident

German banks do finance US buyers, though typically at 40-50% loan-to-value rather than the 80% available to residents. Many US buyers in this price range pay cash or use a home equity line from US assets. Mortgage interest rates in Germany are currently around 3.5-4.0% for non-residents.

Tax considerations

• No annual property tax in the US sense — only a modest Grundsteuer (a few hundred euros per year).
• Rental income (if you rent it out) is taxed in Germany; the US-Germany tax treaty prevents double taxation.
• Capital gains are tax-free in Germany if you hold the property for 10+ years.

Visa & residency

Owning property in Germany does not automatically grant a residence permit. However, it can support certain visa applications (freelancer visa, retirement-related permits) by demonstrating ties to Germany.

Recommended professionals

We don’t earn referrals — these are simply the professional types you’ll want to engage:

• A German real estate lawyer (English-speaking) for contract review
• A Steuerberater (tax advisor) familiar with US-Germany tax treaty if you’re financing or planning to rent
• The notary is selected jointly and is neutral by law