Frequently asked questions

Define your budget and get a financing pre-approval, then search and view. Once you choose a property, the notary drafts the purchase contract, both parties sign at a notary appointment, you pay after the notary's confirmation, and ownership transfers when the land registry (Grundbuch) is updated — typically 2–3 months after signing.

From starting your search to holding the keys, plan for 3–6 months. The search itself is the variable part; once your offer is accepted, the notarial process takes 4–8 weeks and the final land-registry transfer another 6–10 weeks, though you usually receive the keys after payment.

You get essential guidance before purchasing in Berlin: realistic expectations, accurate financial planning, an assessment of your priorities, and the legal implications of your specific situation. And if you engage me for your purchase afterwards, the full 60-minute consultation fee is credited toward the buyer-representation fee.

A personalized approach to every client, direct communication with one dedicated advisor throughout the entire process, fair pricing, over 15 years of Berlin market expertise, and multilingual service in English, German, and Russian. You work with me personally from the first call to the handover of your keys.

More than fifteen years in the Berlin market have refined my approach: I listen first, then search precisely. My commitment is to a smooth, successful transaction — not a quick close. Reviews from past clients are on this site, and my consultation fee is credited if you engage me, so my incentives align with yours.

Then we reassess together. I will revisit your needs and preferences, adjust the search criteria, and continue presenting properties until we find the right one. There is no cap on the number of options — the engagement ends with a home you are genuinely happy with.

Book a consultation via the booking page — you'll answer a few short questions about your budget, timeline, and goals so the session is tailored from the first minute. Prefer to warm up first? Explore the FAQ and the buying-costs calculator, or subscribe for occasional notes on the Berlin market.

A Reservierungsvereinbarung takes the property off the market for you, usually against a fee credited at purchase. Enforceability in Germany is limited — substantial non-refundable fees generally require notarization to bind. Read the refund terms carefully and treat it as a mutual signal of seriousness, not a guarantee.

For consumer purchases, German law (§ 17 Abs. 2a BeurkG) requires the notary to give you the draft contract at least 14 days before signing. The waiting period exists so you can review the contract, ask questions and take advice — use it; changes are still possible at this stage.

Three things above all: the minutes (Protokolle) of recent owners' meetings for planned special assessments (Sonderumlagen), disputes and renovation backlog; the business plan (Wirtschaftsplan) and maintenance reserve level; and the declaration of division (Teilungserklärung) for usage rights. This is where expensive surprises hide — always in German.

Yes — 'Kauf bricht nicht Miete': you inherit the tenancy on its existing terms. Moving in yourself requires an own-use termination (Eigenbedarfskündigung), and for converted apartments Berlin applies a blocking period (Kündigungssperrfrist) of up to ten years. In exchange, tenanted flats often trade well below vacant-possession prices.

Off-market properties are sold discreetly through networks and mandates instead of public portals — sellers value privacy, speed and qualified buyers. Access comes through relationships: advisors who receive mandates directly. Several of our own listings are off-market; a buyer-search engagement puts our network to work for you.

On top of the purchase price, budget roughly 8–10% for transaction costs: property transfer tax (Grunderwerbsteuer) of 6% in Berlin, notary fees around 1.5%, land-registry fees around 0.5%, and — if an agent is involved — typically 3.57% buyer's commission including VAT. Our buying-costs calculator shows your exact total.

Grunderwerbsteuer is the one-time property transfer tax due after signing the purchase contract. In Berlin it is 6% of the purchase price — one of the higher rates in Germany. The tax office sends the assessment after notarization, and the land registry only transfers ownership once it is paid.

Yes: the monthly Hausgeld (building service charge, typically 2–4 € per sqm) covers maintenance, reserves, and shared utilities; property tax (Grundsteuer) is usually a few hundred euros per year; plus your own utilities and insurance. Factor Hausgeld into affordability — lenders do.

Every project is quoted individually — that personalized approach is deliberate, and prices are average for the Berlin market. Renovation scope varies too much for a standard price list to be honest. Send a short description of your situation and property, and you'll receive a tailored estimate.

The certificate grades consumption from A+ to H; unrenovated Altbau typically lands D–F. A weak class isn't a dealbreaker but it prices in future work: Germany's building energy law (GEG) imposes duties after ownership change — old boilers, pipe insulation, top-floor insulation — and some banks reflect the class in their conditions.

The building's shared savings for repairs — roof, facade, heating — funded monthly through your Hausgeld. A healthy reserve protects you from sudden special assessments (Sonderumlagen); a thin one in an ageing building is a warning sign. Your apartment's share of the reserve effectively transfers with the purchase.

Yes — Germany places no restrictions on foreign buyers. You do not need citizenship, residency, or even a German bank account to own property here. The practical differences show up in financing: German banks apply stricter down-payment requirements to buyers without German residency or income.

Usually yes, if you live and work in Germany: banks typically finance 80–90% of the purchase price for residents with stable income. Non-residents should expect to bring 30–40% equity. Rates and terms vary significantly between lenders, so an independent mortgage broker comparison is worth it.

No, but the purchase contract is notarized in German. If you don't speak German well, the notary will require a sworn interpreter at the signing, or a bilingual contract. I work in English, German, and Russian and guide you through every document so nothing is signed blind.

In a share deal you buy the shares of the company that owns the property rather than the property itself. For larger assets it can be tax-efficient and allows discreet, off-market transactions — which is why investment buildings are often structured this way. It requires specialist legal and tax advice; we coordinate that as part of the purchase.

The Anmeldung is Berlin's mandatory address registration, due within 14 days of moving in. You need it for almost everything — bank accounts, contracts, tax ID. It requires an appointment at a Bürgeramt and a landlord confirmation (Wohnungsgeberbestätigung). As a property owner, you confirm your own residence.