Notary Costs When Buying a House: Table, Calculation & What’s Included

What does the notary cost when buying a house?

Notary costs when buying a house are usually 1.0 to 1.5% of the purchase price – including land registry costs. The exact amount is governed by the Court and Notary Costs Act (GNotKG) and is therefore set by law: no notary is allowed to charge more or less.

Notary costs table: what does it really cost?

The following table shows the realistic total costs for notary + land registry depending on the purchase price:

Indicative values including 19% VAT. The exact calculation follows the GNotKG fee table.

What is included in the notary costs?

The notary fees for a property purchase are made up of several items:

• Notarisation of the purchase contract: The largest item – the notary certifies the purchase contract before both parties. Approx. 0.5–0.8% of the purchase price.
• Priority notice of conveyance: Secures the buyer in the land register while the final transfer of ownership is still pending. Approx. 0.1–0.2%.
• Registration of the land charge: If a bank provides financing, the land charge must be notarised. Approx. 0.2–0.3%.
• Change of ownership entry: The land registry office registers the new owner. Approx. 0.1–0.2%.
• Execution fee + expenses: Costs for notary correspondence, certifications, land registry extracts. Flat rate approx. €100–200.

Who pays the notary costs?

In Germany, the buyer pays all notary costs and land registry fees – this is market custom, even though there is no legal obligation. The only exception: the costs for cancelling existing encumbrances (e.g. the seller’s old land charge) are borne by the seller.

Notary costs without financing: what is omitted?

Anyone buying without bank financing (cash buyer) saves on the registration of the land charge. This reduces the notary costs by approx. 0.2–0.3% of the purchase price:

• At a purchase price of €400,000: savings of approx. €800–1,200
• At a purchase price of €1,000,000: savings of approx. €2,000–3,000

Deducting notary costs for tax purposes

For rented properties, notary costs count as incidental acquisition costs. They increase the depreciation base (AfA basis) and thus reduce tax over the long term. They are not deductible directly in the year of purchase. For owner-occupied properties, they have no tax effect.

Choosing your own notary: is the buyer allowed to?

Yes. The buyer has the right to freely choose the notary – in practice, the estate agent or seller often suggests one. You can decline this. Recommendation: choose a notary near the property, as they know the local land registry practices.

Process: from the notary appointment to the handover of keys

Common mistakes at the notary appointment

• Not requesting the draft in advance: Buyers have the right to receive the draft contract at least 2 weeks before the appointment. Make use of this.
• Not checking encumbrances: Have the land register checked in advance – rights of way, rights of residence or land charges can reduce the value.
• Transfer of ownership before payment: The change of ownership entry should only take place after the purchase price has been paid in full.
• Verbal agreements: Everything that has been agreed (inventory, handover date, defects) must be included in the contract.