Hypomeister

Real-estate transfer tax calculator 2026

Depending on the state you pay between 3.5% and 6.5% of the purchase price — calculate your Grunderwerbsteuer and total closing costs for free.

← Back to the mortgage calculator
Calculate real-estate transfer tax
€
Closing costs in Nordrhein-Westfalen
Transfer tax (6.5%)€26,000
Notary fees (1.5%)€6,000
Land registry fees (0.5%)€2,000
Total closing costs (8.5%)€34,000

Notary and land registry fees at the standard default rate (2% combined) — an estimate, not a fee invoice. The agent fee is only included if you switch it on above.

Calculate your full financing

Transfer tax compared across German states

Rate and tax amount for a purchase price of €400,000 — tap a state to open its calculator. As of November 2026.

Baden-Württemberg5% – €20,000
Bayern3.5% – €14,000
Berlin6% – €24,000
Brandenburg6.5% – €26,000
Bremen5.5% – €22,000
Hamburg5.5% – €22,000
Hessen6% – €24,000
Mecklenburg-Vorpommern6% – €24,000
Niedersachsen5% – €20,000
Nordrhein-Westfalen6.5% – €26,000
Rheinland-Pfalz5% – €20,000
Saarland6.5% – €26,000
Sachsen5.5% – €22,000
Sachsen-Anhalt5% – €20,000
Schleswig-Holstein6.5% – €26,000
Thüringen5% – €20,000

How German real-estate transfer tax is calculated

Tax base

The tax is purchase price × the rate of the state the property is in. Liabilities the buyer takes over from the seller count towards the price. For a house with land, the tax applies to the total price, not just the land.

When is no tax due?

Acquisitions up to €2,500 are tax-free (a threshold: above it, the whole amount is taxed). Transfers between spouses and between direct relatives such as parents, children and grandchildren are also exempt. Siblings are not.

Who pays, and when?

By law buyer and seller are both liable, but contracts normally make the buyer pay. After the notarized purchase contract the tax office sends a tax notice; the tax is due one month after it is issued.

Can you reduce the tax?

Movable items such as a fitted kitchen are not part of the tax base if they are listed separately and at a reasonable value in the purchase contract. Ask your notary or a tax advisor before signing.

Source: state legislation — German states have set this rate themselves since the 2006 federalism reform and can change it at any time. Last cross-checked: November 2026. Provided without guarantee — please confirm with a notary or tax office before buying.

Q & A

Frequently asked questions

How do I calculate Grunderwerbsteuer?

Purchase price times your state's rate. Example at €400,000: in Bavaria (3.5%) it is €14,000, in North Rhine-Westphalia (6.5%) €26,000. The calculator above also adds notary and land registry fees and an optional agent fee.

What is the transfer tax rate in each German state?

Between 3.5% and 6.5% of the purchase price. Bavaria is the only state that kept the original 3.5 % rate; all others have raised it since 2006. The current table of all 16 states is further up this page.

Who pays Grunderwerbsteuer and when is it due?

Usually the buyer. After the notarized purchase contract the tax office sends you a tax notice; payment is due one month after it is issued.

When is no transfer tax due?

For purchase prices up to €2,500, for acquisitions by spouses or direct relatives (parents, children, grandchildren), and for inheritances and gifts (inheritance or gift tax applies instead). Siblings are not exempt.

What other closing costs come on top?

Notary and land registry together cost about 2 % of the purchase price, and the agent fee is often around 3 to 3.6 % for buyers depending on state and agreement. In total, closing costs are often roughly 5 to 12 % — and banks usually don't finance them.

How accurate is the calculator?

Tax rates come from state legislation and were last cross-checked on November 2026. Notary and land registry costs are a flat estimate, not a fee calculation under GNotKG. Provided without guarantee — the tax office's assessment notice is authoritative.
Hypomeister App

Save this financing and keep track of it.

Bring your calculation into the app — no bank connection required, your data stays under your control.

  • Fixed-rate countdown and refinancing reminders
  • Plan extra repayments and see the interest you save
  • Current market rates compared to your own interest rate
Download on the App Store
Get it on Google Play