Are you facing the decision to sell your house? Given the current market dynamics with a forecasted price increase of 1-3% for residential properties in 2025, having a well-informed strategy is crucial. This article guides you through the process and shows how to avoid common pitfalls.
Chat with ImmoGPT for free now.
With access to Google, BORIS, and Deep Research.
The topic briefly and concisely
The German real estate market is expected to see a price increase of 1-3% in 2025, particularly for energy-efficient houses in good locations.
Thorough preparation with complete documentation (energy certificate, land register, etc.) is crucial for a smooth sale.
Professional property valuation and a well-thought-out marketing strategy are key to achieving the optimal selling price.
Selling a house is a significant financial transaction, often associated with emotional aspects, especially for heirs. The German real estate market is showing slight upward trends again after a period of consolidation. For instance, prices for single-family homes rose by 4.7% in the first quarter of 2025 compared to the same quarter of the previous year. But how do you successfully navigate through this market? This article provides private property owners or heirs in the German-speaking region with the necessary information, from optimal preparation and valuation to a successful contract conclusion, to sell your property in the best possible way.
Understand the Current Market Situation: Property Prices 2025
The German real estate market has stabilised following a period of price corrections and is showing positive signs for 2025. In the first quarter of 2025, property prices across Germany rose slightly on average. An average price increase of 1-3% is expected for residential properties for the whole of 2025. Properties in sought-after locations and with good energy efficiency particularly benefit from this development. A condominium in Germany costs an average of €3,400/m², while an existing single-family or two-family house costs around €2,993/m².
Demand is supported by rising rents, more stable interest rates, and higher incomes. At the same time, the supply, especially in the new-build segment, remains limited. For example, in 2024, only around 172,000 new apartments were approved, almost 20% less than the previous year. This scarcity further supports the prices. For a detailed valuation of your house, knowledge of this market data is essential. The right pricing strategy is crucial to achieve the optimal return.
Optimal Preparation: These Documents are Mandatory When Selling a House
Careful preparation is the key to successfully selling your property. Before you put your house on the market, numerous documents need to be compiled. These papers are not only important for potential buyers but also for the notary appointment. A current land register extract, which should not be older than 3 months, is fundamental. It provides information about ownership and possible encumbrances. You will also need a cadastral map and detailed floor plans of all levels. A calculation of living space, ideally prepared by an architect, ensures transparency.
Other important documents include:
The energy certificate: Mandatory since 2009, and failure to present it can result in fines of up to 10,000 euros.
Proof of modernisation and renovation measures from the last 15-20 years.
For rented properties: Copies of rental agreements and the latest utility bills.
Building description and building permit documents, if available.
Missing documents can delay the sales process by weeks or even cause it to fail. A complete overview of the sales documents helps you keep track. Obtaining these documents early signals professionalism and speeds up the entire process.
Know the Value: Professional Property Valuation as a Foundation
Determining a market-compatible asking price is one of the most critical steps in selling a house. A price that is too high can deter prospective buyers and unnecessarily prolong the selling process, while a price that is too low can lead to financial losses. A professional property valuation is therefore essential. In Germany, three standardised valuation methods are recognised according to the Immobilienwertermittlungsverordnung (ImmoWertV). For owner-occupied single-family and two-family houses, the cost approach is often used. This determines the value based on the construction costs of the building and the standard land value, taking into account age and depreciation. The comparative value method analyses the sale prices achieved for similar properties in similar locations. It is particularly well-suited for condominiums and terraced houses in areas with many comparable transactions. The income approach is primarily applied to rented properties or commercial properties and is based on potential rental income.
Factors influencing value are varied:
Location: Macro and micro location, infrastructure, neighbourhood.
Condition: Year of construction, building structure, renovations carried out, energy efficiency.
Equipment: Quality of floors, windows, heating system, sanitary areas.
Market situation: Current demand and supply in the region.
A data-based valuation, as offered by Auctoa with AI-supported analyses, provides you with an objective basis for your pricing strategy. Test our ImmoGPT chat now for an initial assessment. The right valuation is the first step to a successful real estate sale.
Keeping an Eye on Costs: What Additional Expenses Are Involved in Selling a House?
When selling a house, there are various ancillary costs that you, as the seller, need to consider. You do not bear all the costs alone—some are typically covered by the buyer. Among the costs that are usually borne by the seller is the creation of the energy performance certificate. A consumption certificate costs between 50 and 100 euros, while a more detailed demand certificate can cost between 300 and 500 euros. If you commission a valuation report by an expert, costs can amount to 0.5% to 1% of the market value. There may be costs associated with the removal of mortgage debts from the land register, typically about 0.2% of the mortgage amount. If you need to repay your loan early, the bank may charge an early repayment penalty, which can amount to several thousand euros.
Since the 2020 change in legislation, the estate agent’s commission is usually split between the buyer and the seller, with each party generally paying 3.57% of the purchase price including VAT. Notary fees and land registry fees for the transfer of ownership (approximately 1.5% to 2% of the purchase price) are usually borne by the buyer. Similarly, the land transfer tax, which ranges from 3.5% to 6.5% of the purchase price depending on the state, is paid by the buyer. Having accurate knowledge of these costs and risks is crucial for your calculations. Early planning helps to avoid unexpected financial burdens.
Develop a marketing strategy: How to optimally present your house
A well-thought-out marketing strategy is crucial for reaching the right group of buyers and achieving a good price for your house. The foundation is a high-quality brochure with professional photos that showcase your property in the best light—ideally taken in daylight. Highlight the advantages and special features of your house. This includes not only facts like living space and number of rooms but also aspects such as a well-kept garden, a modern layout, or an energy-efficient heating system. Targeting the right audience is also important: Is it a house for young families, couples, or seniors? Tailor your communication accordingly. Utilize various channels for marketing. Online real estate portals reach a wide audience. Regional newspapers can appeal to older target groups. Social media, if used correctly, can also increase visibility.
Key elements of successful marketing are:
A compelling brochure with all relevant data and high-quality images.
The correct pricing, based on a solid valuation.
A clear definition of the target audience.
The use of suitable marketing channels (online portals, print, etc.).
Professionally conducted viewings.
The first 2 weeks of marketing are often crucial for success. An optimal presentation of your property can significantly speed up the sales process. Consider home staging to make rooms more appealing.
Negotiations and Completion: Conducting a Legally Secure House Sale
When the first purchase offers come in, the phase of price negotiations begins. This is where negotiation skills are required. Determine your absolute lowest price in advance and argue objectively based on the property valuation and the current market situation. Be prepared for counteroffers. Once an agreement with a buyer is reached, a notary will be commissioned to draft the purchase contract. In Germany, the sale of a property is only valid with notarial certification. The notary acts as a neutral party and informs both parties about the legal aspects of the contract. Carefully review the draft contract, ideally at least 2 weeks before the certification date. Make sure all verbal agreements are accurately recorded in the contract.
Important points in the purchase contract include:
Exact description of the purchase object.
Purchase price and payment terms (usually due 2-4 weeks after certification).
Handover date and regulations regarding the transfer of benefits and burdens.
Exclusion of warranty (common for used properties: "bought as seen").
Regulations concerning existing rental agreements, if applicable.
After the signing of the purchase contract, the notary arranges for a priority notice in the land register and the final transfer of ownership after payment of the purchase price. The legal security is of utmost importance at this stage. Consulting with Auctoa can help you identify pitfalls and successfully complete the sale. Contact us now for a non-binding consultation.
immobilien-hauser-zu-verkaufen
Selling an inherited house often presents heirs with unique challenges. In addition to the emotional burden, specific legal and tax aspects must be clarified. Initially, the succession must be established, and a certificate of inheritance applied for, or a notarized will opened. This can take several weeks to months. Only with proof of inheritance entitlement can you be registered as the new owner in the land register and have access to the property. If there is a community of heirs consisting of multiple individuals, all decisions must be made jointly, which can make the process more complex. Clear communication and, if necessary, a written agreement among the co-heirs are advisable here. Inheritance tax is another important factor. Tax-free allowances vary depending on the degree of kinship (e.g., 500,000 Euros for children, 20,000 Euros for non-related heirs). The value of the property is used by the tax office to calculate the tax. An independent market value appraisal can help avoid overvaluation.
Speculation tax can also become relevant if the deceased owned the property for less than 10 years and did not use it personally. The deceased's period of ownership is credited to the heir. Professional advice for heirs, such as that offered by Auctoa, can provide clarity here and assist in making the right decisions for the sale of the inherited house. Often, a quick, neutral assessment is desired to enable a fair distribution or payout.
Conclusion: Selling Your House Successfully with Strategy and Expertise
How long does selling a house typically take?
Selling a house typically takes six to twelve months, depending on factors such as location, condition of the property, and market demand.
Is an energy performance certificate mandatory when selling a house?
Yes, an energy performance certificate has been mandatory since 2009 when selling a house. Failure to present one can result in fines of up to 10,000 euros. Exceptions apply, e.g., for listed buildings or very small properties.
What are the valuation methods for properties?
The most common methods are the cost approach (for owner-occupiers), the comparable sales method (for many similar properties), and the income approach (for rental properties).
Is capital gains tax always applicable when selling a house?
No. Capital gains tax applies if you sell the property within ten years of purchase and have not lived in it during the year of sale and the two preceding years.
How can Auctoa assist me in selling my house?
Auctoa offers AI-driven property valuations and strategic advice. We support you with data-driven analyses and expert guidance to optimise the sales process and achieve the best possible price. You can also use our ImmoGPT chat for an initial assessment.
How much does an energy performance certificate cost for selling a house?
An energy performance certificate based on consumption costs around 50 to 100 euros. A more detailed demand-oriented energy performance certificate costs between 300 and 500 euros.
Additional useful links
Statistisches Bundesamt (Destatis) offers comprehensive information on construction prices and the property price index.
Statistisches Bundesamt (Destatis) provides detailed tables on house and land prices.
KfW (Kreditanstalt für Wiederaufbau) provides information on support programmes for private individuals for purchasing or renovating existing properties.
Ifo Institute publishes press releases and studies on current economic trends, including property price developments.
BVS (Federal Association of Publicly Appointed, Sworn and Qualified Experts e.V.) offers information and standards for property valuation by publicly appointed and sworn experts.
German Energy Agency (dena) provides comprehensive information on the energy certificate and its significance for properties.
FAQ
How long does it typically take to sell a house?
A house sale takes an average of six to twelve months, depending on factors like location, property condition, and market demand.
Is an energy certificate mandatory when selling a house?
Yes, the energy certificate has been mandatory when selling a house since 2009. Failure to present it can result in fines of up to 10,000 euros. Exceptions apply, for example, to listed buildings or very small buildings.
What valuation methods are available for real estate?
The most common methods are the cost approach (for owner-occupiers), the comparative approach (when there are many similar properties), and the income approach (for rental properties).
Is capital gains tax always applicable when selling a house?
No. Capital gains tax is incurred if you sell the property within ten years of purchase and did not occupy it yourself during the year of sale and the two preceding years.
How can Auctoa help me with selling my house?
Auctoa offers AI-supported property evaluations and strategic consulting. We provide you with data-driven analyses and expert advice to optimize the sales process and achieve the best possible price. You can also use our ImmoGPT chat for an initial assessment.
What is the cost of an energy certificate for selling a house?
A consumption-based energy certificate costs about 50 to 100 euros. A demand-based energy certificate, which is more detailed, costs between 300 and 500 euros.
