Do you want to sell your property and save on agent fees? It's tempting, but it also comes with challenges. Learn how to take control of the sales process yourself and avoid common pitfalls.
Chat with ImmoGPT for free now.
With access to Google, BORIS, and Deep Research.
The topic briefly and concisely
Selling without an estate agent saves up to 7.14% commission, but requires 6-12 months of effort and expertise.
A realistic property evaluation and a professional brochure are crucial for sales success.
The compilation of all documents, particularly the energy certificate, and the credit check of the buyer are essential.
The idea of selling a property without an agent is appealing to many owners – after all, there's the prospect of saving the often considerable agent's commission of up to 7.14% of the sale price. Since the new regulation of 23 December 2020, which requires the agent's costs to be shared between the seller and buyer, private sales have become even more attractive. However, such a sale requires time, expertise, and careful planning to achieve the best possible price and minimise legal risks. This article guides you step-by-step through the process and shows you how to successfully sell your property without a professional agent.
The Decision: Selling Without an Agent – Weighing the Pros and Cons
Before you decide to sell your property without an estate agent, you should carefully weigh the pros and cons. The most obvious advantage is the savings on the estate agent's commission, which can be between 5.95% and 7.14% of the sale price, depending on the state. For a property valued at €450,000, this equates to a saving of up to €32,130. You also maintain full control over the entire sales process, from pricing to selecting interested buyers. On the other hand, there is a significant time investment, as the entire process from preparation to handover can quickly take 6 to 12 months. You may lack the expertise for an accurate property valuation or the experience in price negotiations. Without professional support, the risk of overlooking legal requirements or dealing with non-solvent buyers increases. A thorough self-assessment of your time resources and expertise is therefore essential.
Optimal Preparation: The Foundation for a Successful Private Sale
Careful preparation is the key to success when you want to sell your property without an estate agent. Start by gathering all necessary documents. These include:
Land register excerpt (not older than 3 months)
Energy certificate (legally required, fines of up to 10,000 euros if missing)
Current floor plans and site plan
Calculation of living space
Proof of modernisation and renovation measures
For condominiums: partition deed, minutes of owners' meetings, service charge statements
Possibly building permits and building descriptions
Obtaining these documents may take several weeks. In parallel, you should prepare your property for sale: carry out minor repairs, ensure cleanliness and order, and consider home staging measures to increase appeal. A neutral and professional property valuation, like the one offered by Auctoa, helps you to set a realistic price from the start. This is a crucial step to avoid later disappointments or lengthy negotiations.
Realistic Pricing: Knowing and Leveraging Market Value
Setting a market-based selling price is one of the most critical points when selling without an agent. A price that's too high deters potential buyers and can lead to your property sitting unsold for months – studies show such properties are often sold at losses of up to 20%. Conversely, a price that's too low means giving away capital. Compare current offers for similar properties in your location and with similar features on popular portals. However, bear in mind that asking prices do not always reflect the actual selling prices achieved. For a well-founded assessment, a short report (starting at approximately 1,690 euros) or a market value report (starting at approximately 2,790 euros) by an expert is recommended. This investment can quickly pay off with a better selling price. A data-driven valuation, such as that offered by Auctoa with the ImmoGPT-Chat, can provide you with an initial valuable insight and minimise the risk of misjudgment. Keep in mind that banks will not finance a property if the price is not market-appropriate.
Professional Marketing: Showcase Your Property in the Best Light
An impressive exposé is your business card when selling without an estate agent. It should contain all essential information and pique the interest of potential buyers. This includes:
High-quality, impactful photos (inside and outside, in daylight)
Detailed property description (year of construction, living area, number of rooms, feature highlights, renovations)
Energy certificate data (consumption or requirement)
Floor plans and site plans
Information about infrastructure and surroundings
The set sale price
Utilise various channels for marketing. Online real estate portals like ImmoScout24 reach a wide audience; here you can select a listing duration from 14 days to 3 months. Consider also regional newspaper advertisements or social media marketing. Pay attention to an appealing presentation and complete details to reduce the number of inquiries and attract genuine interested parties. Good preparation of the property presentation is crucial.
Viewings and negotiations: Confidently closing the sale
Organising and conducting viewings requires time and a delicate touch when selling without an estate agent. Schedule appointments carefully and allow sufficient time for each prospect. Make sure your property is tidy and well-lit. Be prepared for questions and answer them honestly and comprehensively. Before serious price negotiations, you should check the creditworthiness of potential buyers. Request a financing confirmation from the bank or proof of equity. This protects you from unpleasant surprises and failed sales. During the negotiations, it is important to keep a cool head and substantiate your price expectations with arguments. Set your absolute limit in advance. A professional negotiation strategy can make a difference of several thousand pounds here.
Legally Secure Sale: Mastering the Notary Appointment and Contract Conclusion
Once you have reached an agreement with a buyer, the notary appointment is scheduled. In Germany, every real estate purchase contract must be notarised to be legally valid (§ 311 b para. 1 BGB). Usually, the seller selects the notary, but the costs are typically borne by the buyer. The notary drafts the purchase contract, which both parties receive in advance for review. Ensure that all verbal agreements are accurately recorded in the contract. The seller is obliged to disclose any known defects of the property. If defects are fraudulently concealed, this can lead to claims for damages or even to the reversal of the contract. After signing, the notary initiates the entry of the priority notice of conveyance in the land register and informs the tax office for the property transfer tax. The final transfer of ownership is only effected after the purchase price has been paid and the clearance certificate from the tax office is available. Legal protection is particularly important in private sales.
maklerfrei-verkaufen
The final step when selling a property without an estate agent is handing over the property to the new owner. This usually takes place after the full purchase price has been paid. Create a detailed handover report, documenting the condition of the property, meter readings (electricity, water, gas), as well as the number of keys handed over. Provide all important documents such as operating manuals for appliances or warranty certificates. Inform the utility companies about the change of ownership. With careful documentation of the handover, you avoid later discrepancies. Also, consider the so-called three-property limit: If you sell more than three properties within five years, you may be classified as a commercial trader, which has tax implications. Consultation with Auctoa can help you keep an eye on these aspects and safely complete the sales process.
Conclusion: Selling without an agent – a rewarding alternative with good preparation
Ist eine Immobilienbewertung wirklich notwendig, wenn ich privat verkaufe?
Yes, a realistic valuation is crucial. A price that's too high deters buyers, while one that's too low means giving away money. A brief appraisal costs from around 1,690 Euros.
Muss ich als privater Verkäufer einen Energieausweis vorlegen?
Yes, the energy certificate is required by law and must be presented without being asked at the latest during the viewing. Missing it can result in fines of up to 10,000 Euros.
Wer trägt die Notarkosten beim Privatverkauf?
Generally, the buyer covers the notary costs. These are set by law.
Wie kann ich die Bonität eines Kaufinteressenten prüfen?
Request a financing confirmation from the buyer's bank or proof of equity before arranging the notary appointment.
Was ist die Drei-Objekt-Grenze?
If you, as a private individual, sell three or more properties within five years, the tax office assumes a commercial property trade, which has tax implications.
Welche Vermarktungskanäle sind für den Privatverkauf am besten?
Major online property portals offer the widest reach. Additionally, regional newspapers or social media can be utilised. A professional exposé is essential.
Additional useful links
Statistisches Bundesamt provides information on construction prices and the property price index in Germany.
Statistisches Bundesamt offers tables on house and land prices in Germany.
The Verbraucherzentrale advises on selling properties without an estate agent.
The Bundesfinanzministerium explains property tax and land transfer tax in Germany.
The Deutsche Bundesbank introduces an indicator system for the residential property market.
The Deutsche Bundesbank analyses the development of residential property prices in Germany, including the decline in 2022.
The Hessische Verwaltung für Bodenmanagement und Geoinformation provides information on expert traffic value appraisals for property valuation.
FAQ
Is a property valuation really necessary when selling privately?
Yes, a realistic appraisal is crucial. A price that is too high deters potential buyers, while pricing it too low gives away money. A brief appraisal costs from approximately €1,690.
Do I, as a private seller, need to present an energy performance certificate?
Yes, the energy performance certificate is legally required and must be presented without being asked at the latest during the viewing. Fines of up to 10,000 euros may be imposed if it is missing.
Who covers the notary fees in a private sale?
As a rule, the buyer bears the notary costs. These are legally regulated.
How can I check the creditworthiness of a prospective buyer?
Request a financing confirmation from the buyer's bank or proof of equity before scheduling the notary appointment.
What is the three-object limit?
If you, as a private individual, sell three or more properties within five years, the tax office considers this a commercial property trade, which has tax implications.
Which marketing channels are best for private sales?
Major online real estate portals offer the widest reach. Additionally, regional newspapers or social media can be used. A professional property listing is essential in this process.
