Have you inherited the family home and are wondering what selling it really costs? Many heirs underestimate the ancillary costs, which can reduce the proceeds by up to 15%. This guide shows you how to identify and optimise each cost point based on data.
Chat with ImmoGPT for free now.
With access to Google, BORIS, and Deep Research.
The topic briefly and concisely
The additional costs when selling the parental home often amount to 10-15% of the sale price and include agent fees, notary costs, taxes, and other expenses.
The speculation tax on the profit from the sale is waived if the property has been owned by the family for more than 10 years or was last used for personal use.
Hidden costs such as prepayment penalties for existing loans and the fees for land charge cancellations can unexpectedly drive up expenses.
Selling the family home is a decision often accompanied by emotions. However, beyond the personal level, tangible financial questions arise. What does selling the family home really cost me? The answer is more complex than many assume, because in addition to the anticipated proceeds, there are various costs that can quickly reach five-figure sums. An inaccurate calculation can reduce the profit by 10% to 15%. This article provides you with a transparent, data-driven breakdown of all the costs involved. This way, you can make informed decisions and secure the maximum return from your inheritance.
Quantifying the total cost of selling a house
The question "What does selling the family home cost me?" cannot be answered with a one-size-fits-all figure, but a rule of thumb suggests: Plan for additional costs of between 10% and 15% of the notarised sale price. For a sale price of €400,000, this corresponds to an amount of €40,000 to €60,000. These costs are often underestimated and consist of several components. The largest items are usually estate agent commissions, notary and land registry fees, as well as any potential taxes. Additionally, there are expenses for necessary documents like the energy certificate, which can cost up to €500. A detailed checklist for property sales helps in keeping an overview. Knowing these expenses in detail is the first step towards optimising your sales proceeds. Next, we will look at the largest individual item: the estate agent's fees.
Strategically Manage Broker Commissions
Since the legislative change at the end of 2020, the broker fees for selling apartments and single-family houses are typically shared. It is customary for the seller and buyer to each have a commission of 3.57% (including VAT), which corresponds to a total commission of 7.14% of the sale price. For a sale price of €500,000, this means a cost of €17,850 for you as the seller. Although these costs are substantial, they are often well invested, as a professional broker can achieve a sale price up to 15% higher. It is crucial to carefully examine the broker's performance, especially when selling as part of an inheritance community. Once the broker fees are clarified, the unavoidable fees for the notary and land registry come into focus.
Accurately calculate notary and land registry fees
The notary and land registry costs are legally fixed in the Court and Notary Fees Act (GNotKG) and are therefore non-negotiable. You should estimate around 1.5% to 2.0% of the notarised purchase price for this. For a house sale of €400,000, this amounts to approximately €6,000 to €8,000. The buyer usually bears the majority of this sum. As the seller, however, you will bear the costs for the deletion of encumbrances in the land register, such as an old mortgage of the bank. These deletion costs amount to approximately 0.2% of the registered mortgage amount. An exact market value is the basis for these calculations. Once these fees have been settled, the crucial question of tax liability arises.
Thoughtfully reduce tax burden: Capital gains and inheritance tax
Two types of taxes are relevant when selling the parental home. Inheritance tax is applied to the value of the inheritance, with children entitled to an allowance of €400,000. Capital gains tax is due on the profit from the sale if less than ten years lie between acquisition by the deceased and the sale. This period is waived if the house was occupied by the owner in the year of sale and the two preceding years. The ownership duration of the deceased is credited to you, which often leads to a tax exemption. An accurate property valuation is crucial to determining the tax burden. With our inheritance tax calculator, you can get an initial estimate. In addition to taxes, there may also be costs associated with the property itself.
Investments in documents, repairs and value enhancement
Certain documents must be available before the sale. The legally required energy performance certificate is a key document. The costs for this vary depending on the type: a simple consumption certificate costs between €50 and €100, while a detailed demand certificate can cost up to €500. Minor cosmetic repairs can increase the sale price by 5-10%. Major renovations should be well considered. The 70% rule offers guidance: Of a €10,000 investment in a bathroom renovation, often only around €7,000 is reflected in the sale price. Carefully weigh whether a renovation before sale is worthwhile. The following measures have often proven profitable:
Renewing floor coverings (Costs: €30-60/m²)
A fresh coat of paint on the interior walls (Costs: €10-20/m²)
Modernising the front door (Costs: from €1,500)
Garden maintenance and landscaping (Costs: from €500)
Often, it's small, cost-effective measures that achieve the greatest visual impact. Yet, there are additional costs that can lurk unseen.
Uncover hidden costs: Prepayment and mortgage cancellation
If the inherited property still has a loan, two more cost factors may arise. If you repay the loan early, the bank will charge an early repayment penalty for the lost interest income. This can amount to several thousand euros and depends on the outstanding balance, interest rate level, and remaining term. Secondly, there are notary and court fees for deleting the land charge from the land register. These amount to approximately 0.2% to 0.4% of the land charge amount. For a registered land charge of €200,000, this is at least €400 to €800. A precise valuation is essential to realistically assess all cost factors. Use an online calculator for an initial orientation. A comprehensive appraisal is key to a successful sale.
was-kostet-mich-der-verkauf-des-elternhauses
The question "What does it cost me to sell my parents' house?" makes it clear that the process involves much more than just visiting the notary. The ancillary costs, from brokerage fees to taxes to repairs, can significantly reduce the net proceeds. Careful planning, based on solid data and professional valuation, is therefore essential. Only those who know all potential expenses can actively manage and optimize them. An objective, AI-supported valuation from Auctoa or a conversation with our ImmoGPT chat can provide you with the necessary clarity. This ensures that selling the parents' house ends in a financially successful conclusion.
Additional useful links
The Bundesfinanzministerium provides detailed information on the real estate transfer tax, which may be incurred when buying or selling a property.
On the website of the Bundesfinanzministerium, you can find frequently asked questions and answers about the speculation tax, which can be relevant when selling property.
The Bundesfinanzministerium offers comprehensive information on inheritance tax, which applies when inheriting a property.
Under Gesetze im Internet, you can view paragraph 433 of the German Civil Code (BGB), which governs the basic provisions of the purchase contract.
FAQ
What are the biggest cost factors when selling your parents' house?
The largest cost factors are typically the estate agent's commission (approximately 3.57% of the sale price for the seller), capital gains tax (if applicable), and major unforeseen repairs. Additionally, any prepayment penalty for an existing loan can also represent a significant amount.
How can I reduce costs when selling a house?
You can reduce costs by considering if a sale without a real estate agent is worthwhile, carefully weighing which renovations are truly beneficial, and claiming all deductible items on your tax return. An accurate, data-based valuation also prevents you from selling the property below its value.
Is an appraisal mandatory for the sale?
An official, fee-based market value appraisal is not legally required, but it is often highly recommended. It provides a solid basis for negotiations, is helpful for internal clarification within heir communities, and serves as evidence for the tax office to avoid an excessive inheritance or speculation tax. A digital property valuation, such as that offered by Auctoa, provides a quick and cost-effective alternative.
When do I have to pay inheritance tax if I sell my parents' house?
Inheritance tax is due on the value of the inherited assets at the time of inheritance, not on the sale proceeds. For children, a tax-free allowance of €400,000 applies. Inheritance tax is only payable if the property value assessed by the tax office (proportionally) exceeds this amount, regardless of whether or when you sell.
What happens if there are still debts on the parental home?
If the inherited house is still burdened with a loan, the debt is transferred to the heirs. Usually, the loan is paid off from the proceeds of the sale. In doing so, the bank may demand an early repayment fee, which increases the selling costs.
Do I have to pay for the energy certificate as a seller?
Yes, as a seller you are legally obliged to present a valid energy performance certificate to potential buyers at the latest during the viewing. The costs for obtaining this, which can range from €50 to €500, are borne by you as the seller.
