What will your investment be worth in 10 years?

Real Estate Investment Model

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Investment in 3 Phases

Purchase

The total investment amount consists of the purchase price and relevant closing costs.

Growth

Over the lifetime of the investment, its value appreciates.

Sale

When the investment is sold after 10 years, no tax is owed on the capital gains.

Purchase Process

Reservation

If you need some time to think about your offer, to get further advice, or to seek financing approval, the property you are interested in can be reserved, free of charge, for up to three weeks.

General Power of Attorney

If necessary, the help of an independent solicitor can be sought. By signing a Power of Attorney authorisation (POA) relating to the property, the solicitor can act as your representative in all legal matters and as authorised recipient. After this, the purchasing process can begin.

Financing

With German mortgage rates amongst the lowest in the world, it makes perfect sense to arrange some kind of financing to assist you in buying an apartment. There are no restrictions on non-Germans, or non-EU citizens, from owning property or obtaining a mortgage in Germany. Although 100% mortgages are possible, a loan of 80% of the property’s value is far more likely. However, each case is individual, and depends on your own circumstances.

Draft Contract

A draft contract will be drawn up and provided for your approval. This will include our expert risk assessment (Due Diligence). In accordance with German law, after the fifteenth day of receipt, the contract can be signed.

Notarisation

The purchase contract must be certified by a notary. The buyer (or buyer’s representative), and seller sign the contract in the presence of the notary to officiate the sale. In addition to responsibility for the notarisation of the contract of sale, the notary often also arranges for its entry in the land register. The costs for these services amount to approximately 1-1.5% of the purchase price, plus VAT. Additional costs of around 0.5% are incurred for the land register entry itself.

Purchase

When purchasing a property in Germany, the buyer bears the transaction costs. These costs include the property transfer tax (6% of the purchase price in Berlin; 3.5% in Leipzig), the notary costs (around 1-1.5%), registry charges for property (approx. 0.5% of the purchase price) and the applicable estate agent’s commission (all EverEstate properties are commission-free).

Services

To ensure a hassle-free investment period, administrative services can be provided by our partner agencies. A property management team or letting service will act as the link between tenant and owner, and ensure the smooth running of the property.

Handover

Once financing is approved and purchase completed, the final handover takes place. Congratulations on acquiring your own property!

Required Documents

Self-disclosure form

Copy of passport

Monthly payslips/proof of income

Employer verification

Recent tax returns

Bank account showing liquid assets

Information on owned property

Proof of liabilities and other monthly debts

Legal & Taxes

Legal Aspects

Germany has an airtight legal system, boasting a strong rule of law with highly protective property rights, a strong institutional property registry and streamlined notarization process.
When investing, there is no need to travel to Germany. Power of Attorney (POA) can be granted to an independent solicitor who can exercise the contract and sign in person with the notary.
Investors are not required to have German citizenship or have a German domicile to own property in Germany.
In accordance with the German Constitution, expropriation of property is nearly impossible and the property value will always be compensated.

Taxes

Non-resident tax payers are liable for German income taxes for German real estate.
Rental income is subject to German personal income tax.
Typically, all capital gains on the sale of real estate in Germany are taxed in Germany.
Gains from disposal of real estate held for more than 10 years are not subject to capital gain taxes, this is determined on a country-by-country basis.
There are international double tax treaties entered into by Germany which allocate the right to tax income derived from real estate levied in Germany, to Germany.
Taxable depreciation rates for an investment in real estate range from 2-3% per year.
Interest expense on the loan is tax deductible, and largely offsets rental income.
Other ongoing expenses associated with the investment are tax deductible.

Relevant Rental Laws

Tenant Rights

In Berlin, a landlord can only serve tenants notice that the owner will be moving into the apartment 10 years after the purchase, if the current tenants were occupying the apartment before the ‘Teilungserklärung’ (declaration of division) came into effect. If the current tenants moved in after the ‘Teilungserklärung’ came into effect, they can be served notice in under 10 years. In Leipzig, this period is limited to three years. Only unrented flats can, with certainty, be moved into at will.

Rent Ceiling

A rental ceiling was introduced in Germany in 2015. This means that rents cannot exceed 10% of the local average rent for a current or new tenant, according to the Mietspiegel (rent index). Additionally, rents can only be raised by a cumulative 15% every three years, or 4.77% annually. The legislation does not apply after a renovation or furnishing of the flat.

Milieuschutz (Social Preservation Statutes)

This federal construction law allows municipalities to issue social preservation statutes to spare them from negative consequences of urban development, if a certain area’s population structure changes significantly. The law is aimed at dampening rents to protect the population structure in a certain area by mandating approvals for several modernizations and other changes to property.

Umwandlungsverbotsverordnung

The state of Berlin has issued a directive prohibiting the private purchase of entire apartment buildings and converting them into single units within the boundaries of social preservation areas. Together with the Government Neighbourhood Protection, the two directives have already shortened supply on the property market in Berlin and led to a price increase for property in the respective areas.

We are on hand to discuss any questions you may have about our properties or services.

Personal Consultation
International Support
Reach us at: +49 30 220130 - 501

Lilly Yakusheva

Real Estate Consultant

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