Anyone who sells their single-family home themselves saves the share of the estate agent’s commission—which can quickly reach five figures given the higher purchase prices of houses—and retains control of the entire process. Unlike with a condominium, you are not merely selling living space, but the complete plot of land with everything legally attached to it. We guide you chronologically through the private sale of your house—from the valuation and documents to the notary appointment.
Selling a house differs in several respects from selling an apartment
There is no obligation to engage an estate agent. The only mandatory requirement is notarization of the purchase agreement (§ 311b BGB). You may handle everything else—valuation, sales brochure, viewings and negotiations—yourself. The financial incentive is considerable: The estate agent’s commission is usually between 5 and 7 percent of the purchase price including VAT and, since December 2020, is generally split equally between buyer and seller (§ 656c BGB). With a house price of 500,000 euros, the seller can therefore easily save 10,000 to 15,000 euros.
The crucial difference from selling an apartment: With a house, there is no declaration of division, no minutes of owners’ association meetings and no maintenance reserve. Instead, the plot of land and the building structure take center stage. The land register and register of public building restrictions become relevant, as do development infrastructure, often a demand-based energy certificate rather than a simple consumption-based certificate, and the energy-related retrofitting obligations that pass to the new owner after the purchase. These points structure the process.
Advantages and disadvantages of selling a house without an estate agent
- Advantage – substantial savings: Because houses are usually more expensive than apartments, the commission saved is particularly significant in absolute terms.
- Advantage – you know the property: No one can explain the garden, heating system, roof and neighborhood as credibly as you can.
- Advantage – full control: You manage the price, appointments and communication without an intermediary.
- Disadvantage – time and effort: Obtaining documents from authorities, viewings and negotiations take a noticeable amount of time.
- Disadvantage – demanding valuation: For a house, the land value, year of construction, condition and energy efficiency level all factor in together – a wrong price costs real money.
- Disadvantage – liability for defects: Concealed defects can lead to claims for damages. Disclose known damage honestly.
In eight steps from the asking price to the notary appointment
Step 1: Assess the house and property realistically
The asking price determines success or failure. Combine the standard land value for your property, comparable listings in your area and – if necessary – a brief valuation report. Take the plot size, living area, year of construction, renovation status and features into account. A price that is too high deters buyers, while one that is too low gives money away.
Step 2: Compile the documents – including from the building authority
Start early, as some documents come from authorities and take time. You can obtain a current extract from the land register from the land registry office, the extract from the register of encumbrances on land from the building supervisory authority, and the cadastral map and site plan from the cadastral office. Missing documents delay the sale and make you appear unserious to buyers.
Step 3: Obtain an energy performance certificate – for older buildings, usually a consumption-based certificate
You may not advertise without a valid energy performance certificate. For older houses with fewer than five apartments, whose building application was submitted before November 1, 1977, and which have not been modernized to the standard of the first Thermal Insulation Ordinance, the more elaborate demand-based certificate is mandatory. It usually costs 300 to 500 euros including an on-site inspection, while a consumption-based certificate costs around 75 to 100 euros. Certain energy performance figures must already appear in the advertisement (Section 87 GEG).
Step 4: Check renovation obligations under the GEG
Expect prospective buyers to ask about the building’s energy efficiency. When ownership changes, certain upgrade obligations pass to the buyer, who must fulfill them within two years of registration in the land register: insulating the top-floor ceiling or roof (Section 47 GEG), insulating accessible pipes in unheated rooms, and decommissioning old constant-temperature boilers that are more than 30 years old (Section 72 GEG). Disclosing the heating system’s age and type openly prevents disputes later.
Step 5: Prepare the brochure and advertise the house
A good brochure shows informative photos of the house, property and garden, a floor plan, the key facts (living space and plot area, year of construction, energy performance data) and an honest description. Do not conceal any defects. Advertise where buyers search – on real estate portals and metasearch engines such as TraumImmo.
Step 6: Conduct viewings
Prepare the house and outdoor area well and allow sufficient time. Have the energy performance certificate ready, as you must present it at the latest during the viewing. A brief prospective-buyer record helps you keep track of enquiries and commitments.
Step 7: Negotiate the price and check the buyer’s creditworthiness
Before accepting the offer, ask to see confirmation of financing from the bank. This helps prevent the sale from failing shortly before the notary appointment because financing has fallen through.
Step 8: Notary appointment and handover of the keys
The notary drafts and notarizes the purchase agreement and arranges the priority notice of conveyance and entry in the land register. Handover usually takes place after receipt of payment – ideally with a handover report and recorded meter readings.
What documents do I need to sell a house?
The exact list depends on the property. For most houses, you will need:
- current extract from the land register
- cadastral map and site plan (cadastral office)
- extract from the register of public burdens
- energy performance certificate (mandatory under the German Building Energy Act)
- floor plans, construction drawings and living-area calculation
- building permit and, where applicable, documentation for extensions
- documentation of modernizations and renovations (roof, windows, heating)
- current property tax notice and proof of paid development costs
- relevant documents for an oil tank, photovoltaic system or heat pump
What does selling a house without an estate agent cost?
There are still several costs when selling privately: the energy performance certificate, possibly a valuation report and the listings. If a real estate loan is still outstanding, the bank may charge an early repayment penalty. The real estate transfer tax – between 3.5 and 6.5 percent, depending on the federal state – as well as the notary and land registry costs are usually paid by the buyer. If you sell within the ten-year speculation period and have not occupied the house yourself, speculation tax may also apply (Section 23 of the German Income Tax Act). However, the profit from a continuously owner-occupied family home is generally tax-free.
FAQ about selling a house without an estate agent
What is the difference compared with selling a condominium?
When selling a house, you sell the entire property. There is no declaration of division, no owners’ meeting and no maintenance reserve. Instead, the land register, encumbrances, development status and the building’s structural condition take center stage.
Do I necessarily need a consumption certificate for an old house?
For residential buildings with fewer than five apartments, whose building application dates from before November 1, 1977, and which have not been upgraded to the energy standard of the first Thermal Insulation Ordinance, a consumption certificate is mandatory. In many other cases, the less expensive consumption certificate is sufficient.
Does the buyer have to renovate my house after the purchase?
After a change of ownership, the buyer must fulfill certain retrofit obligations under the Building Energy Act within two years, such as insulating the top-floor ceiling and decommissioning very old boilers. As the seller, you are no longer obliged to do so, but you should disclose the condition openly.
How long does it take to sell a house?
From preparation to the handover of the keys, you should expect around three to six months, depending on the location and price. Obtaining documents from the authorities can delay the start—so begin early.
Who pays the notary fees and real estate transfer tax?
In practice, the buyer pays both. The buyer and seller choose the notary together; either party may commission the notary.
Conclusion: How to successfully sell a house yourself
Selling a house privately is manageable if you proceed in a structured manner. The biggest levers are a realistic price based on the value of the land and building, complete documents including the appropriate energy certificate, and honest information about the renovation status and retrofit obligations. Anyone who addresses these house-specific points early saves the commission and carries out the sale safely through to the notary appointment.