Anyone who sells their property privately handles every step themselves – and in return saves the broker’s commission, which can quickly amount to several tens of thousands of euros. Taking matters into your own hands gives you complete control, but requires time, market knowledge and a thick skin during price negotiations. We compare the specific advantages and disadvantages of a private sale so that you can realistically assess whether this approach suits your situation.
What Does “Selling Property Privately” Mean?
With a private sale – also known as a commission-free sale – you market your property without a real estate agent and handle all tasks yourself: valuation, sales brochure, listings, viewings, price negotiations and preparation for the notary appointment. There is no obligation to hire an agent. The only mandatory legal requirement is notarization of the purchase agreement (§ 311b BGB).
This approach is attractive in a market that generally favors sellers: According to the Federal Statistical Office, residential property prices rose slightly again by 1.4 percent in the first quarter of 2026 compared with the same quarter of the previous year. However, whether a private sale is the right decision for you depends less on the market than on your own resources. The following advantages and disadvantages will help you weigh your options.
The Advantages of a Private Sale
Avoiding a broker primarily provides financial and organizational freedom:
- Cost savings: The greatest leverage is the commission saved. The broker’s fee is usually between 5 and 7 percent of the purchase price, including VAT, and since December 2020 is generally split equally between the buyer and seller for apartments and single-family homes (§ 656c BGB). With a purchase price of 400,000 euros, this quickly eliminates a seller’s share of 10,000 euros or more – money that remains entirely in your pocket in a private sale.
- Complete control: You determine the asking price, viewing appointments and all communication yourself. No third party makes decisions over your head.
- Authentic presentation: No one knows your property as well as you do. You can convey the advantages of the location, the history of the house and the details of its features more credibly than an outsider.
- Direct Connection to prospective buyers: You answer questions immediately, without going through an intermediary. This speeds up communication and builds trust.
- No conflict of interest: A broker is usually paid only when the sale is completed and therefore has an interest in a quick sale. When selling privately, you act exclusively at your own pace and in your own interests.
- Flexibility: You respond spontaneously to offers, adjust the price independently and schedule appointments according to your calendar.
The Disadvantages of Selling Privately
The savings are offset by considerable effort and several risks:
- High time commitment: Marketing, managing inquiries, viewings and negotiations add up over several weeks. Those with demanding professional commitments can easily underestimate this effort.
- Lack of market knowledge: Realistic valuation is the greatest challenge. A price that is too high turns the property into a hard-to-sell listing, while a price that is too low gives away real money. Without experience with comparable values and standard land values, you lack this expertise.
- Emotional attachment: What is an advantage for the presentation becomes a trap during negotiations. Those attached to their home often set the price too high and take criticism of the property personally.
- Legal pitfalls: You are liable for providing complete and truthful information. Concealed defects can trigger claims for damages. An energy performance certificate is also mandatory: Certain key figures must already appear in the advertisement, otherwise a fine of up to 10,000 euros may be imposed (§ 108 GEG).
- Limited reach: You lack a broker’s database of buyers and network. You depend on property portals and metasearch engines to reach enough prospective buyers.
- Negotiation pressure: During price negotiations, you face the buyer directly without a buffer. An experienced negotiating partner can exploit this lack of experience.
The Emotional Factor: Closeness as an Opportunity and Risk
Emotional attachment to your own property is probably the most underestimated factor. On the one hand, it makes your presentation credible—you tell genuine stories instead of sales clichés. On the other hand, it clouds your view of the market value and the property’s weaknesses. A realistic asking price can only be achieved if you consciously separate your personal perspective from the objective one. Helpful is to substantiate the price using comparable listings and – if necessary – a brief valuation report, instead of basing it on emotional attachment.
Taxes and costs: What is often overlooked when selling privately
Even without an estate agent, selling is not free, and the supposed savings can be reduced by other expenses:
- Speculation tax: If you sell within ten years of purchasing the property and have not lived in it yourself, the profit is taxed at your personal tax rate (Section 23 of the German Income Tax Act). The sale is tax-free after the ten-year speculation period has expired or if you occupied the property yourself in the year of sale and the two preceding years.
- Energy performance certificate: Depending on the type of certificate, preparation incurs costs; you must present it at the latest during the viewing.
- Early repayment penalty: If a property loan is still running, the bank may demand compensation for early repayment.
- Marketing costs: You should budget for professional photos, listings and, possibly, a valuation report.
FAQ on selling property privately
Is the private sale of a property legally permitted?
Yes. There is no obligation to involve an estate agent. You may sell your property yourself at any time. The only requirement is notarization of the purchase agreement.
How much do I really save by selling without an estate agent?
You save your share of the estate agent’s commission. At the usual 5 to 7 percent including VAT and an equal split, this amounts to several thousand to tens of thousands of euros, depending on the purchase price. However, your own marketing costs are deducted from these savings.
What is the biggest disadvantage of selling privately?
Finding a realistic price. Without market knowledge, there is a risk of setting the price too high or too low – either way, it ultimately costs money or time. Anyone who masters this point has overcome the most important hurdle.
Do I have to present an energy performance certificate when selling privately?
Yes. Under the German Building Energy Act, you must present the energy performance certificate at the latest during the viewing, and certain key figures must already be included in the listing. If this information is missing, it constitutes an administrative offense.
Is speculation tax charged on a private sale?
Only if you sell within ten years of purchasing the property and have not lived in it yourself. After the period has expired or if continuous owner-occupation in the year of sale and the two preceding years remains tax-free.
Conclusion: Who Benefits Most
The advantages of a private sale – savings, control and an authentic, direct sale – outweigh the disadvantages especially if you have time, can assess your local market and keep a cool head during negotiations. The disadvantages affect those more severely who have little time, find it difficult to assess their property’s value or are emotionally attached to it. Anyone who honestly assesses their own resources and determines the price objectively can save the commission when selling independently and retain full control of the entire process.