Lower Saxony is a state of contrasts: Between the sought-after state capital Hanover and the vast rural regions from East Frisia to the Harz Mountains, the price per square metre often differs by several thousand euros. Anyone selling here therefore needs, above all, a realistic price appropriate to the location – and can also save the estate agent’s commission through a private sale. We show you what matters when selling property in Lower Saxony in 2026.
The Property Market in Lower Saxony: City versus Countryside
Hardly any federal state demonstrates the price gap between metropolitan areas and rural regions as clearly as Lower Saxony. The state-wide average in 2026 is around 2,450 euros per square metre – but this average conceals enormous differences.
- Hanover and the surrounding area: In the state capital, houses cost an average of around 4,000 euros per square metre in 2026, and considerably more in sought-after districts. The commuter belt of the Hanover region is also expensive and properties there usually sell quickly.
- Rural regions: In the Emsland region, house prices at approximately 2,300 euros per square metre are noticeably below the state average. Many locations in the Wendland, the Harz foothills and parts of East Frisia are similarly affordable.
For you as a seller, this means: The same property achieves a completely different price in Hanover than in the countryside. A blanket price per square metre from the internet is almost always misleading. What matters is the specific location – right down to the street and district.
What Does Selling in Lower Saxony Cost?
Several expenses arise when selling a property. It is important to know who usually bears them:
- Real estate transfer tax: In Lower Saxony, it is uniformly 5.0 percent of the purchase price and has remained unchanged since 2014 (Lower Saxony State Tax Office). It is generally paid by the buyer – but it increases their total budget and therefore affects how much they can offer.
- Estate agent’s commission: In Lower Saxony, around 3.57 percent of the purchase price per party is customary (3.0 percent plus 19 percent VAT), or approximately 7.14 percent in total. Since December 2020, the equal-sharing principle has applied to the sale of apartments and single-family homes to consumers (§ 656c BGB) – buyers and sellers share theBrokerage fee.
- Notary and land register: These costs, amounting to around 1.5 to 2.0 percent, are usually borne by the buyer. Notarization of the purchase agreement is legally mandatory (§ 311b BGB).
As the seller, you therefore primarily pay your share of the broker’s commission – if you hire a broker. This is precisely where the greatest savings potential lies: Selling privately saves this share in full.
Finding the right price: land value and comparison
The asking price determines success or failure in Lower Saxony – especially in rural areas, where the pool of buyers is smaller. Use several sources for this:
- Land value: The official land values determined by the expert committees are provided free of charge by the state via the BORIS.NI portal. They indicate the average land value per square meter in your location – a solid starting point for the valuation.
- Comparable listings: Look at what similar properties in your area actually cost. Metasearch engines such as TraumImmo bundle listings from many portals and make comparison easier.
- Short appraisal: For unusual properties – such as an old farmstead or a thatched-roof house on the coast – obtaining a professional valuation is worthwhile.
In Hanover, a property priced in line with the market often sells within weeks. In rural areas, you need more patience and an honest assessment: A price that is too high causes a property to remain on the market for months and ultimately be sold below value.
Selling property without a broker in Lower Saxony
A private sale is possible anywhere in Lower Saxony and saves your share of the commission. Proceed as follows:
- Valuation: Combine the land value, comparable listings and – if necessary – an appraisal.
- Collect documents: Compile all documents at an early stage (see below).
- Prepare the property description: Good photos, a floor plan and honest information are convincing. The energy performance figures from the energy certificate should already be included in the listing.
- Advertise: Place your listing where buyers search – on portals and metasearch engines. Nationwide reach is particularly crucial in rural areas.
- Viewings: Prepare the property and allow sufficient time.
- Check the buyer: Before accepting the offer, ask to see a financing confirmation from the bank.
- Notary appointment: The notary notarizes the contract and arranges for its entry in the land register.
Which documents do I need for the sale?
The exact list depends on the property. For most sales in Lower Saxony, you need:
- current land register extract
- energy performance certificate (mandatory under the Building Energy Act)
- floor plan and calculation of living space
- site plan or extract from the cadastral map (cadastral office)
- documentation of modernization and renovation work
- for a condominium additionally: declaration of division, the latest minutes of the owners’ meetings, current budget plan and the amount of the maintenance reserve
FAQ about selling real estate in Lower Saxony
How high is the real estate transfer tax in Lower Saxony in 2026?
The real estate transfer tax is uniformly 5.0 percent of the purchase price throughout Lower Saxony and has remained unchanged since 2014. It is generally paid by the buyer.
Who pays the broker’s commission—and how much is it?
For the sale of apartments and single-family homes to consumers, the equal split has applied since the end of 2020 under § 656c BGB. In Lower Saxony, approximately 3.57 percent per party is customary. If you sell without a broker, this amount is eliminated for you entirely.
Where can I find the standard land value for my property?
Via the official BORIS.NI portal, you can access the standard land values determined by Lower Saxony’s expert committees free of charge—without registration.
Do I have to pay speculation tax when selling?
If you sell within the ten-year speculation period and have not lived in the property yourself, speculation tax may be payable (§ 23 EStG). Owner-occupied residential property is exempt under certain conditions.
Is selling without a broker worthwhile in rural areas too?
Yes. A realistic price and nationwide visibility are crucial, as the pool of buyers is smaller outside the cities. Anyone who knows their local market and has time can also successfully sell rural properties privately.
Advantages and disadvantages: Selling in the city and in the countryside
- City (e.g. Hanover)—advantage: high demand, quick sales and stable to rising prices.
- City—disadvantage: strong competition among listings and demanding buyers who compare carefully.
- Countryside—advantage: fewer Competition for special properties such as farmsteads or houses with a lot of land; loyal regional buyers.
- Rural areas – disadvantage: smaller pool of buyers, longer marketing period and greater importance of an exactly calculated price.
- Everywhere: A private sale saves the estate agent’s commission, but requires time, market knowledge and careful preparation of the documents.
Conclusion: How to successfully sell your property in Lower Saxony
The sale of property in Lower Saxony depends on the right price appropriate to the location – there is a world of difference between the expensive state capital Hanover and the more affordable rural regions. Use the free land reference value via BORIS.NI, compare actual listings and calculate honestly. Those who sell privately with good preparation save the pro rata estate agent’s commission and retain full control of the entire process.