Anyone who sells their property without an estate agent saves the estate agent’s commission, which can quickly amount to several thousand euros – but must organize the entire sale themselves. With the right preparation, a private sale is manageable for most owners. We show you step by step how to proceed when selling without an estate agent, which documents you need and which mistakes you should avoid.
What does “selling without an estate agent” mean?
When selling without an estate agent – also called a private sale or commission-free sale – you as the owner take on all the tasks that an estate agent would otherwise handle: the valuation, the sales brochure, marketing, viewings, price negotiations and preparation for the notary appointment. There is no legal obligation to involve an estate agent. The only mandatory requirement is notarization of the purchase agreement (Section 311b of the German Civil Code) – you and the buyer choose the notary together.
The main reason for a private sale is the saving: The estate agent’s commission is usually between 5 and 7 percent of the purchase price including VAT. For a sale price of 400,000 euros, this can quickly amount to 20,000 euros or more, which buyers and sellers have generally shared equally since December 2020.
Advantages and disadvantages of selling without an estate agent
A private sale is not worthwhile in every situation. You should weigh these points:
- Advantage – cost savings: You save the proportional estate agent’s commission, which can amount to several tens of thousands of euros for higher purchase prices.
- Advantage – control: You know your property best and manage the price, appointments and communication yourself.
- Advantage – direct contact: You speak directly with potential buyers and can respond to queries immediately.
- Disadvantage – time commitment: Marketing, viewings and negotiations take a significant amount of time.
- Disadvantage – lack of market knowledge: An incorrectly set price leads to a lengthy sale or a loss. A realistic valuation is the greatest challenge.
- Disadvantage – legal pitfalls: Errors in the sales brochure or in disclosing defects can lead to claims for damages.
Seven steps to selling without an estate agent
Step 1: Value the property realistically
The asking price determines Success or failure. Use the standard land value, comparable listings in your area and – if necessary – a professional valuation report as your guide. A price that is too high deters potential buyers, while a price that is too low costs you real money.
Step 2: Compile the documents
Gather all documents early (see checklist below). Missing documents delay the sale and make you appear unprofessional to buyers.
Step 3: Create an informative property brochure
A good property brochure contains good photos, a floor plan, the key details (living area, year of construction, energy figures) and an honest description. Do not conceal any defects – you are legally obliged to disclose them.
Step 4: Advertise the property
Place your listing where buyers search: on property portals and metasearch engines. Pay attention to the mandatory information from the energy performance certificate, which must already be included in the advertisement.
Step 5: Conduct viewings
Prepare the property well and allow sufficient time. Keep a brief handover and prospective-buyer record to maintain an overview.
Step 6: Negotiate the price and check the buyer
Before accepting the offer, ask to see financing confirmation from the bank. This helps prevent the sale from falling through shortly before the notary appointment.
Step 7: Notary appointment and handover
The notary drafts the purchase agreement, notarizes it and arranges its registration in the land register. A handover record including meter readings is helpful when handing over the keys.
What documents do I need for the sale?
The exact list depends on the property. For most sales, you need:
- current land register extract
- energy performance certificate (mandatory under the German Building Energy Act)
- floor plan and calculation of living/useable areas
- site plan or extract from the cadastral map
- documentation of modernizations and renovations
- for a condominium additionally: declaration of division, the minutes of the most recent owners’ meetings, current budget plan and the amount of the maintenance reserve
What does selling without an estate agent cost?
Even without an estate agent, some costs arise. Budget for the energy performance certificate, possibly a valuation report and the advertisements. The buyer usually pays the notary fees. If a property loan is still outstanding, the bank may demand an early repayment penalty. If you sell within the ten-year speculation period and have not occupied the property yourself, you may In addition, speculation tax may apply (Section 23 of the German Income Tax Act).
FAQ on Selling Property Without an Agent
Is selling without an agent even permitted?
Yes. There is no obligation to hire an agent. You may sell your property privately at any time. Only notarization of the purchase agreement by a notary is legally required.
How do I find the right sale price?
Combine several sources: the standard land value, current comparable listings in your area and, if necessary, a brief valuation report. This will help you arrive at a market-appropriate price that neither scares buyers away nor leaves money on the table.
Do I have to provide an energy performance certificate?
Yes. Under the Building Energy Act (GEG), you must present the energy performance certificate no later than during the viewing and hand it over to the buyer after the sale. Certain energy-related figures must already be stated in the property listing.
Who pays the notary?
In practice, the buyer bears the notary and land registry costs. The notary is selected jointly; either contracting party may commission them.
How long does a private sale take?
From preparation to handover of the keys, you should expect around three to six months, depending on the location and price. Good preparation noticeably shortens this period.
Conclusion: Who Benefits from Selling Without an Agent
Selling without an agent is particularly worthwhile if you have time, can assess your local market and are prepared to work through the documents. The biggest levers are a realistic price, a complete sales brochure and early verification of the buyer’s creditworthiness. Anyone who follows these points saves the commission and retains full control of the sale at all times.