When buying a property, there is no way around notary fees, because the purchase agreement must legally be notarized in Germany. As a rule of thumb, buyers should budget around 1.0 to 1.5 percent of the purchase price for the notary – together with the land registry office, more like 1.5 to 2.0 percent. We explain how these fees are calculated under the Court and Notary Costs Act (GNotKG), what individual items they consist of, and who ultimately pays them.
What Are Notary Fees – and Why Are They Set by Law?
Notary fees are the charges the notary levies for notarizing and processing your property purchase. Going to a notary when buying land or a house is not a voluntary extra service but legally required: Without notarization, the purchase agreement is invalid.
Unlike, for example, with a tradesperson, you cannot negotiate the amount of notary fees. They are uniformly regulated nationwide in the Court and Notary Costs Act. Whether you buy in Munich, Leipzig or Kiel and whichever notary you commission – the same fees apply for the same purchase price. The notary may neither grant a discount nor charge a surcharge. This creates transparency, but also means that there is little scope for saving here.
Important context: Notary fees are only one part of the ancillary purchase costs. The largest item is usually real estate transfer tax (3.5 to 6.5 percent of the purchase price, depending on the federal state), plus land registry fees and – if commissioned – the broker’s commission.
How Are Notary Fees Calculated Under the GNotKG?
The basis for every calculation is the so-called transaction value. When buying property, this generally corresponds to the purchase price recorded in the notarized deed. This value determines a basic fee (a “1.0 fee”) via Fee Table B of the GNotKG. All other items are multiples or fractions of this basic fee (Section 34 GNotKG).
A look at the fee table shows how the basic fee increases with the purchase price (Annex 2 GNotKG):
- Transaction value of 200,000 euros: basic fee 435 euros
- Transaction value of 300,000 euros: basic fee approximately 610 euros
- Transaction value of 400,000 euros: basic fee 785 euros
- Transaction value of 500,000 euros: basic fee 935 euros
The Table is degressive: Although the fees increase in euros for a more expensive property, they become cheaper as a percentage of the purchase price. Someone buying for 800,000 euros therefore pays proportionally less in notary fees than someone with a purchase price of 200,000 euros. Since the last adjustment under the Act Amending the Cost Law on June 1, 2025, this table has been only slightly higher for real estate purchases than before.
The individual cost items when buying a house
The “notary fees” are not a single item, but consist of several fees. The most important items when buying a house are (Schedule of Costs, Annex 1 GNotKG):
- Notarization of the purchase agreement (2.0 fee): This is the core of the notary fees. The double fee is charged for drafting and notarizing the purchase agreement, i.e. twice the basic fee from the table.
- Execution fee (0.5 fee): It covers the activities with which the notary “executes” the agreement—for example, obtaining approvals, cancellation consents or waivers of pre-emption rights. It is generally charged only once.
- Supervision or escrow fee (0.5 fee): This arises when the notary monitors the transaction, for example by coordinating payment of the purchase price and securing the registration in the land register. This fiduciary supervision protects both parties.
- Registration of the land charge (usually 1.0 fee): If the purchase is financed through a bank, the land charge must also be notarized. The basis is the amount of the loan, not the purchase price.
- Expenses and VAT: Postage and clerical expenses (usually only a few euros) are added, as well as 19 percent VAT on the notary fees.
The land register costs must be considered separately. These are calculated not by the notary, but by the land registry office (court)—for example, for registering the change of ownership and entering the land charge. No VAT is charged on court fees. In total, however, notary and land register costs are often mentioned together.
Calculation example: Notary fees for a purchase price of 400,000 euros
An example involving a house with a purchase price of 400,000 euros shows how the individual items add up. The basic fee from the table is 785 euros in this case. The notarization of the purchase agreement alone therefore amounts to:
- Notarization of the purchase agreement (2.0): 1,570.00 euros
- Execution fee (0.5): 392.50 euros
- Custody/trust fee (0.5): 392.50 euros
- Net subtotal: 2,355.00 euros
- plus expenses and 19 percent VAT: approximately 2,800 euros
This means that the pure costs for notarizing the purchase agreement amount to approximately 0.7 percent of the purchase price. If you finance the purchase through a bank, the land charge order is added (in the example, a 1.0 fee of approximately 785 euros plus VAT). If you also include the land registry costs for transferring ownership and registering the land charge, the total comes to approximately 5,000 to 5,500 euros – or around 1.3 to 1.5 percent of the purchase price.
Rule of thumb: You should budget around 1.5 to 2.0 percent of the purchase price for the notary and land registry combined. Those who do not finance the purchase pay less because the land charge is not required.
Who pays the notary fees – buyer or seller?
In practice, the buyer almost always pays the notary fees. Although this is not a mandatory statutory requirement – legally, both contracting parties are liable to the notary –, it is the nationwide standard and is stipulated as such in the purchase agreement. The buyer therefore pays for notarizing the purchase agreement, the execution and custody fee, the land charge order, and the associated land registry costs.
The seller generally pays only the costs that serve their interests: above all, the deletion of land charges still registered from their own financing (release from encumbrances). Anyone who sells free of encumbrances therefore usually has nothing to do with the notary fees.
Can the notary fees be reduced?
Because the fees are fixed by law, there is no real pricing lever – but there are a few options:
- Set the purchase price correctly: The transaction value is based on the notarized purchase price. Movable inventory (such as a fitted kitchen or furniture) can be listed separately in the agreement and does not count toward the real estate purchase price – this can save ancillary costs.
- Commission only necessary services: Additional notarizations (such as powers of attorney) incur further fees. Clarify in advance what is actually needed.
- Claim for tax purposes: If you rent out the property, the notary fees for the purchase agreement count as ancillary acquisition costs and are taken into account through depreciation. The notary fees for the land charge are then immediately deductible financing costs. For owner-occupied residential property, however, a deduction is not possible.
Regarding models thatWe expressly advise against having the purchase price notarized artificially low in order to reduce ancillary costs: This is impermissible and may be considered tax evasion.
FAQ on Notary Fees When Buying a House
Approximately how high are notary fees when buying a house?
Allow for around 1.0 to 1.5 percent of the purchase price for the notary. Together with the land registry fees, this amounts to approximately 1.5 to 2.0 percent. For a purchase price of 400,000 euros, this roughly corresponds to 5,000 to 6,000 euros.
Are notary fees negotiable?
No. The fees are set nationwide in the GNotKG. Every notary must charge the same rates; discounts or surcharges are impermissible. Comparing prices between notaries is therefore not worthwhile.
Does the buyer or seller pay the notary?
In practice, the buyer pays the notary fees. The seller usually only covers the costs of deleting their own land charges that are still registered.
When are the notary fees due?
The notary issues the invoice after notarization. It is due immediately upon receipt and must be paid regardless of whether the purchase price has already been paid. Therefore, plan for the notary fees as equity – banks usually do not finance ancillary purchase costs.
Are notary fees incurred even without financing?
Yes. Notarization of the purchase agreement is always required and incurs fees. Without a bank loan, however, the registration of a land charge is not required, so the costs are noticeably lower.
Conclusion: What to Expect from the Notary
Notary fees are an unavoidable but easily calculable part of the ancillary purchase costs. They are calculated transparently based on the purchase price: The core is the 2.0 fee for notarizing the purchase agreement, supplemented by execution, administration and – in the case of financing – registration of the land charge. For the notary alone, you should allow for around 1.0 to 1.5 percent of the purchase price; together with the land registry office, this is more like 1.5 to 2.0 percent. Since the fees are legally fixed and must be paid by the buyer, one thing is especially important: Include this amount as equity from the outset so that the financing works out properly in the end.