Anyone buying a property must budget for considerably more than the purchase price alone. Together, the so-called incidental purchase costs in Saarland often come to around 11 to 12 percent of the purchase price. This sum should be taken into account in the financing from the outset, because banks generally do not finance the incidental costs - they have to be covered from equity.
The incidental costs at a glance
| Item | Share of purchase price | Example at 300,000 EUR |
|---|---|---|
| Real estate transfer tax (Grunderwerbsteuer, Saarland) | 6.5% | 19,500 EUR |
| Notary & land register | approx. 1.5-2% | 4,500-6,000 EUR |
| Agent's commission (buyer's share) | approx. 3.57% incl. VAT | approx. 10,710 EUR |
| Total | approx. 11-12% | approx. 34,000-36,000 EUR |
Real estate transfer tax
The real estate transfer tax is the largest item and a matter for the federal states. In Saarland the tax rate is 6.5 percent of the purchase price (as of 2026, unchanged since 2015) - making Saarland one of the federal states with the highest rate. The tax is assessed by the tax office after the purchase; only after it has been paid does the tax office issue the clearance certificate (Unbedenklichkeitsbescheinigung) required for the final transfer of ownership in the land register.
Tip: movable fittings sold along with the property (e.g. a fitted kitchen, sauna, awning) can be itemised separately in the purchase contract. Since no real estate transfer tax is due on them, the tax burden can be legally reduced somewhat this way - though the tax office only accepts realistic values.
Notary and land register costs
In Germany, a property purchase must be notarised. Together, the notary and land register entry come to around 1.5 to 2 percent of the purchase price. The notary is neutral here and safeguards the process for both sides. The fees are regulated uniformly nationwide by the German Court and Notary Fees Act (Gerichts- und Notarkostengesetz, GNotKG) - so there is no room for negotiation.
Agent's commission
Since December 2020, the split commission has applied nationwide: when buying an owner-occupied flat or a single-family home, buyer and seller generally share the agent's costs equally. In Saarland, the total commission is usually around 7.14 percent incl. VAT, so the buyer's share is about 3.57 percent. The exact amount is agreed transparently in advance.
Other possible costs
In addition to the three main items, you should factor in:
- Financing-related costs (e.g. for creating a land charge)
- A surveyor or building expert to inspect the property
- Modernisation and renovation after the purchase
- The move and any double rent burden
How to plan properly
Factor the incidental costs into your equity from the outset. A rule of thumb: those who want sound financing should bring at least the incidental purchase costs plus, ideally, 10-20% of the purchase price as equity.
Frequently asked questions
How high are the incidental purchase costs in Saarland in total?
In total, they usually come to around 11 to 12 percent of the purchase price - made up of 6.5% real estate transfer tax, approx. 1.5-2% notary/land register and approx. 3.57% agent's commission (buyer's share).
Can I finance the incidental purchase costs as well?
Generally not. Banks expect the incidental costs to be paid from equity. A so-called 110-percent financing is possible, but more expensive and usual only with very good creditworthiness.
Who pays the notary - buyer or seller?
The notary costs for the purchase contract are usually borne by the buyer. The seller pays only the costs for deleting any land charges of their own.
When is the real estate transfer tax due?
After notarisation, the notary reports the purchase to the tax office. The tax office sends the tax assessment, which is usually payable within one month. Only afterwards does the final land register transfer take place.
Tip: plan for the incidental costs early - that way your financing rests on a solid foundation from the start. We are happy to work through your individual situation with you.