This is based on our experience of buying an apartment in Munich in the second half of 2025. While we tried to make it a bit general, some of these steps might not apply to you.
For external sources, see Sources & Additional reading.
German terms are explained as they are introduced, and also collected in Vocabulary - Term explanations.
Determining what you can afford
This depends on your income, existing asseets and capital, as well as debts. You can get a free consultation with a mortgage advisor. They work on commision, paid to them if you actually get a mortgage. They can also help handle communication with the bank, in case of a mortage
Note that on top of the listed price, you will also have to pay notary costs, real estate tax and real estate agent costs. There are calculated as a percentage of the main cost.
| Costs | German | Percentage |
|---|---|---|
| Notary costs | Notar- und Grundbuchkosten | 1.5% |
| Real estate tax (Bavaria) | Grunderwerbsteuer (Bayern) | 3.5% |
| Real estate agent tax | Maklerprovision | 2.98% to 3.57% |
Finding an apartment
This can be done via a number of sites:
| Site | Example |
|---|---|
| Immoscout24.de | Example Munich search |
| Immowelt.de | Example Munich search |
| Neubaukompass.de | Example Munich search |
These will allow you to reach out the the seller. In the case of a newly buit apartment (Neubau), this might be the builder (Bauträger) . For existing properties, this can be a real estate agent ((Immobilien)makler:in, also Makler)
Here's a Google Sheets template, similar to what we used to track potential places.
During viewings, it’s a good idea to the regular questions around the state of the apartment, former owners, energy efficiency, parking and access to public transport. It’s also possible to haggle a bit on the price, asking once does not (normally) hurt.
Expect the seller / agent to ask about your ability to buy it (i.e. if you need a mortage and, if so, what state are you in getting one) and them generally try to gauce your interest in the property.
Getting the mortgage
We cover the case where a mortgage is required for purchase. If this is not the case, congrats.
You should get some aid
As mentioned above, one of the first steps should be contacts a mortgage broker. They should be able to give you a non-binding offer that can be used in viewing as proof that you’re capable of buying.
A broker will be able to give you a “Finanzierungsanfrage”, a non-binding step to verify the affordability of a property.
After you decide to apply via a broker, we got a first set of documents to sign, allowing the broker, as well as the lending bank, to use your information (e.g. for SCHUFA checks).
Processing times & Release timing
Different bank have process times ranging from 3 days to a few weeks After a mortgage is granted, you have a few months to release the funds. Afterwards fees apply
Set of required documents (Unterlagenliste):
- Proof of employment
- Proof of capital for the down payment
Documents from the people seeling the apartment / house:
- Allocation Plan (Aufteilungsplan)
- Land Registry Extract (Grundbuchauszug)
- Floor Plan (Grundriss) (Lenght & Width of rooms)
- Draft purchase agreement (Kaufvertragsentwurf)
- Declaration of division (Teilungserklärung), including all addendums
- Living space calculation (Wohnflächenberechnung) (signed by the architect)
Advantageous loans from the KfW
State-offered advantageous loans, subject to specific conditions, such as energy efficiency or family income. Some of the interesting ones are:
- KfW 124: Wohneigentumsprogramm
- KfW 159: Altersgerecht Umbauen – Kredit
- KfW 261: Wohngebäude – Kredit
- KfW 297: Klimafreundlicher Neubau – Wohngebäude
In our case, the deciding factor was that the bank was offering to also take the KfW loan as part of the mortgage. The bank will do the application for the KfW loan, and send you documents relating to it as part of the regular application.
Signing the contract at the notary
TODO
Paying everything
You will get instructions from the bank on the release of the funds. Note that some provisions, such as for special repayments, might have a delay from the point at which the whole loan has been released / dispersed.
Getting the keys
TODO
Additional administrative tasks
Register with the local authority (the Anmeldung) within 14 days, as you would any other place in Germany.