The beginner mistake is counting only the portal price. The real entry sum is price plus 10–15% costs the bank will not give. Start with the honest calculation: how much of your own money you have and what payment you can carry for decades.
Buying: What You Really Need
The price is not everything: on top come 10–15% purchase costs (tax, notary, land register, agent) that the bank usually does NOT finance. Count with them.
✓ Verified: 18/07/2026
WHAT TO DO
COSTS
- €Transfer tax 3.5–6.5% (by state)
- €Notary + register ~1.5–2%
- €Agent 0–3.57%
› Details and tips
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Max recommends:
I put it all in one table: price + my state transfer tax + notary + agent = real budget. It was 55,000 € over the listing — good to know before viewings, not after.
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Lea recommends:
Transfer tax varies a lot by state (Bavaria 3.5%, NRW 6.5%). That is tens of thousands of difference — factor the state into your calculation.
FREQUENTLY ASKED QUESTIONS
Is it true I only need the down payment? ▾
No: the bank finances the price, but the purchase costs (10–15%) you almost always pay yourself. On 400,000 € that is 40–60 thousand on top — held in cash.
Can I buy with no equity at all? ▾
Full financing exists but the rate is much higher and approval is rare — only with high stable income. Realistically have at least the purchase costs plus a buffer.
Does my residence permit affect approval? ▾
Banks compare permit length with the loan term. Settlement and Blue Card act almost like a passport; a short permit complicates but does not exclude — income and equity matter more.