What are the brokerage commissions in Germany? (Image: Ruth D, Unsplash)
When buying real estate in Germany, not only the mere purchase price is important – also the so -called Ancillary purchase costs are crucial.
A big post: the brokerage commission. A lot has changed since the reform at the end of 2020 – especially for buyers.
In this article we give you a comprehensive overview of how the brokerage commission is currently regulated, how high it is in the different federal states and which scope is available as a buyer and seller.
Legal basis: What applies to brokerage commissions since the 2020 reform?
Since December 23, 2020, a clear rule has been in the case of purchase contracts for single -family houses and condominiums across Germany: the broker costs have to be shared between buyers and sellers (§ 656b BGB). The aim of the reform was to relieve buyers financially – because in many regions they had previously paid the full commission.
However, this 50/50 rule only applies to private residential properties. In the case of commercial properties, undeveloped land or apartment buildings with more than three residential units, the commission level is still freely negotiable – so the buyer can also pay alone. The buyer must never pay more than the seller – a one -sided burden is inadmissible and makes the agreement ineffective.
In the rental area, the so -called “ordering principle” also applies. This means that those who commission the broker also pay the commission. In practice, this is usually the landlord. Only if a tenant actively commissioned a broker himself will he also have to take over the commission – a maximum of two net rent plus VAT.
How high are the brokerage commissions in Germany depending on the federal state?
The brokerage commission is not legally defined by law – there is no nationwide fee schedule.
Rather, the usual sentences are based on the market practice of the respective region. In 2025, the span is between 5.95 % and 7.14 % of the purchase price in most federal states – divided into buyers and sellers.
Table: brokerage commissions in German federal states
| Federal State | Overall commission | Proportion of buyers | Seller share |
|---|---|---|---|
| Baden-Württemberg | 7.14 % | 3.57 % | 3.57 % |
| Bavaria | 7.14 % | 3.57 % | 3.57 % |
| Berlin | 7.14 % | 3.57 % | 3.57 % |
| Brandenburg | 7.14 % | 3.57 % | 3.57 % |
| Bremen | 5.95 % | 2.98 % | 2.98 % |
| Hamburg | 6.25 % | 3.12 % | 3.12 % |
| Hesse | 5.95–7.14 % | 2.98–3.57 % | 2.98–3.57 % |
| Mecklenburg-Western Pomerania | 5.95 % | 2.98 % | 2.98 % |
| Lower Saxony | 4.76–7.14 % | 2.38–3.57 % | 2.38–3.57 % |
| North Rhine-Westphalia | 7.14 % | 3.57 % | 3.57 % |
| Rhineland-Palatinate | 7.14 % | 3.57 % | 3.57 % |
| Saarland | 7.14 % | 3.57 % | 3.57 % |
| Saxony | 7.14 % | 3.57 % | 3.57 % |
| Saxony-Anhalt | 7.14 % | 3.57 % | 3.57 % |
| Schleswig-Holstein | 7.14 % | 3.57 % | 3.57 % |
| Thuringia | 7.14 % | 3.57 % | 3.57 % |
A calculation example: If you buy a property in Berlin for € 500,000, there is a total commission of 7.14 % – this corresponds to € 35,700. Buyers and sellers bear € 17,850 each.
In Bremen or Mecklenburg-Western Pomerania, it would be around € 29,750 over total commission with the same purchase price-just under € 6,000 less.
How much did the reform affect?
Before the change in the law, the regulations varyed from state to state and sometimes even from brokers to brokers.
In many regions – especially in Berlin, Hamburg, Brandenburg or Bremen – buyers used to have the entire commission. This could mean up to € 35,700 with a € 500,000 house.
Buyers have benefited significantly since 2020. In Berlin you save around € 17,850 today with a € 500,000 purchase, since half of the seller now takes over. In other regions with formerly one -sided buyer pollution, the savings add up to several thousand euros.
In some countries-such as Bavaria, North Rhine-Westphalia or Baden-Württemberg-a ​​50/50 division was already common.
However, the amount of the overall commission has increased partly. In Bavaria, for example, it rose from 5.95 % to 7.14 % because many sellers were willing to bear the new half – brokers did not have to reduce their fees.
Design options: buyers can do that
Even if the legal foundations are now clearly regulated – in practice it is worth taking a look at the small print and a little negotiating skills.
Because:
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The amount of the commission is not legally fixed. Even if 7.14 % are common, lower sets can be enforced in many regions. In rural areas, for example, 5.95 % are often the maximum – sometimes only 4.76 %.
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The negotiating position is crucial. In the case of difficult -to -sell objects, long downtimes or in weak markets, commission rates can often be pressed by 0.5–1.0 %. In contrast, however, brokers often have little scope in metropolitan areas (e.g. Munich or Frankfurt).
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Direct marketing saves money. If you negotiate directly with the owner or use online portals, you sometimes save the broker and thus up to 3.57 %.
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Special regulations apply to commercial properties, apartment buildings and land. The 50/50 rule does not apply here-buyers can therefore bear up to 100 % of the brokerage costs. A closer look at the contract is mandatory here.
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Tax applies: Only landlords may deduct the brokerage commission as advertising costs. You cannot claim buyers of self -used real estate.
The brokerage commission is still a component of the additional costs when buying property. Thanks to the legal reform of 2020, it became more fair for buyers – but there are still differences in region. If you are familiar with the legal situation, compared and negotiated skillfully, you can save several thousand euros in the best case.
Before buying, it is therefore always worth taking a closer look at the commission regulation – and, if necessary, a clarifying conversation with the broker.