How we sell your property in Berlin

Our high-quality marketing with our interactive exposé,

360° tour and a wide-reaching marketing strategy in German and English.

Berlin's bustling property market is rife for homeowners and investors whether they want to buy or sell. Selling a property in the city will typically begin with obtaining a realistic valuation. From there, sales can be relatively quick and hassle-free with the right professional assistance and marketing. Read on to discover everything you need to know about the property sale process in Berlin.

Turning to a reputable real estate agent in Berlin is the best way of checking any property's value, a key part of the decision-making process when making your mind up about whether to sell it. Of course, you can compare the property you own with similar properties in the city currently up for sale. However, this will only give you a very approximate valuation. Berlin apartment prices, for example, may differ because of their orientation and how much south-facing sunlight they are exposed to. Two similar properties in the same block may have very different asking prices based on a range of factors, such as the storey they are located on, any recent renovations that may have been carried out, noise exposure or even differences in the homeowners’ association fees.

In other words, checking property value in Germany might seem straightforward but as soon as you start applying the same logic to a dynamic city, like Berlin, you need some expert local knowledge in the property market. Even if you consult a Bodenrichtwert map, a document which shows official land value benchmarks throughout the city, you won't have the most up-to-date information given the state of asking prices as they are at the moment. Another method is to request a valuation from a certified appraiser (Sachverständiger). However, there are professional fees associated with such a move. On the other hand, a property valuation Berlin investors can trust is initially free from a real estate broker because fees only apply following an agreed sale.

Professionals in Berlin's property market will assess the value of residences in numerous ways. Typically, this will begin by measuring internal living space accurately, using DIN 277 or WoFlV standards. This will establish the true square metreage of the property. In addition, to determine values, inspections of the building’s physical condition, including structural elements, will be undertaken. Estate agents will also take into consideration the condition of the property's heating system and interior finishes, not just elements that face the outside, such as windows.

Due consideration of various legal and communal factors must also be taken into account. This is particularly so when it comes to valuing condos and apartments. Particulars on usage rights, shared property arrangements and expected shared homeowners’ association costs will all play their part. An evaluation of the quality of the property's floor plan and living space is also a key part of calculating market values. Those with good room layouts, attractive ceiling heights and natural light tend to be in higher demand. Of course, market dynamics also have a huge part to play in any valuation. Occupancy rates and local yield expectations for the neighbourhood are important, especially among properties currently tenanted or which will be most likely of interest to buy-to-let landlords.

Following an accurate valuation of the property, it is time to market it. In Germany, this typically means using the services of a professional real estate company, ideally one with an international presence to widen the potential appeal of the sale. To sell a residence anywhere in the country you will need all the legally required documents, including the land register extract, energy certificate and floor plans. Presenting sale information clearly is important but buyers in Germany tend to want in-person viewings of properties they are interested in making offers on. For those who have a portfolio of properties or who do not primarily reside in the country, this is another good thing to leave in the hands of professional estate agents.

Once an offer has been received, you may want to negotiate terms. This might include some haggling over the price, another sound reason to have an intermediary between you and the buyer. Other terms subject to negotiation typically cover handover timings and the particular conditions of the sale. Once an agreement is in place, you need to produce a contract through a notary. This will be a legal document, known as a Kaufvertrag. Notaries also oversee the legally binding signing process. The completion of property sales in Germany occurs once the payment has been confirmed and the transfer of legal ownership has been officially registered.

Property sale phases Berlin homeowners can expect are much the same as the rest of Germany. In addition to the countrywide processes outlined above, when you sell property in Berlin, you need to take into account particular aspects of the Berlin housing market. WEG (Wohnungseigentumsgesetz) community documentation is often needed for the many apartments and condos in the city. Some parts of Berlin are subject to Milieuschutz which is a social preservation zone, something that can slow down the legal process of selling if buyers question the restrictions such rules typically put in place. Measuring living space is also particularly important in Berlin since many properties are primarily valued according to the space they afford. 

Despite these special considerations, the legal process for the sale of properties in Berlin is much the same as anywhere else in the country. Nevertheless, sellers should also be aware that a buyer credit check for a Berlin property is standard practice throughout the city. This is because notaries will typically want to verify the financial reliability of the buyer before proceeding to the contract stage. Among all the documents needed to sell property in Berlin, this is one that the seller is not fully responsible for. As such, it is outside their control. A good real estate agent will often take steps to ensure a would-be buyer is in a financial position to make a realistic offer, something that can make all the difference to the completion of a sale in some cases. 

As mentioned, professional real estate agents can weed out potential problems before they occur by asking the right questions of potential buyers. This is far from the only advantage they bring to the table, however. During the sale, viewings and enquiries will be handled for you while the service of providing an accurate valuation can make all the difference at the start of the process. Furthermore, you can expect professional marketing materials to be produced, such as high-quality photographs for online listing, for instance.

If there are Milieuschutz rules, tenant protections and WEG requirements associated with your property, then expect assistance and guidance from your real estate agent, wherever necessary. As well as negotiating with would-be buyers on your behalf, often helping to drive the price offer up, estate agents should handle the liaison required with the appointed notary for the legal part of the process. In short, appointing a good agent typically leads to a faster, more lucrative and less problematic property sale.

Although typically split 50-50 between the seller and the buyer, the real estate agent commission Berlin property owners pay can be quite high. At Bergen Real Estate, however, this is not the case. Buyers and sellers typically only pay a commission from as little as 1.9% (including VAT) of the purchase price. Compare that with the higher commission rates you will be quoted as fees from other real estate operators in the city. Agent commission in Berlin of 7.14% is quite common and the norm in certain districts. Split between the buyer and the seller, this means you can pay up to 3.57% when selling real estate in Berlin with other brokers, making our standard commission rates highly attractive.

Whether you want to sell a house in Berlin's suburbs or sell property in Berlin Mitte, the good news is that prices are rising across the city. This means that whether you want to sell a condo in Prenzlauer Berg, sell an apartment in Kreuzberg or sell an apartment in Friedrichshain, it is something of a seller's market in Berlin at the moment. Berlin real estate trends reflect this in most locations but there are variations in the market to take into consideration. If you sell a land plot in Berlin that's undeveloped or has older housing stock, then this will inevitably impact on the valuation. This is, of course, why knowing how to evaluate the property value is so important and why highly localised knowledge is crucial. Those selling investment property in Berlin without in-depth expertise of the city's many neighbourhoods can sometimes find their property is undervalued if specific Berlin real estate trends aren't taken into account.

Although selling real estate in Berlin can be a chequered picture in terms of valuations, the general picture is positive. Neighbourhoods including Moabit, Neukölln and Wedding are very much on the up across the board. Suburban areas, such as Pankow, Reinickendorf and Köpenick, are also seeing a great deal of interest among buyers. Even in quarters of the city, for example Lichtenberg, Marzahn and Spandau, where growth has been less sustained in recent years, the Berlin housing market isn't uniform. Sometimes apartments in different blocks that are on the same street can go for very different prices depending on their precise location and condition.

Have peak real estate prices in Berlin arrived? Berlin property prices may not have reached their ceiling – only time will tell on that – but some are recognising that selling property in Berlin with rising interest rates on the horizon might be the right move despite the potential for further growth. This is certainly the case among those who own Berlin investment property and are leveraged against it. Such investors tend to be more sensitive to interest rate hikes whereas owner-occupiers are more likely to sit it out, typically waiting for the medium-term economic situation to change while they continue to live and work in the city.

Consequently, the best time to sell property in Berlin will differ from one individual to the next. If you think now is the right time for a Berlin property sale in your case, then we'd encourage you to talk to us. Expert real estate knowledge can make all the difference in the way you sell apartments in Berlin and, indeed, any other class of property. Although you may still be weighing up appointing a real estate agent vs private sale in Berlin, here at Bergen Real Estate, we offer highly competitive fees at a fraction of the price levied by other estate agents in the city. As such, it is not just about knowing when to sell property in Berlin but also how.

Real estate documents in Germany you will need include a Grundbuchauszug (a land register extract) and an Energieausweis (energy performance certificate). If you want to sell a condo in Berlin, a Teilungserklärung (a document that defines how a multi-unit building is split up) and a Gemeinschaftsordnung (a set of condominium rules). You will also need a Mietvertrag (rental income documentation) if the property is currently rented out. In all cases, sellers will need their ID documents and certain other paperwork may be needed depending on the property type, for example Katasterdaten (cadastral data) for land plots.

You can sell property without an agent in Berlin but it is often an inefficient option, especially among those who want to achieve the best price possible since it can mean diminishing the number of potential buyers the property will be marketed toward. What's more, the property sale process in Berlin is more complex than some other European cities. As such, appointing an estate agent is almost always a smart move.

It is common for most properties that come onto the Berlin real estate market to sell within a matter of weeks. Unless there is a specific issue with the property, such as it being in need of substantial renovation, most residences sell within a six to 12 week timeframe. That said, in many high-demand parts of the city, sales can be agreed upon within a matter of days. Preparing documents and going through the notary process will typically add about four to six weeks to the completion of the sale. Well-marketed properties usually sell much faster and often for something closer to their ceiling prices.

Real estate selling costs in Berlin reflect the asking prices for properties. This is because most Berlin broker fees work on a percentage of the agreed sales price. Berlin notary costs for property sale are also reflective of the sales price, typically priced at 1 to 1.5% of the total. Beyond these costs, there are some fixed prices to take into consideration. Unless sellers already have one, a valid energy certificate (Energieausweis) will set you back somewhere between €100 and €150. Updates on any other documents needed for the sale will also often cost around the same, if they are needed. If a seller has a mortgage that will be cancelled due to the sale, then there may be a fee associated with its cancellation but this will vary from one seller to the next. Taxes when selling property in Germany include Spekulationssteuer. This is a type of speculation tax but it only applies if you sell a property within 10 years of purchasing it, with exemptions for primary residences.

Appointing a reputable real estate agent with strong local market knowledge is usually the most practical expert for an accurate sales valuation. Some online valuations from Germany-wide brokers can be misleading. Especially in Berlin, agents routinely undertake market value assessments, known as Marktwertermittlungen, for residential properties. Because the Berlin real estate market can be so dynamic, local expertise can be particularly useful in getting a strong yet realistic valuation.

Berlin remains among the most affordable capital cities in Europe to live in so the demand for properties remains high. Although some view Berlin property price development through the lens of potentially rising interest rates – and, therefore, think it is a good time to sell – demand remains buoyant in Berlin, so there's something for discerning buyers to be interested in, too. This is so in almost all of the city's districts across multiple property types.