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FAQ6 min read

Owning European Property From Abroad: Your Questions Answered

The questions absentee and cross-border owners ask us most - answered in plain language.

Owning European Property From Abroad: Your Questions Answered
Key takeaways
  • You do not need to be in Germany to buy, sell or manage - a notarised power of attorney lets us act for you.
  • There are no nationality restrictions: foreign and Israeli buyers can own German property.
  • Budget roughly 9-12% over the price for closing costs in Berlin.
  • Rental income is generally taxed in Germany first; a double-taxation treaty relieves double tax.

Owning property in another country raises the same handful of questions again and again - about access, taxes, tenants and inheritance. Here are the ones absentee and cross-border owners ask us most.

Most of the difficulty in owning European property from abroad is not the property - it is distance, language and a system built for residents. The answers below cover the questions we hear in nearly every first conversation, from buying and taxes to inheritance and day-to-day management.

If you do not see your situation here, that is usually a sign it belongs in the complex cases column - exactly what we are built for. For definitions of the German terms used below, see our glossary for foreign owners.

These answers are general information for orientation, not legal or tax advice. Rules and figures change and depend on your specific situation - we confirm the current detail with the relevant professionals on every file.

FAQ

Frequently asked

Do I need to be in Germany to buy or sell property there?
No. German transactions are notarised, and with a notarised (and apostilled, where signed abroad) power of attorney we can attend the notary and handle the transaction on your behalf - you do not have to fly in.
Can foreigners - including Israelis - buy property in Germany?
Yes. Germany places no nationality or residency restrictions on owning property. Financing as a non-resident is possible but usually requires a larger down payment.
What are the total costs of buying in Berlin, beyond the price?
Roughly 9-12% on top of the purchase price: Grunderwerbsteuer (6% in Berlin), notary and land-registry fees (about 1.5-2%), and an agent fee where one applies.
Will I owe tax in two countries on my German property?
Rental income from German property is generally taxed in Germany first. A double-taxation treaty (such as the Israel-Germany treaty) then relieves double taxation in your country of residence. The exact mechanism depends on your situation.
What is Hausgeld, and do I pay it even when the flat is empty?
Hausgeld is the monthly service charge every owner pays into the building's budget for running costs, maintenance and reserves. You pay it whether or not the flat is rented.
Can a tenant stop me from selling?
You can sell a tenanted flat, but a sitting or protected tenant affects the price and the buyer pool, and in some protected areas the municipality has a right of first refusal. We map these factors before you list.
I inherited a German flat with relatives - what happens now?
You form a community of heirs (Erbengemeinschaft) that jointly owns the estate, and many decisions need agreement among all heirs. You will usually need an Erbschein to act. We map the estate and coordinate the legal and tax steps.
How is my Berlin rental income taxed if I live abroad?
As a non-resident you have limited tax liability in Germany and file an annual income-tax return on the rental income. Costs such as depreciation, interest and maintenance are generally deductible.
What is Milieuschutz and how does it affect my flat?
In designated social-conservation areas (common in Berlin), renovations, luxury upgrades and conversions are restricted to protect existing residents. It can limit what you are allowed to do to your own property.
Can Artic/B manage my property if I never visit Germany?
Yes - that is the core of what we do. We are your single local point of contact, coordinating lawyers, tax advisors, the building management, tenants and renovations, and reporting back to you in plain language.
How do I get started?
Send a short message through our contact form with a few lines about your property and situation. We reply within two business days.
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