Frequently Asked Questions about Property in Oberfranken
This page answers the questions buyers, sellers and landlords in Oberfranken (Upper Franconia) ask us most often. For detailed information, we refer you to the relevant guide pages in each case.
This guide in one minute
The key points of this guide as a short video. All details and worked examples are in the text below.
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General Questions
How much does an estate agent cost?
For residential property, the equal-split principle (Halbteilungsprinzip, §656c BGB) has applied since 2020: buyer and seller each pay the same share. In Bavaria, 7.14% including VAT is customary, i.e. 3.57% each for buyer and seller. The commission is only payable on a successful completion. → Estate agent commission in Bavaria
How long does a property sale take in Oberfranken?
With a market-based price and professional marketing: 70–85 days to notarisation. Add 4–8 weeks until the transfer of ownership is registered. → Selling a residential property
Do I need an energy performance certificate?
Yes, for every sale and every new letting. The energy ratings must be stated in the listing. Breaches: fines of up to €10,000. → Energy performance certificate (Energieausweis) and documents
Where is FrankenImmo active?
Throughout the administrative region of Oberfranken – from Hof, Selb and Wunsiedel via Bayreuth, Kulmbach and Kronach to Bamberg, Coburg, Lichtenfels and Forchheim. We have dedicated location pages with market information for 39 towns. → All locations
When is the best time to sell a property?
The best time depends more on your personal situation than on the calendar. Spring and early summer bring the most enquiries, while autumn attracts particularly determined buyers. What matters is a realistic price and good preparation. For tax purposes, the ten-year period can determine the right moment. → Preparing a property for sale
What is an off-market sale?
A sale without a public listing. The property is offered specifically to registered, vetted buyers. This protects privacy, for example in cases of inheritance, separation or let commercial properties, and prevents a property from losing appeal through long periods on property portals. → Investor matching
Questions about Buying
How much equity do I need?
At least 10–20% of the purchase price plus purchase costs (approx. 7–9%). → The property buying process
What is the difference between the standard land value and the market value?
The standard land value (Bodenrichtwert, available via BORIS Bayern) states the value of undeveloped land per m². The market value covers land and building and takes individual features into account.
Who pays the notary?
In practice, the buyer. The costs amount to approx. 1.5–2% of the purchase price. → The notary appointment
Can I buy a property without equity?
Full financing is possible, but rare and comes with higher interest rates. → Financing
How high are the purchase costs in Bavaria?
With an agent, around 8.5 to 9% of the purchase price: 3.5% land transfer tax (Grunderwerbsteuer), around 1.5 to 2% for notary and land register, and the buyer's 3.57% share of the agent's commission. Without an agent, it is around 5 to 5.5%. → Purchase costs in Bavaria
What should I look out for in an older house?
Damp in the cellar, the condition of the roof, windows, heating, electrics and pipes – and the retrofitting obligations that new owners must meet within two years under the Buildings Energy Act (Gebäudeenergiegesetz, GEG). A building surveyor at the second viewing is almost always worthwhile. → Buying an older building
Is there funding for buying a house?
Yes. Families with children can use low-interest KfW loans, for example when buying houses in need of renovation ("Jung kauft Alt" – "Young buys old"). In Bavaria, BayernLabo supports owner-occupied homes. For renovations, there are grants from BAFA and KfW. Applications usually have to be made before the contract is signed. → Funding programmes
Can I buy a property in Germany as a foreigner?
Yes, without restrictions and even without a residence in Germany. The purchase contract is notarised; anyone who does not speak sufficient German needs a sworn interpreter. → International buyers
Questions about Selling
What is my property worth?
We prepare a free initial valuation based on local comparable values. For a binding expert report, we recommend a certified surveyor. → Free valuation
When is speculation tax payable?
When you sell within ten years without having lived in the property yourself throughout. Details: → Speculation tax on property
Which documents do I need for the sale?
Land register extract, energy performance certificate, floor plans, living area calculation, statement of service charges and more. → Seller's checklist
Can I sell while my mortgage is still running?
Yes. The outstanding debt is repaid from the purchase price, and the notary coordinates this with your bank. If the fixed-interest period is still running, an early repayment charge (Vorfälligkeitsentschädigung) may apply – but not if the fixed-interest period has expired or the loan was paid out in full more than ten years ago. → Selling a property: the process
Is it worth selling without an agent?
Sometimes – for example if the buyer is already known. Often, however, an excessive starting price, unvetted buyers and long marketing periods cost more than the commission. An honest comparison with a worked example can be found in the guide. → Selling a property without an agent
Can I sell my house and still continue living in it?
Yes, through a sale with a right of residence or usufruct (Nießbrauch), a life annuity or a partial sale. The models differ greatly in costs and risks. → Property equity release
Questions about Letting
What rents are realistic in Oberfranken?
Between €5.00 and €9.50/m² net cold rent, depending on the town and fittings. → Letting
What is a declaration of division?
The declaration of division (Teilungserklärung) divides a building into separate ownership and common property and governs rights and obligations. → Owner-occupied flats
What is a priority notice of conveyance?
An entry in the land register (Auflassungsvormerkung) that protects the buyer after notarisation until the transfer of ownership is complete. → The land register simply explained
How often may I increase the rent?
Up to the local comparative rent, no earlier than 15 months after moving in or after the last increase, and by no more than 20% in three years – or 15% in areas with a tight housing market. → Rent increases
How do I find a reliable tenant?
With a market-based rent, a clear listing, a pre-selection and a check of income and creditworthiness after the viewing. Inadmissible questions about religion, origin or family planning are off-limits. → Finding tenants
What rental yield is realistic in Oberfranken?
For apartment buildings in Hof, Kulmbach, Selb or Marktredwitz, gross yields of 5.5 to 7.5% are possible; in Bamberg and Bayreuth, more like 3.5 to 5% with lower risk. → Calculating rental yield
Questions about Tax and Law
How high is land transfer tax in Bavaria?
3.5% of the purchase price – the lowest rate nationwide. → Land transfer tax in Bavaria
What happens to an inherited property?
You have three options: live in it yourself, let it or sell it. Inheritance tax depends on the degree of kinship and the value of the property. → Inheritance and property
Can I transfer my property to my children tax-free?
Each child can receive €400,000 tax-free from each parent every ten years. A reserved right of residence or usufruct further reduces the taxable value. Transfers to children are exempt from land transfer tax. → Gifting a property
How much can I depreciate as a landlord?
For buildings completed between 1925 and 2022, 2% of the building share per year; for older buildings 2.5%; for new builds from 2023 onwards 3%. For new rental flats, a time-limited declining-balance depreciation (degressive AfA) of 5% is available. → Depreciation (AfA) on property
Do I have to replace my old heating system?
Only old constant-temperature boilers that are more than 30 years old. Working heating systems may continue to operate. New heating systems must gradually be run on 65% renewable energy; in existing buildings, this is linked to municipal heat planning. → Heating law (GEG)
Questions about Commercial Property and Investment
How is a commercial property valued?
Almost always using the income approach (Ertragswert): sustainable rental income, tenants' creditworthiness, remaining lease terms and the suitability of the space for alternative use determine the price. → Valuing a commercial property
What is sale-and-leaseback?
A company sells its business premises to an investor and leases them back on a long-term basis. This frees up tied capital without giving up the location. → Sale-and-leaseback
How do I get access to off-market offers?
By registering your search profile with us. We offer many apartment buildings and commercial properties first to vetted investors from our network before they go public. → Investment
Questions about FrankenImmo
Is the valuation at FrankenImmo really free?
Yes. The initial consultation and the market value assessment are free of charge and without obligation. You then decide freely whether to instruct us with the sale. → Free valuation
How can I reach FrankenImmo?
By phone, email or WhatsApp – on weekdays until 9 pm and on Saturdays until 7 pm. Appointments on site, in our office or by video call are possible. → Contact
Does FrankenImmo also work for buyers?
Yes. Buyers and investors can register a search profile and receive suitable offers, often before they are publicly listed. → Buying a property
Questions about Building Plots and New Builds
How much does a building plot cost in Oberfranken?
That depends heavily on the location: in Bamberg and Bayreuth, standard land values for residential building land are often between €120 and over €300 per square metre; in medium-sized towns €40 to €100; in rural municipalities sometimes below €30. Development costs may be added. → Standard land values
What does "serviced" mean?
A serviced (erschlossen) plot is connected, or can be connected, to road, water, sewage and electricity. Whether the development charges have already been paid should be clearly set out in the purchase contract. → Site development
Is a new build or buying an older house better value?
That depends on budget, location and timeline. In many cases, an existing house with renovation is cheaper than a new build and ready to move into sooner. A new build, on the other hand, offers modern standards and low maintenance in the first few years. → Buying an older building
Can I sell a plot to a property developer?
Yes. For larger plots or land with building rights for several flats, developers often pay more than private buyers because they derive the value from the future project. → Property developers
What is a heritable building right?
A right to own a house on someone else's land in return for an annual ground rent (Erbbauzins). This reduces the capital required, but incurs ongoing costs. → Heritable building right (Erbbaurecht)
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Frequently asked questions
How much does an estate agent cost?
For residential property, the equal-split principle has applied since 2020: buyer and seller each pay the same share. In Bavaria, 7.14% including VAT is customary, i.e. 3.57% each for buyer and seller. The commission is only payable on a successful completion.
How long does a property sale take?
With a market-based price and professional marketing: 70–85 days to notarisation in Oberfranken. Add 4–8 weeks until the transfer of ownership is registered in the land register.
Do I need an energy performance certificate?
Yes, an energy performance certificate is mandatory for every sale and every new letting. The energy ratings must already be stated in the listing. Breaches can be punished with fines of up to €10,000.
What is the difference between the standard land value and the market value?
The standard land value states the average value of one square metre of undeveloped land in a specific zone – it is based on actual transactions and determined by the valuation committee. The market value of a property covers land and building and takes into account condition, fittings and individual features.
When is speculation tax payable?
If you sell a property within ten years of buying it and have not lived in it yourself throughout, the capital gain is taxed at your personal income tax rate. If you lived in it yourself in the year of sale and the two preceding years, no tax is due.
What is a priority notice of conveyance?
The priority notice of conveyance is an entry in the land register that protects the buyer after notarisation. It prevents the seller from selling or encumbering the property elsewhere before the transfer of ownership has been completed.
How high is land transfer tax in Bavaria?
In Bavaria, land transfer tax is 3.5% of the purchase price – the lowest rate of all federal states.
What is a declaration of division?
The declaration of division legally divides a building into separate ownership (your flat) and common property (stairwell, roof, façade). It governs rights of use, voting rights and the cost allocation formula.
Can I buy a property without equity?
In theory yes (100% financing), but in practice it is difficult and expensive. Most banks expect at least 10% equity plus ancillary costs. Full financing comes with higher interest rates and requires a very good credit rating.
Who pays the notary – buyer or seller?
In practice, the buyer pays the notary and land register costs. Both parties are jointly and severally liable to the notary, but the purchase contract usually assigns the costs to the buyer.
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