From the outside, buying a house seems like one big step. In reality, it consists of several smaller steps, and each one can be planned. If you know the order of these steps, you’ll feel more at ease during the purchase, negotiate more effectively, and avoid any surprises at the notary’s office.
This article walks you through all the steps involved in buying a house in Görlitz: from setting a budget to viewing the property, reviewing the documents, signing the deed, and receiving the keys.
Step 1: Determine Your Budget and Overhead Costs
Before you view your first property, it’s worth taking a look at the numbers. In Saxony, the purchase price is subject to additional costs totaling about 11 percent: a 5.5 percent real estate transfer tax, notary and land registry fees of about 2 percent, and, depending on the property, the real estate agent’s commission, which is usually split between the buyer and seller.
Here’s an example to put this into perspective: For a purchase price of 250,000 euros, the closing costs amount to just under 28,000 euros. This amount is typically paid out of equity, since most banks finance the purchase price but not the closing costs.
So the most important question to ask at the outset isn’t how much the house costs, but what monthly payment fits your lifestyle without cutting into your vacation budget, savings, or day-to-day expenses. With our affordability calculator, you can see in two minutes what purchase price corresponds to your desired monthly payment—or, conversely, what monthly payment a specific purchase price entails. The result is a general guide, not financial advice, but it provides you with a realistic framework for your search.
Step 2: The tour—no-obligation and at your own pace
Many prospective buyers hesitate to make their first inquiry because they fear a commitment that doesn’t actually exist. A viewing is exactly that: taking a look, asking questions, and getting a personal sense of the property. That’s all it requires of them.
During the viewing itself, it’s important to combine a practical assessment with your gut feeling. Pay attention to the roof and the exterior, the age and condition of the heating system, the windows, electrical wiring, and plumbing, as well as any moisture in the basement. Ask to see the energy efficiency certificate and inquire about what work has been done in recent years and what work is planned. A house where the heating system will need to be replaced in the foreseeable future may still be the right one for you, but you should know this before buying and factor it into the price.
Our tours are scheduled to allow plenty of time. No one has to make a decision that will affect decades of their life in just twenty minutes. It’s common and a good idea to take a second tour with someone you trust, such as a friend who knows about construction.
Historic Buildings with Character: What to Look Out for in Görlitz
Görlitz is a city of existing homes. Many properties date back to the Gründerzeit era or the decades that followed, featuring high ceilings, solid walls, and details that new construction simply can’t match. This character is one reason why families buy here, and it comes with a simple rule: When it comes to existing homes, condition is key.
Ask to see what work has been done on the roof, heating system, windows, and plumbing in recent years. For historic homes, clarify with the historic preservation authority before purchasing what approvals would be required for your plans. Neither of these is an obstacle, but rather issues that should be addressed calmly before you sign the contract.
Step 3: Review the documents
If a property is a serious contender, the next step is to review the documentation. The land registry extract shows who owns the property and what rights and encumbrances are registered, such as rights of way or mortgages. In addition, there are floor plans, the living space calculation, the energy performance certificate, and any existing construction documents.
Having a complete set of documents is not a luxury for you as a buyer—it’s the basis for your decision and, later on, for financing, since your bank will want to see the same documents. For our properties, we prepare the documents in advance and obtain any missing ones so that this phase doesn’t drag on.
Step 4: Secure financing
Take the specific property details to your bank or a mortgage broker. Compare at least two offers, because even small differences in the interest rate can have a significant impact over the years. Clarify the fixed-rate period, the repayment schedule, and the option for extra payments.
Important for the process: A financing confirmation from the bank makes your purchase offer more credible to the seller. If you can provide one, you’ll be taken more seriously as a buyer, especially when multiple prospective buyers are interested in the same property. If you have any questions about financing, we’ll guide you through the process and compile the documents your bank needs.
Intermediate Step: The Purchase Offer
If the property, documentation, and financing all align, submit your purchase offer. Important to know: A real estate purchase in Germany isn’t legally binding until it’s notarized. An offer sent by email or a handshake doesn’t bind either you or the seller. This protects both parties, but it also means you can’t be certain of the deal until the appointment with the notary.
In practice, therefore, the quality of your offer is what counts. A specific price, proof of financing, and a realistic timeline make all the difference when several prospective buyers are interested in the same house. With this in mind, it’s worth taking the time to prepare steps one through four, as this will ensure you’re ready to act when the moment comes.
Step 5: Purchase Agreement and Notary Appointment
In Germany, every real estate purchase is notarized. The notary remains neutral and represents both parties. You will typically receive the draft contract two weeks before the appointment. Read it carefully and ask the notary in advance about anything that is unclear. No question is too simple.
During the appointment itself, the notary reads the contract in its entirety, explains the terms, and then certifies the signatures. This completes the purchase legally. Payment is made only afterward: The notary arranges for the entry of a priority notice of conveyance in the land registry, which protects you as the buyer, and informs you when the purchase price is due.
After the notary appointment: Payment, closing, land registry
After receiving the payment notice, transfer the purchase price. Once payment is made, the handover takes place: keys, meter readings, and the handover report. From this day forward, you are responsible for the benefits and obligations associated with the house; therefore, be sure to arrange for homeowners insurance in a timely manner, as it is typically transferred from the seller to you and can be adjusted afterward.
It will then take a few more weeks for you to be registered as the new owner in the land registry; this is normal and is guaranteed by the preliminary notice of title. For you, this means you can move in as soon as the property is handed over.
How Long It Takes to Buy a House
It usually takes several weeks to a few months from the initial contact to the handover of the keys. Viewings and making a decision take time; financing can take one to three weeks, depending on the bank; the notary appointment is scheduled with enough lead time to draft the contract; and between the notarization and the due date for the purchase price, there are still a few more weeks needed to prepare the land registry entry.
For your planning, this means: If you want to move in at a specific time—such as at the start of the school year or when your lease ends—start your search early enough and don’t give notice on your current rental until you have a notary appointment scheduled. Following this order will help you avoid unnecessary stress.
If you’re currently looking for a home, check out our listings in Görlitz or simply send us a message on WhatsApp telling us what kind of home you’re looking for. We’d be happy to schedule a viewing so you can take your time and get a feel for the property.
