A luxus haus is a single high end house, typically a detached villa or architect designed home, built or renovated to a premium specification. The term is used across Germany, Austria and Switzerland and refers specifically to one dwelling, unlike luxus immobilien, which is the broader category covering apartments, estates and commercial premium property.
Yes. Foreigners can buy a luxury house in Germany. German law places no nationality restrictions on property ownership. Buyers complete the purchase before a notary (Notar), register ownership in the Grundbuch land register, and pay Grunderwerbsteuer transfer tax at the rate set by the state. The rules are the same for EU and non-EU nationals.
What Sets a Luxus Haus Apart from an Ordinary House
Size alone does not make a property a luxus haus. Valuers and estate agents in the DACH region typically assess four things: the quality of the build, the exclusivity of the plot, the level of privacy on offer, and how well the home performs on energy efficiency, a factor that has become a genuine price driver rather than a nice to have.
A luxus haus in Baden-Wurttemberg might be a restored Jugendstil villa with hand finished woodwork, while one outside Salzburg could be a new build chalet with floor to ceiling glazing looking onto the Alps. Both qualify, because the defining factor is quality and exclusivity rather than a single architectural style.
Core Features Buyers Should Expect
- A private, well proportioned plot, usually with mature landscaping or direct access to water, forest or mountain views
- High specification interiors, including underfloor heating, home automation and natural materials such as oak, stone and limestone
- Dedicated wellness or leisure space, such as a sauna, indoor pool or private gym
- Strong security provisions, from gated entry to monitored perimeters, particularly for standalone rural properties
- A verified energy certificate, since German and Austrian buyers now routinely factor heating costs and insulation ratings into their offer
What a Luxus Haus Costs and Why
Price per square metre for a luxus haus varies sharply by region. A villa in Munich’s outer suburbs can cost several times more per square metre than a comparable house in a smaller city such as Leipzig or Graz, simply because land supply near major employment centres is so limited.
Three cost factors matter beyond the headline price: the age and condition of the building’s technical systems (heating, wiring, insulation), whether the plot has development restrictions attached, and local property transfer tax, which in Germany is set at state level and ranges roughly between 3.5 and 6.5 percent of the purchase price. See our overview of Germany property transfer tax rates by state for the full figures.
Buying a Luxus Haus from the UK
- Shortlist by region first, then by property. Lifestyle priorities such as proximity to an international school, an airport, or a specific ski region will narrow the search faster than browsing listings alone.
- Instruct a notary before you view seriously. As with all property purchases in Germany, Austria and Switzerland, a notary is legally required and can flag contract terms early.
- Commission an independent structural survey. Older luxus haus properties, particularly period villas, can carry hidden costs in roofing, damp proofing or heating system upgrades.
- Confirm financing before making an offer. Our Mortgage and Property Plus guide outlines financing concepts that also apply to cross border purchases.
- Budget separately for notary fees, land registry costs and transfer tax, which together typically add 7 to 12 percent on top of the purchase price.
Luxus Haus or Luxus Immobilien: Which Term Should You Search?
If you are looking for one specific standalone house, luxus haus is the more precise search term and will return more relevant single property listings. If you are open to apartments, estates or a broader market view, our Luxus Immobilien Guide covers the wider category and the buying process in more depth. For a UK comparison point, our Luxury Estate Guide explains how equivalent properties are defined and priced in Britain.
Can UK Citizens Buy Property in Germany After Brexit?
Yes — and Germany is one of the simplest EU countries for UK buyers. Unlike Austria or Switzerland, Germany imposes no special approval process, permit quota or minimum-stay requirement on foreign buyers. Since Brexit, UK citizens are treated the same as any other non-EU national: you can buy a house, flat or building plot anywhere in Germany, whether as a main home, holiday home or investment.
The purchase process is identical to that for German nationals:
- Notarised contract. Every sale must be executed before a German notary (Notar), who drafts the contract, verifies the land register and handles the transfer. Budget around 1.5 to 2 percent of the purchase price for notary and land-registry fees combined.
- Land register entry. Legal ownership transfers only when you are entered in the Grundbuch (land register), which typically takes a few weeks after completion.
- Transfer tax. Grunderwerbsteuer is payable on completion at the rate set by the state — see the table below. Our guide to German property tax for UK buyers explains it in detail.
Two practical points for UK buyers: German mortgage lenders usually ask non-resident borrowers for larger deposits (often 30 to 40 percent of the price) and full proof of UK income, so secure a financing decision in principle before you offer. And if you remain UK tax resident, take advice on capital gains and inheritance tax in both countries before you buy.
Grunderwerbsteuer: Property Transfer Tax Rates by German State
Germany’s property transfer tax (Grunderwerbsteuer) is set by each federal state, so the rate — and a significant slice of your purchase costs — depends on where the house stands. The tax is charged on the purchase price and paid by the buyer on completion. Widely published rates include:
| State | Grunderwerbsteuer rate |
|---|---|
| Bavaria | 3.5% |
| Baden-Württemberg | 5.0% |
| Lower Saxony | 5.0% |
| Rhineland-Palatinate | 5.0% |
| Saxony-Anhalt | 5.0% |
| Hamburg | 5.5% |
| Saxony | 5.5% |
| Berlin | 6.0% |
| Hesse | 6.0% |
| Brandenburg | 6.5% |
| North Rhine-Westphalia | 6.5% |
| Saarland | 6.5% |
| Schleswig-Holstein | 6.5% |
| Thuringia | 6.5% |
On a €2 million villa, the difference between Bavaria (3.5%) and North Rhine-Westphalia (6.5%) is €60,000 in transfer tax alone — worth factoring into your regional shortlist. State parliaments can change rates, so confirm the current figure with your notary before budgeting. (Bremen and Mecklenburg-Vorpommern also levy the tax; check the prevailing local rate.)
FAQs: Buying a Luxury House in Germany as a Foreigner
Can UK citizens buy property in Germany after Brexit?
Yes. Germany places no restrictions on foreign buyers, so UK citizens can buy houses, flats or land anywhere in the country without a permit or approval. The purchase follows the standard German conveyancing route: a notarised contract, entry in the Grundbuch land register, and payment of Grunderwerbsteuer at the state’s rate.
How much is Grunderwerbsteuer on a luxury house in Germany?
It depends on the state: 3.5% in Bavaria; 5.0 to 5.5% in Baden-Württemberg, Lower Saxony, Rhineland-Palatinate, Saxony-Anhalt, Hamburg and Saxony; and 6.0 to 6.5% in Berlin, Hesse, Brandenburg, North Rhine-Westphalia, Saarland, Schleswig-Holstein and Thuringia. On a €2 million purchase that is €70,000 in Bavaria versus €130,000 in North Rhine-Westphalia.
Which German state has the lowest property transfer tax?
Bavaria, at 3.5% — the lowest Grunderwerbsteuer rate in Germany, and a meaningful saving on a high-value purchase. Most other states charge between 5.0% and 6.5%.
Do I need German residency to buy a house in Germany?
No. There is no residency requirement for buying property in Germany. Non-resident buyers complete the same notary process as residents, although mortgage lenders typically require larger deposits from borrowers without German income or residency.
What are the total purchase costs when buying a house in Germany?
Allow roughly 8 to 12% of the purchase price on top of the headline figure: Grunderwerbsteuer (3.5 to 6.5% depending on the state), notary and land-registry fees (around 1.5 to 2%), and estate agent commission (commonly 3.57% including VAT where the buyer pays it, though the fee is now usually shared with the seller).
Frequently Asked Questions
What is the English translation of luxus haus?
Luxus haus translates to luxury house. It refers to a single high end residential property rather than a broader category of luxury real estate.
How much does a luxus haus cost in Germany?
Cost depends heavily on region. Properties in prime areas near Munich, Frankfurt or Hamburg command a significant premium over comparable homes in smaller cities, with prime plots often costing several times more per square metre.
Is Switzerland more restrictive for foreign buyers than Germany or Austria?
Yes. Switzerland applies national Lex Koller restrictions on foreign ownership that do not apply in Germany or Austria, so buyers open to any of the three countries may find a faster route to ownership outside Switzerland.
Do I need to be an EU citizen to buy a luxus haus in Germany or Austria?
No. UK citizens and other non-EU nationals can generally buy residential property in Germany and Austria without restriction, though Austria has some regional rules for non-EU buyers that are worth checking with a local notary.
What ongoing costs come with owning a luxus haus?
Owners should budget for property tax, building insurance, heating and maintenance, and where applicable, grounds upkeep or security services, in addition to the purchase costs paid at completion.
Is a luxus haus a good investment for UK buyers?
It can be, particularly in cities with constrained prime supply, though returns depend on location, currency movement between sterling and the euro or Swiss franc, and local rental demand if the property will be let. Our guide to luxury property in Germany covers regional market comparisons for investors.
Written and reviewed by the My Luxury Property editorial team, who research premium property markets across the UK and Europe to help buyers compare locations, pricing and purchase routes before they commit. This article is for general information only and does not constitute advice; see our disclaimer for details. Have a question about buying property abroad? Get in touch with us here.