Tax
Speculation Tax Calculator (Spekulationssteuer)
Calculate the German speculation tax due when selling a property within the 10-year holding period — including AfA claw-back and the €1,000 exemption threshold.
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- Editorially reviewed
Inputs
Results
- Estimated speculation tax
- €25.200
- Taxable capital gain
- €60.000
- Net proceeds after tax
- €364.800
- Assessment
- Taxable: sale within the speculation period
Run the numbers on a real property
With the address, size and price: financing, tax, cash flow and nearby comparable rents in one analysis.
If you sell a rented property in Germany within ten years of buying it, the profit is taxed as a private sale transaction under § 23 of the Income Tax Act (EStG). This is commonly called the speculation tax (Spekulationssteuer). The gain is taxed at your personal income tax rate. Our speculation tax calculator shows how much tax to expect and how much of the sale proceeds you keep.
How to use this calculator
The calculator derives the taxable gain from the difference between sale proceeds and acquisition costs. Here is how:
- Step 1: Enter the original purchase price and the purchase costs at the time (transfer tax, notary, agent). Both count towards the acquisition cost.
- Step 2: Enter the expected sale price and selling costs (e.g. agent commission).
- Step 3: Enter the holding period in years. What counts is the time between the two notarized purchase contracts.
- Step 4: For rented properties: enter the total depreciation (AfA) claimed so far. It reduces the acquisition cost and thereby increases the taxable gain.
- Step 5: Enter your personal marginal tax rate (top rates: 42% or 45% including the wealth surcharge).
Understanding the results
The calculation shows the tax impact of a sale in detail:
- Taxable capital gain: sale proceeds minus selling costs, minus the acquisition cost reduced by claimed depreciation.
- Estimated speculation tax: the gain multiplied by your personal tax rate, due only if you sell within the speculation period.
- Net proceeds after tax: what remains of the sale price after selling costs and tax.
- Assessment: whether the sale is tax-free (period expired, no gain, or gain below the €1,000 exemption threshold) or taxable.
Why the speculation period is crucial for investors
The 10-year period is a central tax point for property investors in Germany: once it has expired, the entire appreciation is tax-free. Selling shortly before the deadline, on the other hand, can be very expensive, because on top of the appreciation the depreciation claimed over the years is effectively taxed back. If you lived in the property yourself in the year of sale and the two preceding years, the sale is also tax-free. This exception, however, does not apply to continuously rented properties. For exit planning this means: check the holding period before initiating a sale. A few months of waiting can make the difference between full tax liability and complete tax exemption.
Frequently Asked Questions
When is speculation tax due on a property sale in Germany?
When no more than ten years lie between purchase and sale and the exemption for owner-occupied property does not apply. The gain is then taxed as a private sale transaction under §23 EStG at your personal income tax rate.
How high is the speculation tax on property?
There is no fixed rate. The capital gain is added to your taxable income and taxed at your personal marginal rate, up to 45% depending on income.
Why does claimed depreciation increase the taxable gain?
Depreciation claimed while renting out the property reduces the acquisition cost for tax purposes. When selling within the period, the gain is calculated against this reduced value. So the depreciation is effectively taxed back.
Does the speculation period also apply to owner-occupied property?
No. If you lived in the property exclusively yourself in the year of the sale and the two preceding calendar years, the sale is tax-free regardless of the holding period.
When does the 10-year period start?
The period starts with the date of the notarized purchase contract at acquisition and ends with the date of the notarized contract at sale. Handover date and land register entry are irrelevant.
These calculations are for informational purposes only. Consult a professional for financial advice.