# German Property Investment Calculator > Calculate rental yield, cashflow, ROI and closing costs for German property. Compare investments across all 16 federal states. Start free. Canonical: https://www.investbud.de/en Calculate rental yield, cashflow, ROI, and closing costs for any German property. Real tax rates for all 16 states, built in. ## From listing to decision in minutes - **Enter Property Details**: Purchase price, rent, location — that's all you need to start. - **Get Instant Analysis**: Taxes, cashflow, yield, and ROI calculated with real state-specific rates. - **Compare & Decide**: See the full picture. Share the analysis or export it as PDF. ## One tool, every number you need Taxes, financing, cashflow, and long-term projections — all tailored to the German market. - Germany-specific tax calculations - All 16 state Grunderwerbsteuer rates - Professional mortgage calculator - Detailed ROI projections ## Answers for Investors ### What is a good rental yield in Germany? There is no fixed threshold; the comparison with the market tells you more. In our asking-price data (as of November 4, 2026), gross rental yields range from 2.5% in Mecklenburg-Western Pomerania to 5.0% in Saarland, and among cities Plauen leads with 7.7%. If the net rental yield is below the mortgage rate, the financing costs more than the rent brings in. InvestBud calculates gross and net yield for any property, including all closing costs. ### How much is the property transfer tax (Grunderwerbsteuer)? The Grunderwerbsteuer ranges from 3.5% (Bavaria) to 6.5% (Brandenburg, North Rhine-Westphalia, Saarland, and Schleswig-Holstein). Each federal state has set its own rate by state law since the 2006 federalism reform, so rates move individually: Saxony raised its rate to 5.5% in 2023, Thuringia cut its own to 5.0% in 2024. InvestBud automatically applies the rate of the state the property is in. ### What are the closing costs when buying property in Germany? Beyond the transfer tax you pay notary and land registry fees. The GNotKG sets them by statute; without a mortgage they are often just over 1% of the price, a little more with a Grundschuld. Our calculators plan conservatively with 1.5%. For flats and single-family houses, buyer and seller have split any broker commission equally since late 2020 (§ 656c BGB); the buyer's share is typically 3.57%. In total, expect 5.0% to 8.0% of the price without a broker, and up to about 11.6% with one. ### Can I use InvestBud for free? Yes: your first complete analysis is free for good, with no credit card. For unlimited analyses and PDF and Excel exports, Premium costs €9.99/month or €89.99/year; the annual plan saves €29.89 compared with monthly billing. You can also unlock a single analysis without a subscription. ### How do I calculate cashflow for a property? Cash flow is rental income minus all costs: the mortgage payment, the part of the Hausgeld you cannot pass on, the maintenance reserve and management. For maintenance, § 28 of Germany's II. Berechnungsverordnung sets flat amounts per square metre and year, graded by building age and adjusted to consumer prices every three years. Positive cash flow means the property covers its own costs. InvestBud calculates it automatically. ### Is German real estate a good investment in 2026? It depends on the individual property: location, the price-to-rent ratio and financing costs decide. The Federal Statistical Office publishes prices quarterly in its house price index. A useful guide is the price multiple: our rental yield ranking treats a price below 20 times the annual cold rent as cheap and above 25 times as expensive. With InvestBud you can model different scenarios for the property. ## Related - [Property Prices in Germany 2026](https://www.investbud.de/en/property-prices) - Current asking prices for apartments in all 16 German states and the largest cities: price per m², cold rent and gross rental yield. - [Rent Estimator](https://www.investbud.de/en/rent-estimator) - Free rent estimator for Germany: enter an address and living area to see the cold rent comparable flats nearby are asking right now. - [Property Value Estimator](https://www.investbud.de/en/property-value-estimator) - Free property value estimator for Germany: enter an address and living area to see the asking price of comparable flats, the gross rental yield and the price-to-rent multiple. - [Property Investment Calculators – 17 Free Tools for Germany](https://www.investbud.de/en/calculators) - Calculators for buying property as an investment in Germany: rental yield, cash flow, transfer tax, closing costs and financing – free, for all 16 states. - [German Real Estate Glossary — Terms Explained for Investors](https://www.investbud.de/en/glossary) - Plain-language definitions of German property terms such as Grunderwerbsteuer, Mietrendite, Tilgung and Hausgeld, each with examples and investor tips. - [Best German Cities to Invest in Property — Yields & Prices Compared](https://www.investbud.de/en/cities) - Compare rental yields, property prices and growth potential across Germany's major cities. Data-driven guides to help you pick the right market. - [Property Investment by German Federal State — Tax Rates & Prices](https://www.investbud.de/en/states) - Compare all 16 German states: transfer tax rates, average property prices, rental yields, and market conditions. Find the best state for your investment. - [German Rent Prices by Postal Code — Asking Rents from Live Listings](https://www.investbud.de/en/rent-prices) - Median cold rent per m², distribution by room count, market speed and rent trend for German postal codes. Free and continuously updated. - [German Real Estate Blog: Guides & Insights](https://www.investbud.de/en/blog) - Guides on German property investment: market trends, tax strategies, rental yields and city comparisons, with figures from the law and official statistics. - [Pricing — Property Analysis from €9.99/mo](https://www.investbud.de/en/pricing) - Start free, upgrade when ready. Unlimited analyses, tax optimization, PDF reports, and advanced financial modeling for German property investments. - [Help & Support | InvestBud](https://www.investbud.de/en/support) - Get help with InvestBud. Find answers to frequently asked questions about property analysis, subscriptions, accounts, and technical issues.