Sell your property — at the best price.
Hands-on guidance by Tobias Rösch and his team – from ImmoWertV-compliant valuation to the notarised purchase contract. In the Rhine-Neckar region since 2002.
- Free property valuation under ImmoWertV
- Full paperwork procurement – legally sound and complete
- Discreet off-market or maximum exposure – your choice
Tobias Rösch
Founder & Managing Director – Real Estate Agent and Financing Expert
Tobias Rösch founded Mia Immobilien after more than ten years at Deutsche Bank, focused on mortgage financing and asset structures. He combines his qualifications as an insurance professional, certified mortgage broker and real estate agent into a single advisory practice covering sales, financing and wealth structure – in the Rhine-Neckar region since 2002.
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Sell your property in 8 clear steps
This is how a property sale works with MIA Immobilien – structured, transparent and with clear responsibilities. You stay in control at every stage.
A property sale in Germany follows eight steps: consultation, valuation under ImmoWertV, paperwork, listing, marketing, qualified viewings, notarised contract and handover. With structured planning, the whole process typically takes three to six months.
1. Consultation & strategy
We start with your goals, timeline and preferred sales strategy – open market, discreet or strictly off-market.
2. Property valuation
We determine a market-accurate asking price using comparable sales, yield and building substance – free and transparent.
3. Document preparation
Land register extract, energy certificate, floor area calculation, declaration of division – we obtain every document, legally sound.
4. Professional listing
High-end photography, drone footage, floor plans and copy that highlights the real strengths of your property.
5. Marketing
ImmoScout24, Immowelt, our in-house buyer database, social media and direct investor outreach – reach or discretion, your call.
6. Viewings & credit checks
Individual and group viewings, financial solvency checks, filtering of non-serious enquiries.
7. Purchase contract & notary
Alignment of the contract draft with the notary, preparation meetings with both parties, presence at the notarial deed.
8. Handover & payment
Once the purchase price is paid and the land register is updated, we hand over the keys with a signed protocol.
What is your property worth today?
Start the free online valuation. We add a manual review by our agent and comparable data from the Rhine-Neckar region.
- Result in around 3 minutes
- No registration, no obligation to sell
- GDPR-compliant, no data shared with third parties
Property value in Germany is determined under the Real Estate Valuation Regulation (ImmoWertV 2021) – using the comparable, income or cost approach. Online calculators only give estimates; a reliable asking price requires an on-site inspection and current comparables from the same micro-location.
What is my property actually worth?
The asking price decides whether a sale succeeds. Too high means long time on market and price cuts, too low means avoidable losses. Valuations in Germany follow the Immobilienwertermittlungsverordnung (ImmoWertV) and use three recognised methods.
We prepare your valuation free of charge, based on live comparable data from our regional database and more than 23 years of market expertise in the Rhine-Neckar region. Online calculators only deliver rough estimates – a reliable asking price requires an in-person inspection.
Start free valuationThe three ImmoWertV valuation methods
Comparable sales method
The standard approach for apartments and single-family homes. We benchmark your property against recently sold objects in comparable location and condition.
Income approach (Ertragswert)
For investment properties and multi-family houses. Value is derived from achievable rents minus operating costs, capitalised at the prevailing yield rate.
Cost approach (Sachwert)
For owner-occupied properties in unusual locations. Combines land value, construction cost and depreciation, calibrated to market conditions.
Which documents do I need to sell my property?
Complete paperwork is the single biggest lever for a fast sale. Missing documents delay the notary appointment, unsettle buyers and endanger the bank's financing approval. We prepare the paperwork together with you – on request we handle procurement end-to-end.
To sell a property in Germany you need at minimum: current land register extract, cadastral map, building plans, living-area calculation under WoFlV, valid energy certificate (mandatory under § 80 GEG). For condos also the declaration of division and the last three WEG minutes. Missing documents delay the notary appointment by weeks.
Ownership & land register
- Current land register extract (not older than 3 months)
- Cadastral map
- Easements, rights of way, charges
- In case of inheritance: certificate of inheritance or notarised will
Building documents
- Floor plans, cross-sections and elevations
- Building description and building permit
- Living area calculation under WoFlV
- Proof of extensions, conversions and renovations
Energy & technical
- Energy certificate (mandatory under GEG)
- Service records: heating, chimney sweep, oil tank
- Modernisation records of the last 10 years
- Warranties and tradesmen invoices
For condominium units
- Declaration of division with layout plan
- Last three WEG meeting minutes
- Annual statements and current business plan
- Proof of maintenance reserves
Tenanted properties
- Current tenancy agreements with all appendices
- Tenant and rent index overview
- Service charge statements for the last three years
- Proof of deposit accounts
Tax & financing
- Property tax assessment
- Current loan contracts and remaining debt certificate
- Proof of acquisition and construction cost (relevant for capital gains tax)
- Proof of homeowner subsidy / depreciation
Legal basis: The energy certificate must be presented before viewings under § 80 GEG. See the Gebäudeenergiegesetz on gesetze-im-internet.de for the full rules.
What does it cost to sell a property?
As a seller, you only carry a handful of clearly defined cost items. The vast majority of incidental costs are borne by the buyer. Here is what you can realistically expect – with links to the underlying legislation.
As a seller you typically carry: your share of the agent commission (customarily 3.57 % incl. VAT in Baden-Württemberg under § 656c BGB), land-register clearance, the energy certificate and – if sold within 10 years of purchase – potentially the speculation tax under § 23 EStG. The real estate transfer tax and the bulk of the notary fees are paid by the buyer.
Agent commission
customary 3.57 % incl. VAT
Under the Bestellerprinzip (§ 656c BGB, in force since 23 Dec 2020), buyer and seller share the commission equally when a condo or single-family home is sold to private individuals. In Baden-Württemberg, a total commission of 7.14 % incl. VAT (3.57 % per party) is customary – but there is no statutory fixed rate.
Notary fees
approx. 1.0–1.5 % of purchase price
Notary fees are usually paid by the buyer. The seller, however, bears a partial cost for clearing encumbrances from the land register – deleting existing mortgages or land charges.
Prepayment penalty
variable, often 1–3 % of balance
If you repay your mortgage before the end of the fixed-interest period, the bank can charge a prepayment penalty. After 10 years, § 489 BGB grants a special 6-month termination right.
Energy certificate
approx. € 100–500
Consumption certificates are cheaper, demand-based ones more detailed. The certificate is mandatory under § 80 GEG at sale and viewings – fines up to € 10,000 for non-compliance.
Other costs
€ 100–1,500
Land register extract (€ 20–25), area calculation, professional photography, home staging, listing fees in a private sale, mortgage clearance – most of which we cover as a full-service agent.
Capital gains tax on property sales – when does it apply?
Capital gains tax applies to profits from selling private real estate within a 10-year speculation period (§ 23 EStG). It is taxed at your personal income tax rate – between 14 % and 45 % of the capital gain.
Two key exemptions: You are exempt if (1) the property was owner-occupied in the year of sale and the two preceding calendar years, or (2) more than ten years lie between acquisition and sale.
Legal basis: § 23 EStG – private disposal transactions. Your individual calculation should be done with a tax advisor.
Sell privately or with an agent?
A private sale looks like it saves the agent's commission, but in practice it ties up a lot of time – and often closes below realistic market value because comparables, watertight contract drafting and negotiation experience are missing. Our view from 23+ years of practice: for condos and single-family homes in the mid price range, professional brokerage almost always pays off.
A private sale saves the commission but often means lower sale prices, longer time on market and higher liability for the seller. With an agent you gain reach, vetted contracts and buyer credit checks. Since the Bestellerprinzip (§ 656c BGB), the net cost difference is usually modest.
The 7 most common mistakes when selling property
These are the mistakes we see recurrently in consultations – each one can noticeably hurt either the sale price or the legal safety of the transaction. Here is what to watch for.
The typical pitfalls when selling a property are: overpricing, incomplete paperwork, weak photos/listings, no buyer credit check, emotional negotiation and wrong or missing warranties in the contract (liability under § 444 BGB). Each one can cost you time and money.
Asking price too high
An inflated price leads to long time on market, staged price cuts and damaged buyer trust. From our practice: the longer a property sits on a portal, the weaker the negotiation position – the eventual sale price is usually noticeably below the first target.
Incomplete documents
Missing energy certificate, outdated land register extract or patchy building docs create distrust and delay financing approvals – buyers can walk away at the last minute.
Amateur photos & listings
Smartphone photos in poor light, missing floor plans and generic copy noticeably reduce click-through on real estate portals. High-end listings with professional photography, drone shots and a floor plan decide whether buyers click – or scroll past.
No credit check on buyers
If the contract is notarised but the bank later rejects the financing, the sale collapses – the seller is left with notary and follow-on costs. A pre-check prevents it.
Emotional negotiation
Self-sellers often react defensively to criticism of their property. Professional agents argue calmly with regional comparables – stabilising the sale price and fending off excessive discount demands.
Wrong or missing warranties
Concealing or misrepresenting defects creates liability even after sale under § 444 BGB (fraudulent concealment). A clean contract with clear warranties protects the seller long-term.
Wrong timing
Selling in the wrong market cycle or ignoring the speculation period (§ 23 EStG) can easily cost a five-figure sum. Strategic advice pays off before the first listing goes live.
In our practice in the Rhine-Neckar region, a structured sale takes about three to six months – from the first consultation to receipt of the purchase price. The pure marketing phase up to the notary appointment is usually six to twelve weeks at market-rate pricing. National market context 2025 per Destatis: prices +3.2 % on annual average.
How long does a property sale take?
In our advisory practice, a structured property sale in the Rhine-Neckar region takes three to six months between the first consultation and receipt of the purchase price. The actual duration depends on location, property type, pricing and completeness of the paperwork.
Need a fast sale?
Through our buyer and investor network we can place well-located objects within 2–4 weeks – discreetly and without public listings.
Preparation
Valuation, document procurement, photography, listing creation
Active marketing
Publishing listings, viewings, offers and shortlisting
Financing & contract phase
Buyer credit check, contract draft, notary coordination
Notarisation to payment
Notary appointment, priority notice, purchase price payment
Purchase prices in the Rhine-Neckar region
Average asking prices for condominiums per square metre in the ten most expensive cities in our region (as of 1 March 2026, aggregated from listings on ImmoScout24, Immowelt, Engel & Völkers, Homeday and McMakler).
German residential property prices Q4/2025: +3.0 % year-on-year
According to the press release of the Federal Statistical Office dated 25 March 2026, residential property prices rose 3.0 % year-on-year in Q4 2025, and 3.2 % on average across 2025. The recovery following the 2023/2024 correction is continuing.
What our clients say about us
Real reviews from real clients – see for yourself the quality of our work.
Lisa Giardina
02/2026
We had the viewing with Mr. Sela and the financing appointment with Mr. Rösch – and can only warmly recommend both. Everything went super relaxed yet absolutely professional.
Oudi Hamada
09/2025
The apartment purchase went absolutely smoothly and professionally. From the first viewing to the key handover, I was always accompanied reliably, friendly and competently.
Said B.
09/2025
Thanks to the great support from Tobias, we were able to make our dream of owning a house come true. From viewing to financing, it's worth even more than a 5-star review.
Daniela Pignata
09/2025
From the beginning, through marketing to the sale of a property, I was very well looked after. The advice was absolutely right. The handling with MiaMakler relieved me immensely.
C S
04/2025
What a wonderful time it was with you! It's truly rare to encounter not only competence in such a process, but also so much warmth, humor and genuine togetherness.
Michael Näther
01/2025
The sale of our property was completed in the shortest possible time. The entire team is sensationally good, always reachable, even on weekends. 6 stars!
Selling in the Rhine-Neckar region
From our headquarters in Schwetzingen we serve 24 towns across the area between Heidelberg, Mannheim, Speyer and the Kraichgau. We know the micro-locations, current price per square metre and buyer profiles – and launch your property where it will achieve the highest price.
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Frequently asked questions about selling property
The ten questions owners in the Rhine-Neckar region ask us most often – clearly and concretely answered.
A property sale in Germany follows eight steps: consultation, valuation, document procurement, listing, marketing, viewings with credit checks, notarised purchase contract and finally payment with key handover. With a structured process, three to six months pass between the first consultation and receipt of the purchase price.
Where our data comes from
Every number, paragraph and deadline on this page can be verified. The following primary sources (legal texts, Destatis, Bundesbank, appraisal committees, consumer advice centres) are the foundation of our advice – not hearsay or marketing studies.
Laws & regulations
- [1]§ 656c BGB – Agent commissiongesetze-im-internet.de
Since 23 Dec 2020: buyer and seller of a condo or single-family home each bear 50 % of the commission when the agent represents both.
- [2]§ 23 EStG – Private disposal transactionsgesetze-im-internet.de
Legal basis of the speculation tax. 10-year period and exemption for owner-occupied properties (sale year + 2 preceding years).
- [3]§ 80 GEG – Energy certificate at salegesetze-im-internet.de
Obligation to present the energy certificate by the viewing at the latest. Valid for 10 years.
- [4]ImmoWertV 2021 – Real estate valuation regulationgesetze-im-internet.de
In force since 1 Jan 2022. Defines the comparable (§§ 24–26), income (§§ 27–34) and cost (§§ 35–39) approaches.
- [5]§ 489 BGB – Statutory termination right after 10 yearsgesetze-im-internet.de
Borrowers may terminate after 10 years with 6 months' notice – without prepayment penalty.
- [6]§ 444 BGB – Liability for fraudulent concealmentgesetze-im-internet.de
A liability waiver in the contract does not apply if the seller fraudulently concealed a defect.
- [7]WoFlV – Living Area Regulationgesetze-im-internet.de
Official calculation of living area for sales and rentals.
Market & price data
- [1]Federal Statistical Office – House Price Index Q4/2025destatis.de
Press release of 25 March 2026: residential property prices Q4/2025 +3.0 % YoY, full year 2025 +3.2 %.
- [2]Destatis – Construction & real estate price indexdestatis.de
Ongoing statistics on construction and residential property prices in Germany.
- [3]Deutsche Bundesbank – Residential property indicator systembundesbank.de
Official Bundesbank data portal on prices, transactions and financing.
- [4]Appraisal Committee Northern Rhine-Neckar Districtweinheim.de
Responsible for Schwetzingen, Ladenburg, Weinheim – publishes the annual real estate market report.
- [5]Appraisal Committee South-Eastern Rhine-Neckar Districtgaasornk.de
Responsible for Leimen, Wiesloch, Walldorf, Sandhausen and others.
- [6]Baden-Württemberg Statistical Office – Construction & land pricesstatistik-bw.de
State-wide construction prices and land reference value trends.
- [7]DIBt – GEG Registration Authority for Energy Certificatesdibt.de
Issues the registration number and conducts sample checks under §§ 98–99 GEG.
Consumer protection
- [1]Verbraucherzentrale – Agent fees for real estateverbraucherzentrale.de
Explains which commissions are permitted and how costs are split between buyer and seller.
- [2]Verbraucherzentrale Hamburg – Check your prepayment penaltyvzhh.de
Review service of the Hamburg consumer advice centre to check the bank's calculation.
- [3]Verbraucherzentrale BW – Prepayment penaltyverbraucherzentrale-bawue.de
Regional explainer for Baden-Württemberg.
Note: the information on this page is no substitute for individual tax or legal advice. For specific questions on the speculation tax, please consult a tax advisor; for contract questions, the notarising notary. Our advice draws on 23+ years of practical experience in the Rhine-Neckar region but does not replace case-by-case review.
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