Germany's Heaven Homes hub covers Berlin, Munich, Hamburg, Frankfurt, Cologne, Düsseldorf, Stuttgart, Leipzig and the wider DACH region. Median prices in 2026: Munich €9,800/m², Frankfurt €6,800/m², Berlin €5,400/m², Hamburg €6,200/m², Leipzig €3,100/m², Dresden €3,300/m². Foreign buyers face no restrictions — full freehold ownership available. Buying costs ~10-12%: Grunderwerbsteuer (property transfer tax) 3.5-6.5% by Bundesland, notary 1.5%, agent commission 3.57% (now split 50/50 buyer/seller post-2020 reform), Grundbuch 0.5%. Closings run through a notar — typically 6-8 weeks. Non-resident mortgages available 60% LTV at fixed 10-15 year terms ~3.5-4%. Germany famously favours renters (Mietspreisbremse rent cap in most cities, indefinite tenancies the norm) which keeps gross yields modest — Berlin 3-4%, Leipzig/Dresden 5-6%, smaller B/C cities 6-8%. Investor focus is on long-term Wertsteigerung (capital growth) and inflation hedging rather than yield. KfW state bank offers low-rate eco-renovation loans — Heaven Mortgages packages KfW into the financing stack. No investor visa pathway (Germany has Skilled Worker and Self-Employment visas — property doesn't qualify on its own).
