How high are the ancillary costs in Hesse?

The pure purchase costs in Hesse typically range between 8 and 12 per cent of the purchase price. With an agent's commission, it can reach 12 to 14 per cent. Depending on your project, further costs come on top: construction insurance, utility connections, surveys, moving and initial furnishing.

Can ancillary costs be financed?

Traditionally, purchase costs are paid from equity. With a strong credit profile, a 110 per cent financing is possible, in which the ancillary costs are included. It comes with an interest surcharge. A fitted kitchen, furniture and the move can only be covered through the property financing in exceptional cases.

Which ancillary costs are often underestimated?

Outdoor areas, utility connections, soil surveys, land surveying and construction insurance are not itemised in many building contracts. When buying an existing property, it is renovation needs after moving in, the fitted kitchen and furniture. We recommend planning a reserve of around ten per cent of the total costs from the outset.

Do I need insurance when building?

Construction works insurance and builder's liability insurance are standard for new builds. They cover damage during the construction phase and personal injury or property damage on the building site. Without this insurance, a single incident can upend the entire calculation.

When do I pay which ancillary costs?

Real estate transfer tax and notary fees fall due shortly after notarisation. The agent's commission becomes due with payment of the purchase price. Construction insurance is due before building starts, utility connection costs depend on the municipality's notice, and moving and initial furnishing costs arise in the months around moving in.

Guide · Building & Planning

Ancillary Costs

What comes on top when you buy a home.

Notary, real estate transfer tax, agent, insurance, initial furnishing in the Rhine-Main region. Explained matter-of-factly, with concrete figures.

Updated 8 June 2026 · Reading time approx. 8 min · Enrico Li Fonti

Desk with building plan, calculator and house keys — a symbol of planning for ancillary costs

The purchase price is in the contract. Beyond it, there is a whole series of costs that are often underestimated in the first advisory meeting. We go through them systematically for buyers in the Rhine-Main region.

The fixed purchase costs

Three items arise with every property purchase in Hesse and are not negotiable:

Real estate transfer tax (Grunderwerbsteuer): 6.0 per cent of the purchase price (Hesse)
Notary and land registry (Grundbuch): around 1.5 to 2.0 per cent
Agent's commission: usually 3.57 per cent incl. VAT for the buyer, if it applies at all

Total: around 8 to 12 per cent. With an agent's commission, it can reach 12 to 14 per cent. Ideally, these amounts come from equity. If they are financed as well, this is known as a 110 per cent financing. More details in our guide on equity.

New builds: costs that are not in the building contract

The building contract covers the construction of the house. A series of items is usually not included and surprises builders halfway through the project:

Development and utility connection costs, where not yet in place
Soil survey and ground investigation
Land surveying and site plan
Building permit and inspection fees
Construction-site electricity and water
Construction works insurance and builder's liability insurance
Outdoor areas, paving, driveway, fence
Architects and structural engineers, if commissioned independently

Depending on the project, this list adds up to a low to mid five-figure sum. Without clear planning, it becomes a financing gap.

After moving in: what rarely appears on any invoice

Handing over the keys is not the end of it. The first months after moving in bring costs that almost never come up in the meeting with the bank:

Moving and furniture transport
Renovations, painting, flooring work
Fitted kitchen
Furniture and initial furnishing
Lamps, curtains, minor adjustments that add up

Realistically, a reserve in the low to mid five-figure range should be planned for this. Those who move into their new property without a buffer often end up financing the first purchases through consumer credit or an overdraft.

What can be financed, and what cannot

Purchase costs can in principle be financed, but come with an interest surcharge. Construction insurance and outdoor areas usually run through the mortgage financing if they are planned early. A fitted kitchen and furniture rarely become part of the property financing. Here, the options are either a separate consumer loan or your equity reserve.

Modernisation and refurbishment costs can often be integrated into the mortgage financing, provided they add value to the property. More background in our modernisation financing.

Checklist for your planning

Before you speak to the bank, these items should be on your list:

Real estate transfer tax (6.0 per cent in Hesse)
Notary and land registry (1.5 to 2.0 per cent)
Agent's commission, if applicable
Construction insurance for the building phase
Utility connections, surveys, land surveying, building permit
Outdoor areas, paving, driveway
Moving and renovations after moving in
Fitted kitchen, furniture, initial furnishing
Liquidity reserve equal to three to six months of outgoings

With this list, you can realistically calculate your actual financing needs and which items should come from equity and which from the financing.

Frequently asked

About ancillary costs

Five questions we hear in every first consultation.

How high are the ancillary costs in Hesse?: The pure purchase costs in Hesse typically range between 8 and 12 per cent of the purchase price. With an agent's commission, it can reach 12 to 14 per cent. Depending on your project, further costs come on top: construction insurance, utility connections, surveys, moving and initial furnishing.
Can ancillary costs be financed?: Traditionally, purchase costs are paid from equity. With a strong credit profile, a 110 per cent financing is possible, in which the ancillary costs are included. It comes with an interest surcharge. A fitted kitchen, furniture and the move can only be covered through the property financing in exceptional cases.
Which ancillary costs are often underestimated?: Outdoor areas, utility connections, soil surveys, land surveying and construction insurance are not itemised in many building contracts. When buying an existing property, it is renovation needs after moving in, the fitted kitchen and furniture. We recommend planning a reserve of around ten per cent of the total costs from the outset.
Do I need insurance when building?: Construction works insurance and builder's liability insurance are standard for new builds. They cover damage during the construction phase and personal injury or property damage on the building site. Without this insurance, a single incident can upend the entire calculation.
When do I pay which ancillary costs?: Real estate transfer tax and notary fees fall due shortly after notarisation. The agent's commission becomes due with payment of the purchase price. Construction insurance is due before building starts, utility connection costs depend on the municipality's notice, and moving and initial furnishing costs arise in the months around moving in.

Keep reading

Related guides and services

We offer advice on ancillary costs and overall financing in person in Hanau, Frankfurt, Offenbach, Aschaffenburg and digitally across the entire Rhine-Main region.

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