Buy an apartment or house privately in Düsseldorf

01Buy privately: What you save – and what you don’t

When you buy privately, you only save on the broker's commission. All other additional purchase costs remain the same because they depend on the purchase price and not on who is offering the property.

Commission sharing according to § 656c BGB: When a consumer buys an apartment or single-family house through an agent appointed by both parties, buyer and seller each pay half. If only the seller appointed the agent, the seller may pass on at most half, and only after paying their share (§ 656d BGB). Your saving on a private purchase is therefore your own commission share, not the entire commission.

Calculate: Purchase price × your commission share according to the exposé = savings. Then check whether the private seller has not already included the saved amount in the price. An excessive price quickly eats up the savings.

Real estate transfer tax and notary still apply: Property transfer tax in NRW, notary fees and land-register costs still apply without an agent. The NRW tax authorities state the current tax rate; notary and registry fees follow the Court and Notary Fees Act (GNotKG).

Financing: For loan approval, your bank needs the documents an agent would normally collect: a land-register extract, living-area calculation, photographs, energy certificate and, for a condominium, the declaration of division and owners’ service-charge statement. Buying privately means compiling this folder yourself. Allow several days and request missing documents early. You should be able to cover acquisition costs from your own funds, as many banks do not finance them.

02Where private sellers advertise in Düsseldorf

Private sellers primarily use the large real estate portals, where you can filter by “private” or “commission-free”. There are also classified ads, notices in supermarkets and doctor's offices and recommendations in the neighborhood.

1. 1Portals with filtersFilter by provider type. Ask the respective provider about availability and agency costs; a private filter is not proof of ownership.
2. 2Publish a housing-wanted advertisementDescribe your desired location, size and budget. Some owners prefer to sell directly to a person who introduces themselves.
3. 3Neighborhood and property managementIn residential complexes, property management and neighbors are often the first to know when an apartment becomes available.
4. 4Property developerNewly built apartments directly from the developer are usually commission-free, but not private sales - separate rules for advance payments apply here.

Expect good private offers to disappear quickly. Have a financing confirmation from your bank ready before you make your first appointment.

03Share of commission-free offers by district

The number of offers advertised without commission varies greatly between districts and over the year. In districts with many new construction projects, the proportion of commission-free offers is higher because developers usually sell directly. Real estate agents dominate in sought-after old building locations such as Oberkassel or Pempelfort.

“Commission-free” does not necessarily mean “sold privately”. Developers, housing companies and estate agents paid only by the seller also publish commission-free listings. For you as a buyer, that means no commission to pay. The documents and the person you deal with may differ.

This guide does not publish current listings or automatically identify private sellers. For a specific offer, check who is selling and whether an agent’s commission has been agreed. The Methodology explains source categories and their limitations.

04Check price without an agent

Without an estate agent, you need to organise your own market assessment. Check the price with three tools before negotiating.

1. 1Basis for comparisonThe guide to the comparative value method explains which transactions and features make suitable comparisons. It does not calculate an individual purchase price.
2. 2Official land valueFor houses, the land often represents the largest share of value. See the official value per square meter on the BORIS NRW: official land values page.
3. 3Real estate guideline valueThe local valuation board publishes average values per square meter of living area for typical apartments and houses. For a district overview, see BORIS NRW: official market information.

Guide values apply to typical objects. If the property differs greatly - year of construction, condition, floor, orientation - you have to take into account surcharges or deductions.

05Documents you need to request

A broker usually compiles the documents. If you buy privately, you must request them yourself - before the notary appointment, not after.

The seller must present the energy certificate no later than the viewing (§ 80 GModG). The owner can obtain a land register extract from the land registry at Düsseldorf Local Court; as a prospective buyer, ask the owner for it or ask the notary to show you an extract. Düsseldorf's building control department provides information from the register of public-law building obligations. For apartments, read the minutes of the last three years in full.

06Inspection and building structure: when an expert can help

An appraiser is always worthwhile if you cannot assess the condition yourself. This is particularly true in older houses, when there is visible moisture and before major renovations.

Visit at least twice, once in daylight and once at another time of day. Pay attention to damp spots in the basement, cracks in walls and ceilings, the condition of the roof, windows and heating as well as noise from the street, train or airport.

The guide to market value reports explains which reports suit which purposes and what affects their cost. Private sellers almost always exclude liability for defects in the sale contract. Defects you fail to identify before purchase will generally be your responsibility.

The exception is where the seller knew of a defect and concealed it. Explicitly ask about damp, previous water damage, pests and construction work without permission, and have known defects listed in the sale contract. For houses from the 1960s and 1970s, ask about materials no longer permitted today, such as asbestos-containing panels.

07Negotiate with private sellers

Private sellers negotiate differently from estate agents. They are often attached to their property and have a firm price in mind. Factual arguments work better than aggressive demands for price reductions.

1. 1Argue with dataShow dated official reference values and genuinely comparable listings. Figures from official sources are harder to dispute than your gut feeling.
2. 2Quantify defectsProvide a list of necessary work with a cost estimate, for example from the report.
3. 3Provide securityFor many sellers, a financing confirmation and a quick notary appointment are worth as much as a higher price.
4. 4Clarify inventoryFitted kitchen or furniture can be listed separately in the contract. Agree on realistic values.

08Notary contract and payment process

A contract to buy land or an apartment must be notarised. The buyer generally chooses the notary because the buyer pays the costs. The notary is neutral and ensures the reciprocal exchange of payment and ownership (Zug um Zug).

1. 1Check draft contractAs a consumer, you will receive the draft in good time before the appointment (§ 17 Para. 2a BeurkG). Read it completely and ask questions in advance.
2. 2NotarizationThe notary reads the contract and both sides sign it. Only now is the purchase binding.
3. 3Priority notice securing the transfer of ownership (Auflassungsvormerkung)The notary arranges for a priority notice (Vormerkung) to be entered in your favour in the land register. This secures your claim even if the seller later seeks to dispose of the property differently.
4. 4Due date noticeOnce the priority notice (Vormerkung) has been entered in the land register, documents to discharge existing land charges are available and the necessary approvals have been granted, the notary notifies you that the purchase price is due. Only then do you pay.
5. 5Transfer of ownershipAfter payment and property transfer tax, the tax office issues the clearance certificate. The land registry office will then register you as the owner.

If you finance the purchase with a loan, your bank needs a land charge (Grundschuld) before ownership is transferred. The purchase contract therefore includes authority to arrange financing: the seller allows you to encumber the land in advance. Coordinate creation of the land charge with the notary and bank so the loan can be disbursed when payment is due. Record the handover of keys, meter readings and documents in a handover report.

09Typical fraud patterns for private offers

Most private offers are genuine. However, fraudsters specifically use “private” advertisements because there is no company behind the offer. You should know these patterns.

1. 1Price well below marketAn apartment in a good location, significantly cheaper than comparable offers - and apparently many interested parties.
2. 2Seller not availableThe owner claims to live abroad, viewing is not possible, and contact is only by email.
3. 3money in advanceDeposit, reservation fee or payment into an “escrow account” before the notary appointment.
4. 4Fake documentsCopies of land register extracts or ID cards that do not match the name on the doorbell.