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Buyin Frankfurt

Search Frankfurt real estate for sale: financial district skyline, Westend villas, and suburban commuter belts. Notary, 6.0% transfer tax, and Grundbuch details.

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Street-verified new-builds
Notary & Grundbuch
3D map
New-builds

New-builds in Frankfurt am Main, tracked to the address

Every project is street-verified against official developer sources — house number, quarter, units, completion. Prices in EUR per m² where published.

Riedbogen — Nassauische Heimstätte render

Bergen-Enkheim

Riedbogen

On request

Auf der Sandkaute 41, 60389 Frankfurt am Main, Bergen-Enkheim

102 units · 90% built 2026 Q4

Developer: Nassauische Heimstätte

RIZON im FOUR — Groß & Partner render

Frankfurt am Main

RIZON im FOUR

On request

Neue Mainzer Straße 6–8, 60311 Frankfurt am Main

359 units · 85% built 2027 Q2

Developer: Groß & Partner

FOUR Frankfurt — Groß & Partner render

Innenstadt

FOUR Frankfurt

On request

Rohrbachstraße, 60313 Frankfurt am Main, Innenstadt

600 units · 80% built 2026 Q4

Developer: Groß & Partner

Schönhof-Viertel — Nassauische Heimstätte render

Bockenheim

Schönhof-Viertel

On request

Rödelheimer Landstraße, 60487 Frankfurt am Main, Bockenheim

2,000 units · 70% built Under construction

Developer: Nassauische Heimstätte

Mariengärten — Nassauische Heimstätte render

Bessungen

Mariengärten

On request

Heidelberger Straße, 64297 Darmstadt, Bessungen

154 units · 50% built 2027 Q4

Developer: Nassauische Heimstätte

nuville im Schönhof-Viertel — Nassauische Heimstätte render

Bockenheim

nuville im Schönhof-Viertel

On request

Rödelheimer Landstraße, 60487 Frankfurt am Main, Bockenheim

224 units · 20% built Under construction

Developer: Nassauische Heimstätte

Elisabethentor — Nassauische Heimstätte render

Delkenheim

Elisabethentor

On request

Am Hasenpfad 3–7, 65205 Wiesbaden, Delkenheim

248 units · 100% built Completed

Developer: Nassauische Heimstätte

Grand Tower — Groß & Partner render

Gallus

Grand Tower

On request

Güterplatz, 60327 Frankfurt am Main, Gallus

480 units · 100% built ჩაბარებული (2020)

Developer: Groß & Partner

SIVRCE PropTech OS · Germany

Institutional Property Intelligence & Investment OS

Real-time underwriting, BORIS land values, GEG 2026 energy renovation modeling, KfW subsidies, Notary closing OS, and EU AI Act compliance.

Sivrce Intelligence Score
72/100
Elevated Risk / Overpriced

Property & Financing Inputs

€450,000
70 m² (6429 €/m²)
€1,350 (19.3 €/m²)
20% (€90,000)
Gross Yield
3.6%
€16,200 / yr
Net Yield
2.9%
After OPEX
Cash-on-Cash
-3.9%
On invested equity
DSCR Buffer
0.72x
Tight coverage

Financing & Cash Flow Waterfall

Purchase Price
€450,000
Closing Costs (Hessen)
+€52,065 (11.6%)
Total Capital Required
€502,065
Required Equity (incl. fees)
€145,845
Bank Mortgage
€360,000
Monthly Cold Rent
+€1,350/Mt.
Mortgage Payment (Annuity)
-€1,680/Mt.
Non-recoverable OPEX + Reserve
-€144/Mt.
Cash Flow Pre-Tax
€-473/Mt. (€-5,682/J.)
Tax Effect (AfA Depreciation)
+€183/Mt. Ersparnis
Why this deal? (Upsides)
  • •Depreciation deductions (AfA §7 EStG) generate ~€2197 in annual tax savings.
What could make this deal fail? (Risks)
  • •Negative monthly pre-tax cashflow (€-473/mo) requires active capital injection.
Cities

82 cities, each with its own transfer tax

Grunderwerbsteuer is state law — the same apartment costs a different surcharge in Munich and Cologne. Every city carries buy and rent anchors plus its local rate.

Berlin U-Bahn & S-Bahn — station, line and map directory.Station directory
What a purchase really costs

€500,000 apartment in Frankfurt am Main

Transfer tax (Grunderwerbsteuer 6.0%)
€30,000
Notary (≈1.5%)
€7,500
Land register (Grundbuch ≈0.5%)
€2,500
Buyer agent share (3.57% incl. VAT)
€17,850
Cash needed at notary
€557,850

≈ +11.6% over the price. Provisionsfrei (no-agent) listings drop the Makler line. The notary reads the contract aloud before signature — German law, not a formality.

Rentals run on rules

The rent side, in three lines

  • Deposits cap at three months’ cold rent (§551 BGB) and must sit on a separate savings account.
  • Mietpreisbremse caps new leases above local comparative rent in tight areas; Berlin’s Mietspiegel sets the benchmark.
  • Modernization may be passed on at 8% of cost per year (§559 BGB) — check the Anpassung history before you underwrite.

Qualitative anchors only — live numbers come from the official city Mietspiegel, never a hardcoded table.

Developers

The builders behind the pipeline

Municipal landlords, premium Bauträger and boutique owner-run developers — tracked from Handelsregister to handover.

Nassauische Heimstätte

Frankfurt am Main · 100 yrs · 60,000 units delivered

Nassauische Heimstätte | Wohnstadt (NHW) is Hesse’s municipal group (~60,000 units, HQ Wiesbaden). Rhine-Main + Kassel, affordable new-build.

Official site

ABG Frankfurt

Frankfurt am Main · 35 yrs · 50,000 units delivered

ABG Frankfurt Holding is Frankfurt’s municipal group (~50,000 units). Stock plus new-build across Rhine-Main with an efficiency focus.

Official site

Groß & Partner

Frankfurt am Main · 45 yrs · 3,000 units delivered

Groß & Partner is a Frankfurt project developer. Its flagship is FOUR Frankfurt: four towers in the city centre, including RIZON with 359 apartments.

Official site

CA Immo

Frankfurt am Main · 38 yrs · 3,000 units delivered

CA Immo is a Vienna-listed office developer behind large office schemes in Frankfurt, Berlin, Munich and Brussels (ONE Frankfurt, K46).

Official site

Hesse imposes a 6.0% Grunderwerbsteuer. Notary and land-registry fees add roughly 1.5–2.0%. Frankfurt offers liquid 1- to 3-room apartments popular with banking, ECB, and management consulting professionals.

Westend, Holzhausenviertel, and Diplonatenviertel represent the high-end freehold segment, while Sachsenhausen, Nordend, and Bornheim provide lively urban character with strong tenant retention.

FAQ

What are the total buyer closing costs in Frankfurt?
Expect roughly 7.5–8.0% in statutory closing costs (6.0% transfer tax + 1.5% notary/registry), plus buyer broker commission (up to 3.57% incl. VAT) when applicable.
Is Frankfurt off-plan property safe for foreign investors?
Yes. German developer projects are strictly regulated by the Makler- und Bauträgerverordnung (MaBV), ensuring payments are released only upon certified construction milestones.

All markets: sivrce.com · Georgia marketplace: sivrce.ge · Prices and availability are published only when a verified listing exists. Market currency: EUR.