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Germany · EUR

Buyin Hamburg

Search Hamburg apartments for sale: type, district, then the 3D map. Notary, 5.5% Grunderwerbsteuer and Grundbuch sit under the search. Foreign buyers are allowed.

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

New-builds in Hamburg, 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.

SAGA Horn — SAGA render

Hamburg

SAGA Horn

On request

Horn, 22119 Hamburg

220 units · 80% built 2026 Q4

Developer: SAGA

HafenCity — ECE Group render

HafenCity

HafenCity

On request

Überseequartier, 20457 Hamburg, HafenCity

6,000 units · 75% built 2030 Q4

Developer: ECE Group

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
-4%
On invested equity
DSCR Buffer
0.72x
Tight coverage

Financing & Cash Flow Waterfall

Purchase Price
€450,000
Closing Costs (Hamburg)
+€49,815 (11.1%)
Total Capital Required
€499,815
Required Equity (incl. fees)
€143,595
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 Hamburg

Transfer tax (Grunderwerbsteuer 5.5%)
€27,500
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
€555,350

≈ +11.1% 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.

SAGA

Hamburg · 100 yrs · 137,000 units delivered

SAGA Unternehmensgruppe is Hamburg’s municipal landlord (~137,000 units). The city’s affordable-rental core plus new-build in every district.

Official site

ten brinke

Hamburg · 45 yrs · 8,000 units delivered

ten brinke is a German-Dutch project developer (Vreden, since 1977). In Berlin it is building 444 rentals in Marzahn-Mitte together with Greystar.

Official site

ECE Group

Hamburg · 61 yrs · 5,000 units delivered

ECE Group (Otto family) is Europe's leading shopping-centre developer and manager out of Hamburg (Alstertal, Überseequartier in HafenCity) plus residential and office projects.

Official site

Hamburg applies a 5.5% property transfer tax (Grunderwerbsteuer). Notary and land-registry fees add roughly 1.5–2.0%, bringing buyer closing costs to around 7–8% before any broker fee. The contract is executed before a notary and legal ownership transfers upon Grundbuch registration.

HafenCity and Harvestehude command prime price tags, while Eimsbüttel, Winterhude and Altona provide family-focused and mixed residential stock. Check flood zoning and polder associations (Deichverbände) for properties close to the Elbe and Alster canals.

FAQ

What is the transfer tax rate in Hamburg?
Hamburg levies a 5.5% Grunderwerbsteuer on the notarised purchase price, payable directly to the Finanzamt Hamburg within roughly 4–6 weeks of contract signing.
Can non-residents buy freehold property in Hamburg?
Yes. Germany imposes no nationality restrictions on residential freehold ownership. Non-residents undergo standard KYC and AML identification before the notary.

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