Houses for Sale in Germany - Border Region and Achterhoek

The Short Answer

The German border region (especially the Achterhoek) is popular with Belgian and Dutch buyers because:

• Prices are MUCH LOWER (€150,000-€250,000 for comparable homes)
• More space (larger houses, bigger plots)
• Close to Belgium (30-60 minutes to the border)
• Better employment opportunities in the region
• More nature (Eifel, forests)

BUT: There are also risks and complications:

• Different taxes and legislation
• Mortgages are harder to arrange (when coming from Belgium)
• Language barrier
• Legal complexity

This guide explains everything for Belgian buyers.

1. Why Buy a House in the German Border Region?

The Advantages:

1. MUCH LOWER PRICES

This is the big advantage.

Saving: €100,000-€300,000 for the same house!

2. MORE SPACE FOR YOUR MONEY

In Germany you get:

• Larger houses (150-200 m²)
• Bigger plots (500-1,000 m²)
• More rooms
• Better amenities

For the same price as a small house in Belgium.

3. CLOSE TO BELGIUM

Distances:

• Germany Achterhoek ↔ Brussels: 2-3 hours
• Germany Achterhoek ↔ Limburg (Belgium): 30-60 minutes
• Germany Achterhoek ↔ The Netherlands: 30 minutes

You can easily travel back and forth.

4. BETTER EMPLOYMENT OPPORTUNITIES IN THE REGION

Germany offers:

• A strong economy
• Many businesses (Münster and Cologne regions)
• Low unemployment
• Good wages

Perfect if you want to work in the border area.

5. NATURE AND QUALITY OF LIFE

The German Achterhoek area offers:

• National parks (Eifel)
• Forests and open countryside
• Quiet villages
• Plenty of leisure activities

Life is calmer here than in busy Belgium.

The Disadvantages:

1. DIFFERENT LEGISLATION

Everything is different:

• German property law
• Different taxes
• Different registration procedures

You will need a German adviser.

2. MORTGAGES ARE MORE DIFFICULT

As a Belgian buyer:

• German banks are wary of Belgian income
• Belgian banks are reluctant to finance property in Germany
• You need to look for specialist international mortgage products

This makes financing complicated and expensive.

3. LANGUAGE BARRIER

A lot of the paperwork is in German:

• Mortgage contracts
• Notarial documents
• Tax forms

You will need translation or interpreter services.

4. LEGAL COMPLEXITY

German property law is complex:

• Registration duties
• Inheritance tax (Germany has VERY HIGH inheritance tax!)
• Property rights
• Notarial procedures

This costs money and time.

2. The Regions - Where Are the Best Deals?

Achterhoek (Gelderland, Netherlands)

This Is NOT Germany, But the Dutch Border Region!

• More affordable than Germany
• Simpler administration (Dutch law applies)
• Closer to Belgium
• Many Belgian buyers here

Prices: €1,800-€2,800/m²

Eifel Region (Germany)

This Is Genuinely Germany.

• Rural area with lots of nature
• The most affordable area in Germany
• Many international buyers
• Charming villages (Monschau, Manderscheid)

Prices: €1,500-€2,200/m²

Münster Region (Germany)

Closer to Economic Hubs

• Better for employment
• Slightly more expensive
• More urban
• Good transport links

Prices: €2,200-€3,200/m²

Rhein-Sieg (Germany)

Between Cologne and Bonn

• Very good value
• Lots of nature
• Good for commuters to Cologne
• Many international buyers

Prices: €2,000-€2,800/m²

3. Price Overview - What Does a House Cost?

Eifel (Most Affordable):

Achterhoek (Slightly More Expensive):

4. Buying Costs in Germany

These differ considerably from Belgium!

Property Transfer Tax (Grunderwerbsteuer):

Germany: 3-7.5% of the purchase price (depending on the federal state)

• Schleswig-Holstein: 5%
• North Rhine-Westphalia: 6.5%
• Baden-Württemberg: 5%

Example:

• Purchase price: €200,000
• Property transfer tax (5%): €10,000

This Is MUCH higher than in Belgium!

Other Costs:

For a €200,000 house: an extra €20,000-€30,000 in costs!

5. Mortgage and Financing - This Is Tricky!

The Problem:

As a Belgian buyer:

• German banks are not comfortable with Belgian income
• Belgian banks are unwilling to finance German properties
• International mortgages are expensive

Your Options:

Option 1: German Bank (Difficult)

Requirements:

• German employment contract (or EU employment)
• German IBAN
• Documents in German
• Possibly a German passport/visa

Interest rate: 3.5-5% (average 2025)
Term: 10-25 years
Loan-to-Value: Up to 80%

Banks:

• ING DiBa
• Commerzbank
• Deutsche Bank
• Sparkasse (local)

Option 2: Belgian Bank with International Mortgage

Requirements:

• Belgian income
• Belgian employment contract
• Belgian ID

Interest rate: 4.5-6.5% (MORE EXPENSIVE!)
Term: 15-20 years
Loan-to-Value: Up to 70-75%

Banks:

• ING Belgium
• BNP Paribas Fortis
• Belfius
• KBC

Option 3: Cash Purchase (SMART!)

Many Belgian buyers go down this route:

• Save up a substantial amount
• Buy entirely with cash
• No mortgage headaches
• Cost savings

This Is Realistic: For houses priced between €150,000 and €250,000.

6. Taxes in Germany - What Do You Pay Each Year?

This is MUCH higher than in Belgium!

Property Tax (Grundsteuer):

Annual charge based on the value of the property:

This Is 2-4 Times More Than in Belgium!

Inheritance Tax in Germany (On Death):

WARNING: VERY HIGH!

• Child inherits: 7-30% (depending on the amount)
• Brother/Sister: 15-43%
• Unrelated persons: 30-50%

Example:

• Child inherits a house worth €250,000 in Germany
• Inheritance tax: 19% = €47,500
• In Belgium, this would be significantly lower!

This Is an ENORMOUS disadvantage!

Income Tax (If You Live in Germany):

Belgium: up to 55%
Germany: up to 45%

Germany is actually CHEAPER when it comes to income tax!

7. Practical Steps - How to Buy a House in Germany

Step 1: Research the Region

• Visit villages
• Talk to local estate agents
• Look into employment opportunities
• Check schools (if you have children)

Timing: 1-2 months

Step 2: Search for Properties Online

Websites:

• Immoscout24.de (most widely used)
• Immonet.de
• Makler.de
• Ebay-kleinanzeigen.de (private sellers)

Tip: Turn on Google Translate - everything will be translated automatically.

Step 3: Contact an Estate Agent

In Germany, estate agents are very helpful:

• Many speak English
• Free advice
• Arrange viewings

Agent commission: 3-7% (shared between buyer and seller)

Step 4: Inspection and Valuation

Essential! German houses can be old:

• Energy performance certificate (EPC equivalent)
• Structural inspection
• Water damage
• Roof condition

Cost: €300-€600

Step 5: Arrange Financing (Optional)

If you need a loan:

• Contact a German bank
• Or: a Belgian bank offering an international mortgage
• Application and approval: 4-6 weeks

Step 6: Engage a Notary

This Is COMPULSORY in Germany!

The German notary (Notar):

• Checks everything
• Draws up the official deed
• Registers the property
• Calculates all costs

Cost: 1-1.5% of the purchase price

Step 7: Complete the Financing

• Sign the mortgage deed (at the notary)
• Transfer the funds
• Property registered in your name

Timing: 4-8 weeks in total

8. Practical Guide - What You Will Need

Documents for a Mortgage:

• Belgian ID/passport
• Belgian employment contract (or proof of income)
• Bank statements for the last 3 months
• Employer's certificate
• Income tax return (last 2 years)

Documents for the Notary:

• ID/Passport
• Tax identification number
• Bank details (German IBAN required)

Local Contacts:

• German estate agent
• German notary (Notar)
• A tax adviser, if needed

9. Advantages Summarised - Why It Can Be Worth It

Financial:

• ✅ €100,000-€300,000 saving on the purchase price
• ✅ More space for your money
• ✅ No wealth tax in Germany (unlike Belgium)
• ✅ Lower income tax than Belgium (45% vs 55%)

Lifestyle:

• ✅ More nature and space
• ✅ Quieter living
• ✅ Better for families (larger gardens)
• ✅ International community (many Belgian expats)

Practical:

• ✅ 30-60 min to Belgium
• ✅ Good German job market
• ✅ Good schools (German quality)
• ✅ Easy travel to neighbouring countries

10. Disadvantages Summarised - Proceed with Caution!

Financial:

• ❌ Much higher notary costs (5-7% vs around 2% in Belgium)
• ❌ Inheritance tax MUCH higher (19-30% vs 3% in Belgium)
• ❌ Annual taxes 2-4 times higher
• ❌ Mortgages are difficult and more expensive

Legal:

• ❌ Complex German legislation
• ❌ Language barrier
• ❌ Notary costs are substantial

Practical:

• ❌ Far from Brussels (2-3 hours)
• ❌ German bureaucracy
• ❌ Language learning required

11. So - Who Is This Suited For?

SUITED for:

• ✅ Families looking for more space
• ✅ People with a job in Germany
• ✅ Buyers with a larger budget
• ✅ Cross-border commuters
• ✅ Cash buyers (no mortgage needed)

NOT suited for:

• ❌ Single-person households with a small budget
• ❌ People with Belgian-only income
• ❌ Those who need a large mortgage
• ❌ Those put off by administrative complexity
• ❌ Younger buyers (heavy inheritance tax down the line)

12. Summary: Buying a House in the German Border Region

Key points:

1. Prices 50% LOWER (€1,500-€3,000/m² vs €3,500-€6,000 in Belgium)
2. Much more space for your money (larger houses and gardens)
3. Close to Belgium (30-60 min to the border)
4. BUT: Higher costs

• Notary: 5-7% (vs around 2% in Belgium)
• Inheritance tax: 19-30% (vs 3% in Belgium)
• Annual taxes: 2-4 times higher

1. Mortgages are difficult for Belgians (expensive or simply not available)
2. Legal complexity (German law)
3. BEST FOR: Cash buyers / families / cross-border commuters

Golden Rule: A good fit if you want LOTS of space and can buy CASH. Not the right choice if you need a mortgage.

Next Step

Interested in Germany? Start with:

1. Visit the region (Eifel/Achterhoek)
2. Browse Immoscout24.de
3. Contact a German estate agent
4. Look into taxes with a tax adviser

Good luck!