[{"data":1,"prerenderedAt":511},["ShallowReactive",2],{"blog-article-should-i-buy-a-tenanted-property-for-own-use-in-germany-en":3},{"article":4,"recommendedArticles":484},{"slug":5,"title":6,"listPicture":7,"listPictureMobile":8,"listPictureWebp":9,"listPictureMobileWebp":10,"preview":11,"category":12,"author":13,"authorImage":14,"authorImageWebp":15,"authorDescription":16,"authorSlug":17,"content":18,"contentRaw":19,"order":454,"publishedAt":455,"createdAt":455,"updatedAt":456,"seoTitle":457,"seoDescription":458,"seoKeywords":459,"seoImage":460,"mainPicture":461,"mainPictureMobile":462,"mainPictureWebp":463,"mainPictureMobileWebp":464,"language":465,"subTitle":459,"actionLabel":459,"actionType":459,"actionText":459,"id":459,"introduction":466,"tableOfContentArray":467},"should-i-buy-a-tenanted-property-for-own-use-in-germany","Should I Buy a Tenanted Property for Own-use in Germany? A Trap or an Opportunity?","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F1dPT9Zd7yBrmg2bhCTlFMo\u002Fbdde050f37677234d2b19c548a0f9dd7\u002Ftenanted-property-800x511.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F44Tf5XsHq1NLeKHmJJq0cp\u002F2e92685fe66389d9e9c3457a1b8f5d10\u002Ftenanted-property-380x243.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002FMAbTvek8EoxXt8oL6Lcb3\u002Fa073b421f559741d03dd7ea7bd11fdc7\u002Ftenanted-property-800x511.webp","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F20gDt8RXipOjuOaQvYCume\u002Fc9bedf6cf46d9aee7d023bceef9bf5a2\u002Ftenanted-property-380x243.webp","Buying a tenanted property can have its advantages and disadvantages. The following article will walk you through some considerations on how you can and should approach buying a tenanted property in Germany. ","property-search","Nick Mulder","https:\u002F\u002Fa.hypofriend.de\u002Fhypofriends\u002Fnick-mulder-1740563859.png","https:\u002F\u002Fa.hypofriend.de\u002Fhypofriends\u002Fnick-mulder.webp","Nick is Co-founder and CEO of Hypofriend","nick","  \u003Cdiv id=\"table-of-contents\">\n    \u003Cdiv class=\"headline\">\n      Table Of Contents\n    \u003C\u002Fdiv>\n    \u003Cul>\n      \u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-tenant-rights\">\n    Tenant Rights\n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-cancellation-for-own-use\">\n    Cancellation for Own-use\n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-what-are-the-notice-periods-for-own-use\">\n    What Are the Notice Periods for Own-use?\n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-extraordinary-10-year-protection-clause\">\n    Extraordinary 10-year Protection Clause\n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-exceptions-for-cancellation-of-own-use-hartefalle\">\n    Exceptions for Cancellation of Own-use: Härtefälle\n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-seeking-legal-help-to-make-your-claim-for-own-use-formally-correct\">\n    Seeking Legal Help to Make Your Claim for Own-use Formally Correct \n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-reaching-a-settlement-before-the-court\">\n    Reaching a Settlement Before the Court\n  \u003C\u002Fa>\n\u003C\u002Fli>\u003Cli>\n  \u003Ca @click.prevent=\"$root.$emit('scrollAnchor', $event)\" href=\"#h-a-moral-dilemma\">\n    A Moral Dilemma\n  \u003C\u002Fa>\n\u003C\u002Fli>\n    \u003C\u002Ful>\n  \u003C\u002Fdiv>\n\u003Cp>When \u003Ca href=\"https:\u002F\u002Fhypofriend.de\u002Fen\u002Fproperties\">looking for your dream home on our property radar\u003C\u002Fa>, on which you get access to properties from across Germany's property platforms, most people use the filter to exclude already rented properties. \u003C\u002Fp>\n\u003Cp>However, the dream home you're looking for might actually already be rented out. By activating this filter, you will be excluding properties that are tenanted and sold at reduced prices. When it comes to pricing, tenanted properties are often sold up to 30 % below the average price of vacant properties. \u003C\u002Fp>\n\n            \u003Cwidget type=\"callToActionRich\" headline=\"Calculate your optimal mortgage\" background-color=\"#F7F7F7\" main-cta-label=\"See my options\" main-cta-link=\"https:\u002F\u002Fhypofriend.de\u002Fen\u002Fcriteria\u002Fstart\" description=\"<p>Calculate how much you can afford and get a free online mortgage recommendation in only a few clicks.<\u002Fp>\" :pictures='[{\"url\":\"\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002FKA6i7xcAgdlHRNACbwETv\u002F92bfc6958d4b342860c06865844af08a\u002Ftoa-heftiba-9vNFtkm-Pus-unsplash.jpg\",\"title\":\"spaarplan-hero\",\"description\":\"Hero image for Spaarplan LP\"}]'>\u003C\u002Fwidget>\n           \n\u003Cp> \u003C\u002Fp>\n\u003Ch3>\u003Cb>Why Are Tenanted Properties Sold for Less? \u003C\u002Fb>\u003C\u002Fh3>\n\u003Cp>There are several reasons for this, including old rental contracts, which make these properties relatively unattractive from the perspective of an investor. In major cities like Berlin, the rental yields of some properties have fallen to as low as 1-2 %. Rental yield is the key metric that investors look at when evaluating buying properties and their investments. Since 2015, rental contracts in Germany have been regulated by the Mietpreisbremse, or rental brake, which helps ensure rental prices do not grow too fast. This has protected many tenants, but it has also made \u003Ca href=\"https:\u002F\u002Finvestfriend.de\u002Fen\">investment properties\u003C\u002Fa> much less attractive from an investor's perspective. Not being able to increase rents combined with already strong realized gains has meant an uptick in tenanted properties for sale and expected yields that are rather low, leading to a large discount. As a homebuyer buying \u003Ci>\u003Cb>for own-use\u003C\u002Fb>\u003C\u002Fi>, you can use this as an opportunity to acquire your dream home for a lower price.\u003C\u002Fp>\n\u003Cp>Use our calculator to \u003Ca href=\"https:\u002F\u002Fhypofriend.de\u002Fen\u002Frented-property-investment-calculator-germany.ia\">find out if buying a rented property makes sense for you.\u003C\u002Fa>\u003C\u002Fp>\n\u003Ch2 id=\"h-tenant-rights\">\u003Cb>Tenant Rights\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>Becoming a landlord in Germany comes with strings attached: you cannot simply terminate your tenants' rental contract without cause. Termination for the purpose of increasing the rent is also not supported. \u003C\u002Fp>\n\u003Cp>According to Section 573 (1) of the German Civil Code (BGB), the landlord may give ordinary notice of termination if they have a justified interest in terminating the tenancy. According to Section 573 (2) Sentence 2 of the German Civil Code, this arises, for example, if the landlord requires the premises as an apartment for themselves, members of their family, or members of their household. For this reason, this case is also referred to as a notice of termination for personal use, or in German, \u003Ci>Eigenbedarfskündigung\u003C\u002Fi>. \u003C\u002Fp>\n\u003Cp>Germany has some of the best tenant protection in the world. Tenants compose the majority of the population, especially in metropolitan areas like Berlin, where about 80 % of the population rents. However, tenant rights are also divided into a system that protects those who need it most. Since Eigenbedarfskündigung only applies to private landlords, it forces large investors to sell their properties, especially when they also cannot increase the rent beyond the legal limits. This leaves an opportunity for own-use buyers to buy discounted properties with the intention of self-use.\u003C\u002Fp>\n\u003Ch2 id=\"h-cancellation-for-own-use\">\u003Cb>Cancellation for Own-use\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>Tenants are well protected by law in Germany. When a landlord rents out a \u003Ca href=\"https:\u002F\u002Fhypofriend.de\u002Fen\u002Fbuy-to-let-germany.add\">rental property\u003C\u002Fa>, the tenant becomes the direct third-party owner of the rental property. A landlord can only terminate his tenant's lease if he has a justified interest in terminating the tenancy, for example, for own-use (Section 573 (2) Sentence 2 BGB).\u003C\u002Fp>\n\u003Cp>A notice of own need requires that the owner or the beneficiary (person in need) actually needs the apartment. The simple desire to occupy the property is not sufficient. A sufficient reason for a notice of need could be that the owner himself or his dependents are planning a family and need more living space in the future. A notice of own need for use as a retirement residence is also permissible. Similarly, it's sufficient if you are moving into the city and the property is close to your work.\u003C\u002Fp>\n\u003Ch2 id=\"h-what-are-the-notice-periods-for-own-use\">\u003Cb>What Are the Notice Periods for Own-use?\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>In the case of a notice of own need, the notice period depends on how long the current tenancy has existed. If the tenant has already lived in the apartment for several years, he also has longer to look for a new apartment. According to the tenancy regulations (Section 573c (1) BGB), the statutory notice periods are three to nine months, depending on the length of the tenancy:\u003C\u002Fp>\n\u003Cp>\u003Cb>Duration of the tenancy\u003C\u002Fb>\u003C\u002Fp>\n\n            \u003Cpicture>\n              \u003Csource type=\"image\u002Favif\" sizes=\"(min-width: 961px) 961px, 100vw\" srcset=\"\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=avif&w=327 327w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=avif&w=570 570w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=avif&w=961 961w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=avif&w=1200 1200w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=avif&w=1922 2x\n                    \">\n              \u003Csource type=\"image\u002Fwebp\" sizes=\"(min-width: 961px) 961px, 100vw\" srcset=\"\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=webp&w=327 327w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=webp&w=570 570w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=webp&w=961 961w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=webp&w=1200 1200w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?fm=webp&w=1922 2x\n                    \">\n              \u003Cimg loading=\"lazy\" class=\"image-fluid\" alt=\"tenanted-properties-germamy-notice-EN@2x\" sizes=\"(min-width: 961px) 961px, 100vw\" width=\"961\" srcset=\"\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?w=327 327w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?w=570 570w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?w=961 961w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?w=1200 1200w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?w=1922 2x\n                    \" src=\"\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png?w=961\">\n            \u003C\u002Fsource>\u003C\u002Fsource>\u003C\u002Fpicture>\n          \n\u003Ch2 id=\"h-extraordinary-10-year-protection-clause\">\u003Cb>Extraordinary 10-year Protection Clause\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>However, in some cases, where tenants have lived in an apartment building before it was legally partitioned into individual apartments, then they have extraordinary cancellation protection of at least three years and, in some cases, 10 years (Section 577a (1) Sentence 1 BGB) depending on the state. Buyers should, therefore, carefully check which period applies locally to the termination of owner-occupied use.\u003C\u002Fp>\n\u003Ch2 id=\"h-exceptions-for-cancellation-of-own-use-hartefalle\">\u003Cb>Exceptions for Cancellation of Own-use: Härtefälle\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>\u003Ci>Härtefälle,\u003C\u002Fi> or otherwise literally translated as Hardship cases, regard cases where the contractual termination of the tenancy would mean a hardship for the tenant or his family that cannot be justified even when taking into account the justified interests of the landlord (Section 574 (1) BGB). If such a case exists, the tenant is entitled to object and may remain in the apartment and continue to occupy it under the previous conditions. The following circumstances may constitute such a case of hardship:\u003C\u002Fp>\n\u003Cul>\n\u003Cli>\u003Cp>Old age\u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>Illness\u002Fdependence on care\u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>Pregnancy\u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>Suicide risk\u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>Deep roots in the residential environment or community \u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>In case a move endangers a graduation (school, study, training)\u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>School-age children for whom a change of school is unreasonable\u003C\u002Fp>\u003C\u002Fli>\n\u003Cli>\u003Cp>Insufficient income\u003C\u002Fp>\u003C\u002Fli>\n\u003C\u002Ful>\n\u003Ch2 id=\"h-seeking-legal-help-to-make-your-claim-for-own-use-formally-correct\">\u003Cb>Seeking Legal Help to Make Your Claim for Own-use Formally Correct \u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>We must stress that each case should be looked at on a case-by-case basis to understand the legal ramifications, both before you consider buying a specific property and before you inform the tenant of the termination. It is especially important that the termination letter is formulated correctly in order to be legally valid. In most cases, a lawyer will also be able to give you a deeper understanding of your legal claim, which can help you assess the likelihood of the court ruling in your favor. \u003C\u002Fp>\n\u003Ch2 id=\"h-reaching-a-settlement-before-the-court\">\u003Cb>Reaching a Settlement Before the Court\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>In most cases, both the new owner claiming their own use and the existing tenant will argue that their claim is valid. Compensation can be offered to help negotiate and speed up the process to avoid a lengthy court battle. The amount can vary depending on the likelihood of the termination being supported in court as well as the time saved. Ultimately, it depends on how badly the owner wants to use it for their own use, but this can be anywhere from a few thousand euros to assist with painting or moving all the way up to about 5 % of the purchase price. \u003C\u002Fp>\n\u003Cp>For example, if you are buying a tenanted property for 400.000 euros, a 5 % settlement agreement would cost you 20.000 €. Assuming you are buying the property at a 10 % or 15 % discount, you would still be paying a very fair price. \u003C\u002Fp>\n\n            \u003Cpicture>\n              \u003Csource type=\"image\u002Favif\" sizes=\"(min-width: 961px) 961px, 100vw\" srcset=\"\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=avif&w=327 327w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=avif&w=570 570w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=avif&w=961 961w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=avif&w=1200 1200w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=avif&w=1922 2x\n                    \">\n              \u003Csource type=\"image\u002Fwebp\" sizes=\"(min-width: 961px) 961px, 100vw\" srcset=\"\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=webp&w=327 327w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=webp&w=570 570w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=webp&w=961 961w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=webp&w=1200 1200w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?fm=webp&w=1922 2x\n                    \">\n              \u003Cimg loading=\"lazy\" class=\"image-fluid\" alt=\"discount-rented-properties\" sizes=\"(min-width: 961px) 961px, 100vw\" width=\"961\" srcset=\"\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?w=327 327w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?w=570 570w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?w=961 961w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?w=1200 1200w,\n                      \u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?w=1922 2x\n                    \" src=\"\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg?w=961\">\n            \u003C\u002Fsource>\u003C\u002Fsource>\u003C\u002Fpicture>\n          \n\u003Ch2 id=\"h-a-moral-dilemma\">\u003Cb>A Moral Dilemma\u003C\u002Fb>\u003C\u002Fh2>\n\u003Cp>Due to the shortage of housing and high demand in growing cities like Berlin, buying a tenanted property comes with a number of issues. It's important to realize that you will ultimately be displacing people. Even when a property is vacated because you're moving within the same city, it still often involves major disruptions. Despite any financial gains, we only support cases where the tenants are, for example, younger couples or young professionals and can easily find similar housing. We do, however, acknowledge that cancellation for own-use can and should be considered when researching and viewing potential properties for own-use buyers. \u003C\u002Fp>",{"nodeType":20,"data":21,"content":22},"document",{},[23,45,52,90,97,107,137,156,165,172,188,195,203,222,229,237,244,252,268,276,283,291,303,388,396,403,411,418,425,439,447],{"nodeType":24,"data":25,"content":26},"paragraph",{},[27,32,41],{"nodeType":28,"value":29,"marks":30,"data":31},"text","When ",[],{},{"nodeType":33,"data":34,"content":36},"hyperlink",{"uri":35},"https:\u002F\u002Fhypofriend.de\u002Fen\u002Fproperties",[37],{"nodeType":28,"value":38,"marks":39,"data":40},"looking for your dream home on our property radar",[],{},{"nodeType":28,"value":42,"marks":43,"data":44},", on which you get access to properties from across Germany's property platforms, most people use the filter to exclude already rented properties. ",[],{},{"nodeType":24,"data":46,"content":47},{},[48],{"nodeType":28,"value":49,"marks":50,"data":51},"However, the dream home you're looking for might actually already be rented out. By activating this filter, you will be excluding properties that are tenanted and sold at reduced prices. When it comes to pricing, tenanted properties are often sold up to 30 % below the average price of vacant properties. ",[],{},{"nodeType":53,"data":54,"content":60,"entry":61},"embedded-entry-block",{"target":55},{"sys":56},{"id":57,"type":58,"linkType":59},"5BOk1TyXTVOktx7RGSZJ8R","Link","Entry",[],{"title":62,"type":63,"headline":64,"description":65,"backgroundColor":75,"mainCtaLabel":76,"mainCtaLink":77,"pictures":78,"imageAlignment":87,"showBankLogos":88,"contentType":89},"Blog: Property Prices 2025 \u002F 1: Find a mortgage that suits your situation (EN)","callToActionRich","Calculate your optimal mortgage",{"data":66,"content":67,"nodeType":20},{},[68],{"data":69,"content":70,"nodeType":24},{},[71],{"data":72,"marks":73,"value":74,"nodeType":28},{},[],"Calculate how much you can afford and get a free online mortgage recommendation in only a few clicks.","#F7F7F7","See my options","https:\u002F\u002Fhypofriend.de\u002Fen\u002Fcriteria\u002Fstart",[79],{"fileName":80,"details":81,"url":86},"toa-heftiba-9vNFtkm-Pus-unsplash.jpg",{"size":82,"image":83},2531925,{"width":84,"height":85},3831,2554,"\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002FKA6i7xcAgdlHRNACbwETv\u002F92bfc6958d4b342860c06865844af08a\u002Ftoa-heftiba-9vNFtkm-Pus-unsplash.jpg","LEFT",false,"widget",{"nodeType":24,"data":91,"content":92},{},[93],{"nodeType":28,"value":94,"marks":95,"data":96}," ",[],{},{"nodeType":98,"data":99,"content":100},"heading-3",{},[101],{"nodeType":28,"value":102,"marks":103,"data":106},"Why Are Tenanted Properties Sold for Less? ",[104],{"type":105},"bold",{},{"nodeType":24,"data":108,"content":109},{},[110,114,122,126,133],{"nodeType":28,"value":111,"marks":112,"data":113},"There are several reasons for this, including old rental contracts, which make these properties relatively unattractive from the perspective of an investor. In major cities like Berlin, the rental yields of some properties have fallen to as low as 1-2 %. Rental yield is the key metric that investors look at when evaluating buying properties and their investments. Since 2015, rental contracts in Germany have been regulated by the Mietpreisbremse, or rental brake, which helps ensure rental prices do not grow too fast. This has protected many tenants, but it has also made ",[],{},{"nodeType":33,"data":115,"content":117},{"uri":116},"https:\u002F\u002Finvestfriend.de\u002Fen",[118],{"nodeType":28,"value":119,"marks":120,"data":121},"investment properties",[],{},{"nodeType":28,"value":123,"marks":124,"data":125}," much less attractive from an investor's perspective. Not being able to increase rents combined with already strong realized gains has meant an uptick in tenanted properties for sale and expected yields that are rather low, leading to a large discount. As a homebuyer buying ",[],{},{"nodeType":28,"value":127,"marks":128,"data":132},"for own-use",[129,130],{"type":105},{"type":131},"italic",{},{"nodeType":28,"value":134,"marks":135,"data":136},", you can use this as an opportunity to acquire your dream home for a lower price.",[],{},{"nodeType":24,"data":138,"content":139},{},[140,144,152],{"nodeType":28,"value":141,"marks":142,"data":143},"Use our calculator to ",[],{},{"nodeType":33,"data":145,"content":147},{"uri":146},"https:\u002F\u002Fhypofriend.de\u002Fen\u002Frented-property-investment-calculator-germany.ia",[148],{"nodeType":28,"value":149,"marks":150,"data":151},"find out if buying a rented property makes sense for you.",[],{},{"nodeType":28,"value":153,"marks":154,"data":155},"",[],{},{"nodeType":157,"data":158,"content":159},"heading-2",{},[160],{"nodeType":28,"value":161,"marks":162,"data":164},"Tenant Rights",[163],{"type":105},{},{"nodeType":24,"data":166,"content":167},{},[168],{"nodeType":28,"value":169,"marks":170,"data":171},"Becoming a landlord in Germany comes with strings attached: you cannot simply terminate your tenants' rental contract without cause. Termination for the purpose of increasing the rent is also not supported. ",[],{},{"nodeType":24,"data":173,"content":174},{},[175,179,184],{"nodeType":28,"value":176,"marks":177,"data":178},"According to Section 573 (1) of the German Civil Code (BGB), the landlord may give ordinary notice of termination if they have a justified interest in terminating the tenancy. According to Section 573 (2) Sentence 2 of the German Civil Code, this arises, for example, if the landlord requires the premises as an apartment for themselves, members of their family, or members of their household. For this reason, this case is also referred to as a notice of termination for personal use, or in German, ",[],{},{"nodeType":28,"value":180,"marks":181,"data":183},"Eigenbedarfskündigung",[182],{"type":131},{},{"nodeType":28,"value":185,"marks":186,"data":187},". ",[],{},{"nodeType":24,"data":189,"content":190},{},[191],{"nodeType":28,"value":192,"marks":193,"data":194},"Germany has some of the best tenant protection in the world. Tenants compose the majority of the population, especially in metropolitan areas like Berlin, where about 80 % of the population rents. However, tenant rights are also divided into a system that protects those who need it most. Since Eigenbedarfskündigung only applies to private landlords, it forces large investors to sell their properties, especially when they also cannot increase the rent beyond the legal limits. This leaves an opportunity for own-use buyers to buy discounted properties with the intention of self-use.",[],{},{"nodeType":157,"data":196,"content":197},{},[198],{"nodeType":28,"value":199,"marks":200,"data":202},"Cancellation for Own-use",[201],{"type":105},{},{"nodeType":24,"data":204,"content":205},{},[206,210,218],{"nodeType":28,"value":207,"marks":208,"data":209},"Tenants are well protected by law in Germany. When a landlord rents out a ",[],{},{"nodeType":33,"data":211,"content":213},{"uri":212},"https:\u002F\u002Fhypofriend.de\u002Fen\u002Fbuy-to-let-germany.add",[214],{"nodeType":28,"value":215,"marks":216,"data":217},"rental property",[],{},{"nodeType":28,"value":219,"marks":220,"data":221},", the tenant becomes the direct third-party owner of the rental property. A landlord can only terminate his tenant's lease if he has a justified interest in terminating the tenancy, for example, for own-use (Section 573 (2) Sentence 2 BGB).",[],{},{"nodeType":24,"data":223,"content":224},{},[225],{"nodeType":28,"value":226,"marks":227,"data":228},"A notice of own need requires that the owner or the beneficiary (person in need) actually needs the apartment. The simple desire to occupy the property is not sufficient. A sufficient reason for a notice of need could be that the owner himself or his dependents are planning a family and need more living space in the future. A notice of own need for use as a retirement residence is also permissible. Similarly, it's sufficient if you are moving into the city and the property is close to your work.",[],{},{"nodeType":157,"data":230,"content":231},{},[232],{"nodeType":28,"value":233,"marks":234,"data":236},"What Are the Notice Periods for Own-use?",[235],{"type":105},{},{"nodeType":24,"data":238,"content":239},{},[240],{"nodeType":28,"value":241,"marks":242,"data":243},"In the case of a notice of own need, the notice period depends on how long the current tenancy has existed. If the tenant has already lived in the apartment for several years, he also has longer to look for a new apartment. According to the tenancy regulations (Section 573c (1) BGB), the statutory notice periods are three to nine months, depending on the length of the tenancy:",[],{},{"nodeType":24,"data":245,"content":246},{},[247],{"nodeType":28,"value":248,"marks":249,"data":251},"Duration of the tenancy",[250],{"type":105},{},{"nodeType":253,"data":254,"content":259,"asset":260},"embedded-asset-block",{"target":255},{"sys":256},{"id":257,"type":58,"linkType":258},"6QfjvyvvEBez9An7tad4iQ","Asset",[],{"fileName":261,"details":262,"url":267},"tenanted-properties-germamy-notice-EN@2x.png",{"size":263,"image":264},132467,{"width":265,"height":266},1356,738,"\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6QfjvyvvEBez9An7tad4iQ\u002F874003686c8d43928a8e32bf5f7db851\u002Ftenanted-properties-germamy-notice-EN_2x.png",{"nodeType":157,"data":269,"content":270},{},[271],{"nodeType":28,"value":272,"marks":273,"data":275},"Extraordinary 10-year Protection Clause",[274],{"type":105},{},{"nodeType":24,"data":277,"content":278},{},[279],{"nodeType":28,"value":280,"marks":281,"data":282},"However, in some cases, where tenants have lived in an apartment building before it was legally partitioned into individual apartments, then they have extraordinary cancellation protection of at least three years and, in some cases, 10 years (Section 577a (1) Sentence 1 BGB) depending on the state. Buyers should, therefore, carefully check which period applies locally to the termination of owner-occupied use.",[],{},{"nodeType":157,"data":284,"content":285},{},[286],{"nodeType":28,"value":287,"marks":288,"data":290},"Exceptions for Cancellation of Own-use: Härtefälle",[289],{"type":105},{},{"nodeType":24,"data":292,"content":293},{},[294,299],{"nodeType":28,"value":295,"marks":296,"data":298},"Härtefälle,",[297],{"type":131},{},{"nodeType":28,"value":300,"marks":301,"data":302}," or otherwise literally translated as Hardship cases, regard cases where the contractual termination of the tenancy would mean a hardship for the tenant or his family that cannot be justified even when taking into account the justified interests of the landlord (Section 574 (1) BGB). If such a case exists, the tenant is entitled to object and may remain in the apartment and continue to occupy it under the previous conditions. The following circumstances may constitute such a case of hardship:",[],{},{"nodeType":304,"data":305,"content":306},"unordered-list",{},[307,318,328,338,348,358,368,378],{"nodeType":308,"data":309,"content":310},"list-item",{},[311],{"nodeType":24,"data":312,"content":313},{},[314],{"nodeType":28,"value":315,"marks":316,"data":317},"Old age",[],{},{"nodeType":308,"data":319,"content":320},{},[321],{"nodeType":24,"data":322,"content":323},{},[324],{"nodeType":28,"value":325,"marks":326,"data":327},"Illness\u002Fdependence on care",[],{},{"nodeType":308,"data":329,"content":330},{},[331],{"nodeType":24,"data":332,"content":333},{},[334],{"nodeType":28,"value":335,"marks":336,"data":337},"Pregnancy",[],{},{"nodeType":308,"data":339,"content":340},{},[341],{"nodeType":24,"data":342,"content":343},{},[344],{"nodeType":28,"value":345,"marks":346,"data":347},"Suicide risk",[],{},{"nodeType":308,"data":349,"content":350},{},[351],{"nodeType":24,"data":352,"content":353},{},[354],{"nodeType":28,"value":355,"marks":356,"data":357},"Deep roots in the residential environment or community ",[],{},{"nodeType":308,"data":359,"content":360},{},[361],{"nodeType":24,"data":362,"content":363},{},[364],{"nodeType":28,"value":365,"marks":366,"data":367},"In case a move endangers a graduation (school, study, training)",[],{},{"nodeType":308,"data":369,"content":370},{},[371],{"nodeType":24,"data":372,"content":373},{},[374],{"nodeType":28,"value":375,"marks":376,"data":377},"School-age children for whom a change of school is unreasonable",[],{},{"nodeType":308,"data":379,"content":380},{},[381],{"nodeType":24,"data":382,"content":383},{},[384],{"nodeType":28,"value":385,"marks":386,"data":387},"Insufficient income",[],{},{"nodeType":157,"data":389,"content":390},{},[391],{"nodeType":28,"value":392,"marks":393,"data":395},"Seeking Legal Help to Make Your Claim for Own-use Formally Correct ",[394],{"type":105},{},{"nodeType":24,"data":397,"content":398},{},[399],{"nodeType":28,"value":400,"marks":401,"data":402},"We must stress that each case should be looked at on a case-by-case basis to understand the legal ramifications, both before you consider buying a specific property and before you inform the tenant of the termination. It is especially important that the termination letter is formulated correctly in order to be legally valid. In most cases, a lawyer will also be able to give you a deeper understanding of your legal claim, which can help you assess the likelihood of the court ruling in your favor. ",[],{},{"nodeType":157,"data":404,"content":405},{},[406],{"nodeType":28,"value":407,"marks":408,"data":410},"Reaching a Settlement Before the Court",[409],{"type":105},{},{"nodeType":24,"data":412,"content":413},{},[414],{"nodeType":28,"value":415,"marks":416,"data":417},"In most cases, both the new owner claiming their own use and the existing tenant will argue that their claim is valid. Compensation can be offered to help negotiate and speed up the process to avoid a lengthy court battle. The amount can vary depending on the likelihood of the termination being supported in court as well as the time saved. Ultimately, it depends on how badly the owner wants to use it for their own use, but this can be anywhere from a few thousand euros to assist with painting or moving all the way up to about 5 % of the purchase price. ",[],{},{"nodeType":24,"data":419,"content":420},{},[421],{"nodeType":28,"value":422,"marks":423,"data":424},"For example, if you are buying a tenanted property for 400.000 euros, a 5 % settlement agreement would cost you 20.000 €. Assuming you are buying the property at a 10 % or 15 % discount, you would still be paying a very fair price. ",[],{},{"nodeType":253,"data":426,"content":430,"asset":431},{"target":427},{"sys":428},{"id":429,"type":58,"linkType":258},"3rbFusYAXwXWMuSBLqEqQc",[],{"fileName":432,"details":433,"url":438},"discount-rented-properties.jpg",{"size":434,"image":435},86252,{"width":436,"height":437},1976,1590,"\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3rbFusYAXwXWMuSBLqEqQc\u002Fef477ee4dc5d5ec9080ea6c50d90ca5a\u002Fdiscount-rented-properties.jpg",{"nodeType":157,"data":440,"content":441},{},[442],{"nodeType":28,"value":443,"marks":444,"data":446},"A Moral Dilemma",[445],{"type":105},{},{"nodeType":24,"data":448,"content":449},{},[450],{"nodeType":28,"value":451,"marks":452,"data":453},"Due to the shortage of housing and high demand in growing cities like Berlin, buying a tenanted property comes with a number of issues. It's important to realize that you will ultimately be displacing people. Even when a property is vacated because you're moving within the same city, it still often involves major disruptions. Despite any financial gains, we only support cases where the tenants are, for example, younger couples or young professionals and can easily find similar housing. We do, however, acknowledge that cancellation for own-use can and should be considered when researching and viewing potential properties for own-use buyers. ",[],{},1,"Thu, 21 Oct 2021 13:47:46 +0000","Mon, 17 Nov 2025 16:32:42 +0000","Buying a Tenanted Property in Germany: Opportunity or Trap?","Buying a tenanted property in Germany? Discover the advantages, legal considerations, and moral implications. Is it a smart investment or a potential trap?",null,"https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3gDOYzvF7poxlmditA5j59\u002Fc0bedaf8c7223406b540b7b9ad632923\u002FSEO-tenanted-property-800x534.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6GW06FRLu0j8nCxADiasIA\u002Fdd322f3cde9ce96061a3464202bef81b\u002Ftenanted-property-1692x918.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F4AjTwFZXL617VysC5eVcnq\u002F318f620197b78ac4f2e29399b49c033d\u002Ftenanted-property-523x366.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6wPH7PVqpeDo87hSAn7fVo\u002F180249b0bf3866cb2468b81adcac2ea3\u002Ftenanted-property-1692x918.webp","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F65Z5tUdIHjj63l5ZSa7S9k\u002Fd9bf010b43d2bfcd8e7fa983f8569896\u002Ftenanted-property-523x366.webp","en","\nWith property prices rapidly increasing across Germany, many investors are seeing an opportunity to sell their rented properties for a handsome profit. But where does that leave you as a potential homebuyer?\n\nBuying a tenanted property can have its advantages and disadvantages. The following article will walk you through some considerations on how you can and should approach buying a tenanted property in Germany. However, before we get started, we want to clarify that from a moral point of view it's very important to be aware of the impact this might have on potential tenants. We only support the notion of buying tenanted properties where the tenants can find similar, suitable housing. \n",[468,470,472,474,476,478,480,482],{"key":469,"value":161},"#h-tenant-rights",{"key":471,"value":199},"#h-cancellation-for-own-use",{"key":473,"value":233},"#h-what-are-the-notice-periods-for-own-use",{"key":475,"value":272},"#h-extraordinary-10-year-protection-clause",{"key":477,"value":287},"#h-exceptions-for-cancellation-of-own-use-hartefalle",{"key":479,"value":392},"#h-seeking-legal-help-to-make-your-claim-for-own-use-formally-correct",{"key":481,"value":407},"#h-reaching-a-settlement-before-the-court",{"key":483,"value":443},"#h-a-moral-dilemma",[485,495,503],{"slug":486,"title":487,"listPicture":488,"listPictureMobile":489,"listPictureWebp":490,"listPictureMobileWebp":491,"preview":492,"category":12,"categoryTitle":493,"categoryCode":494},"property-prices-germany-2026","Where It Still Makes Sense to Buy a Home in Germany – 2026","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F61qlPPB7YcT6uGtMuEZxVD\u002F0031d19efd13eccef6c230ae7fbfe6eb\u002Fnews-800x511.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F2U5AF4Jzh0sbYHDa3wNoKK\u002F8cf082a20057781fed438467ba5877ed\u002Fnews-380x243.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F6bf2ZgIc6NGtMGyDDL8WdE\u002F8e617188029d1d7d7ca56c32e9b45e51\u002Fnews-800x511.webp","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F1rJVpZ1NLJnsW62W5biSOf\u002Fab4284c09dfa1afc3e3670d4f879c4ee\u002Fnews-380x243.webp","For future homebuyers and investors, the question in 2026 isn't if you should buy in Germany, but where. This article examines the findings of the latest Postbank Property Atlas to reveal affordable regions with strong growth potential.","Property Search","dd",{"slug":496,"title":497,"listPicture":498,"listPictureMobile":499,"listPictureWebp":500,"listPictureMobileWebp":501,"preview":502,"category":12,"categoryTitle":493,"categoryCode":494},"property-prices-in-berlin","Berlin Property Prices and District Guide","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F3Jzb07ZQZiCP8QhWbgO2Tc\u002F8f9363fc6ad54220d266ea5df0f7b9f6\u002Fproperty-prices-berlin-800x430.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F18hJSOMw6bJSjApAYwCt9c\u002F250d03ebe7b859087df48fc470ab088e\u002Fproperty-prices-berlin-380x243.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F12Ku3btn4KByYlfkRY2nLw\u002Fb199e50aa7182d3d7e2e5121cd79e55b\u002Fproperty-prices-berlin-800x430.webp","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F40xEmpDSUZs5HSBEu1j8fA\u002Fbdf6ded281c838e92b5dc7d43f5c8c07\u002Fproperty-prices-berlin-380x243.webp","How much does an apartment in Berlin cost? Explore our overview with real estate prices and average cost per square meter across all Berlin districts. Get the data you need to buy.",{"slug":504,"title":505,"listPicture":506,"listPictureMobile":507,"listPictureWebp":508,"listPictureMobileWebp":509,"preview":510,"category":12,"categoryTitle":493,"categoryCode":494},"benefits-investment-property-germany","Why Being a Landlord is So Attractive in Germany?","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F2v1gVQ7rW8iroGk9v5BelF\u002F042913ad467ae079a9e8b3eff5774453\u002Frent-or-buy-in-germany-800x511.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F1RJw8JzlKIZpFp8yqKyzd9\u002F73514c70b76371210677e870913a9d10\u002Frent-or-buy-in-germany-380x243.jpg","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F32i9vpXi8qTtbRP0tTzsCp\u002Fe6ffaa411151aa33b31d762369dd528d\u002Frent-or-buy-in-germany-800x511.webp","https:\u002F\u002Fimages.ctfassets.net\u002Fshj4zexxz7od\u002F5sUcTnCNyhKIzPQcrQUDGl\u002F709d66fd60ce3d5b750a42b6de9eb96f\u002Frent-or-buy-in-germany-380x243.webp","Germany has an unusually generous system for investment properties, and the returns are high. Read here what you need to know.",1789137981329]