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ENERGY

Scholz defends German energy plan against EU critics

Chancellor Olaf Scholz on Tuesday pushed back against European criticism of Germany's €200 billion energy fund, saying other countries were also taking steps to shield citizens from historic price shocks.

German Chancellor Olaf Scholz speaks at a press conference in Berlin with the Prime Minister of the Netherlands.
German Chancellor Olaf Scholz speaks at a press conference in Berlin. Photo: picture alliance/dpa | Bernd von Jutrczenka.

“The measures we are taking are not unique but are also being taken elsewhere and rightly so,” Scholz said at a Berlin press conference.

France and key members of the European Commission have voiced concern about a go-it-alone approach by Berlin and are calling for EU-wide solutions to the energy crunch aggravated by war in Ukraine that has seen key supplier Russia turn off the gas taps.

They fear that European countries with high debts cannot afford the largesse demonstrated by Germany, the EU’s biggest economy, thus distorting the single market.

But Scholz insisted Germany’s planned measures, including caps on power prices, were justified to help citizens and businesses cope with sky-high gas and electricity bills.

READ ALSO: Germany to thrash out details of €200 billion energy support package

“Prices must come down,” he told reporters, speaking alongside Dutch Prime Minister Mark Rutte.

Asked whether Germany was displaying a lack of solidarity with its European Union peers, Scholz replied that other countries would benefit from massive investments in LNG terminals at German ports.

Germany was creating these import capacities “not just for Germany but also for many of our neighbours in the Czech Republic, Slovakia, Austria and beyond,” he said.

‘Misunderstanding’

German Finance Minister Christian Lindner also moved to reassure his EU counterparts about Berlin’s energy plans at talks in Luxembourg on Tuesday.

“There had been a misunderstanding…. Our package… is proportionate if you compare the size and the vulnerability of the German economy,” Lindner said.

“We are using our economic strength to protect ourselves.”

Lindner and Scholz both stressed that the €200 fund would finance support measures until 2024, “so this is not just over a short period”, the chancellor said.

Berlin’s defence came after two key members of the EU’s executive singled out Germany for its plan in a rare rebuke from Brussels to the bloc’s most powerful member state.

Internal market commissioner Thierry Breton and economy commissioner Paolo Gentiloni, from France and Italy respectively, said that Berlin’s plan “raised questions” on fairness and urged a “European instrument” to help countries.

They added that creating a mechanism similar to the so-called SURE programme, which the EU launched during the coronavirus crisis, should be looked at.

That provided member states with favourable EU loans to pay for short-time work schemes decimated by pandemic lockdowns.

“What we did with this SURE mechanism during the pandemic was an interesting proposal. It is based on loans. And I think it could be realistic,” Gentiloni said.

That programme was less ambitious than the historic €750 billion Covid recovery programme which saw the EU’s 27 member states jointly emit fresh borrowing to save Europe’s economy.

Lindner, a fiscal conservative, ruled out any programme that would resemble the landmark pandemic rescue.

“I don’t think joint borrowing will be a solution,” he said.

In Berlin, Scholz and Rutte also suggested that it was too early to consider new joint borrowings, as they pointed out that the huge funds from the Covid recovery fund had not yet been exhausted.

By Michelle FITZPATRICK with Daniel ARONSSOHN in Luxembourg
   

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PROPERTY

Who pays broker’s fees on property in Germany – and how much do they cost?

One of the major hidden costs of buying and selling property in Germany is the estate agent's commission, or broker's fee. We look at some of the unusual rules around it - and how much you can expect to pay.

Who pays broker's fees on property in Germany - and how much do they cost?

There are many areas of life in which things in Germany function just that little bit differently – and buying a house is no exception.

Though the buoyant property market in the Bundesrepublik makes it an attractive place to buy, anyone looking to get their foot on the housing ladder should consider the hidden fees they might incur.

Beyond interest rates, taxes and fees for notaries and translators, one major outlay is the estate agent’s commission, which can sometimes stretch to thousands of euros.

Here’s what to know about these hefty fees and how you might be able to lower them. 

Who pays commission on property transactions in Germany?

If you come from another European country or somewhere like the United States, you may be used to a system in which the seller pays the broker’s fee. This intuitively makes sense because the estate agent is there to market the property, liaise with buyers and ultimately get the best price for the seller – so it makes sense that the seller should pay for these services.

Until recently, however, it was the buyer who was responsible for paying the entirety of the estate agent’s commission in Germany. That meant that these fees – which could be as high as seven percent of the purchase cost – were added to the mountain of extra costs buyers had to contend with, from notary fees to land transfer tax.

READ ALSO: The hidden costs of buying a house in Germany

Luckily for buyers (but less so for sellers), this was changed under a law that came into force at the end of 2020. Since then, costs are generally split 50/50 between buyers and sellers.

However, there are some details that are important to note here. If the seller commissions the estate agent to help them sell their home, they are technically liable for the costs but must pay a minimum of 50 percent. 

If the buyer commissions the estate agent to find them a home, the same rules apply the other way around: the buyer is liable for the costs but can obtain a maximum of 50 percent from the seller.

In each case, the side that commissioned the broker must prove they have paid their share before the other side is liable to pay theirs. 

How much do estate agents’ fees cost in Germany?

Commission on property sales varies from state to state but is generally set at between 5 and 7 percent of the purchase price.

According to online portal ImmobilienScout24, these were the standard rates that applied in each of the federal states in 2024, with the number in brackets representing a 50 percent share of the costs:

Baden-Württemberg: 7.14 percent (3.57 percent)

Bavaria: 7.14 percent (3.57 percent)

Berlin: 7.14 percent (3.57 percent)

Brandenburg: 7.14 percent (3.57 percent)

Bremen: 5.95 percent (2.97 percent)

Hamburg: 6.25 percent (3.12 percent)

Hesse: 5.95 percent (2.97 percent)

Lower Saxony: 4.76 – 5,95 percent or 7.14 percent, depending on the region. (2.38 – 3.57 percent)

Mecklenburg Western-Pomerania: 5.95 percent (2.97 percent)

North Rhine-Westphalia: 7.14 percent (3.57 percent)

Rhineland-Palatinate: 7.14 percent (3.57 percent)

Saarland: 7.14 percent (3.57 percent)

Saxony: 7.14 percent (3.57 percent)

Saxony-Anhalt: 7.14 percent (3.57 percent)

Schleswig-Holstein: 7.14 percent (3.57 percent)

Thuringia: 7.14 percent (3.57 percent)

If it’s hard to gauge how much this means in real terms, we can take the example of two properties: a €200,000 apartment and a €500,000 family home.

In the state of Hesse, a buyer splitting the broker’s fee equally with the seller would pay €5,940 to buy the €200,000 apartment and €14,850 to buy the €500,000 house.

In pricier Berlin, meanwhile, the same buyer would pay €7,140 on the €200,000 apartment and €17,850 on the €500,000 house.

READ ALSO: Is autumn 2024 the right time to buy a property in Germany?

Here’s where it gets more complicated, however: under German law, you are technically free to negotiate the commission with your estate agent.

That means that, especially in areas with stiff competition, you may be able to secure a better deal. 

Do I always have to pay commission in Germany? 

Not always. In fact, as a seller, you’re perfectly free to sell your property privately without enlisting the help of a real estate agent.

The benefit of this, of course, is that you can potentially save thousands of euros in fees, both for yourself and any prospective buyer. 

On the flip side, though, you will need to take the entire job of the estate agent on yourself, from marketing the property to liaising with potential buyers and finally closing the deal.

Real estate agent Germany

A real estate agent talks to prospective tenants at an apartment viewing. Photo: picture alliance/dpa | Tobias Hase

There can also be some upfront costs involved in commissioning things like floor plans and professional photography, as well as the time you’ll need to invest in learning all the procedures and preparing relevant documents for notary – to name just a few examples.

Ultimately, though, it’s up to you to decide whether the expense of working with a professional broker is worth it in the end. 

As a buyer, there are also some situations where you’ll see the words ‘provisionsfrei’ – or commission-free – written in a property listing.

This is fairly common in new-build properties, where the developer may sell the homes directly to interested buyers. More rarely, an existing property may be listed without commission, making it a more attractive proposition.

In both cases, it’s possible that commission has been built into the purchase price, so you may not necessarily be getting a better deal.

Another case where you’re likely to be able to avoid commission as a buyer are so-called Kapitalanlagen – or buy-to-let properties. 

READ ALSO: Should you think about purchasing a buy-to-let property in Germany?

These tenanted properties are designed to be bought as investments: buyers can enjoy additional rental income over time and, ideally, will also make money when they come to sell the property several years later.

For this reason, costs are generally kept slightly lower for the buyer by eschewing the standard broker’s commission. 

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