Selling a Property in Freising: The Complete Process

Realistically, how long does it take to sell a house in Freising?

In the Freising district, given the current market conditions (as of 08/26), it takes 10 to 18 weeks from the initial listing to the notary appointment—provided the property is priced in line with the market and well-prepared. For highly sought-after properties in prime locations, the process can be faster; for properties requiring renovation, with an unusual layout, or involving a complicated ownership situation (community of heirs, divorce), it often takes longer. Those who realistically factor this timeframe into their plans from the start can avoid unnecessary pressure during negotiations.

Step 1: Clarify Reasons for Selling and Define Goals

Before a price is even set, it’s worth taking an honest look at the situation: Should the sale happen as quickly as possible, or is getting the highest possible price the priority? Is there a specific deadline by which the money is needed? Is a lease-back or right of residence desired? These questions influence the entire strategy—from pricing to selecting the target buyer group.

Step 2: Market-Based Valuation

The asking price is the most important factor in the entire sales process. If it’s set too high, the property loses its appeal after just a few weeks, the time on the market increases, and it often ends up selling below its actual achievable market value—because a property that’s been listed for a long time gives prospective buyers the impression that something must be wrong with it. If it’s set too low, you’re giving away money. A well-founded appraisal that takes into account the micro-location, energy efficiency, and recent comparable sales is therefore the first and most important step. (Read more about this in our separate article on real estate appraisals: Online Tool vs. On-Site Appointment.)

Step 3: Gathering Documents

A complete set of documents significantly speeds up the entire process and builds trust with prospective buyers. This typically includes:

• Current Land Registry Extract
• Construction plans, floor plans, and living area calculation
• Valid energy performance certificate
• Building permits, additions, and extensions
• Proof of completed modernization and renovation work
• For condominiums: Declaration of Division, floor plan, current minutes of the owners’ meetings, annual financial statement, budget
• For rental properties: Lease agreement and utility bills

The more complete the documentation is at the outset, the fewer delays there will be later in the process—especially shortly before the notary appointment, when missing documents can quickly become a bottleneck.

Step 4: Property Brochure and Marketing Strategy

A compelling property profile doesn’t just list facts—it conveys a sense of the property: high-quality photos, a clear description of the property, and—with effective marketing—information about the surrounding area, infrastructure, and the quality of the location. At the same time, a decision is made as to whether the property will be marketed publicly through real estate portals or offered discreetly to a pre-qualified group of interested parties. The latter is particularly advisable in sensitive sales situations, such as when discretion is desired with regard to neighbors or tenants.

Step 5: Coordinate Viewings

This is often the point where interest turns into an offer. Scheduling multiple viewings at once instead of individual appointments saves time and creates a sense of demand. A well-maintained, tidy, and neutrally furnished presentation of the property has been proven to increase the success rate—clearing out clutter and a subtle, tasteful staging pay off here, even if the effort seems tedious at first.

Step 6: Credit Check and Negotiation

Not every purchase offer is equally valuable. Before making a binding commitment, the prospective buyer’s ability to secure financing should be verified—a financing confirmation from the bank provides certainty and prevents a sale from falling through due to financing issues shortly before the notary appointment. In the price negotiation itself, a realistic, well-reasoned starting point pays off: Those who can back up the price with verifiable comparative data negotiate from a stronger position.

Step 7: Notary Appointment and Purchase Agreement

The purchase agreement is drafted by the notary and is typically sent to both parties for review about two weeks before the actual appointment. Key components include:

• Subject of Purchase and Purchase Price
• Payment Terms and Due Date
• Closing Date
• Disclaimer of Warranty (for "as-is" sales, standard practice in the real estate industry for existing properties)
• Priority notice of conveyance to protect the buyer

After notarization, the notary reports the transaction to the tax office; the buyer receives the notice regarding real estate transfer tax (currently 3.5% of the purchase price in Bavaria), payment of which is a prerequisite for the transfer of title in the land register.

Step 8: Handover

The keys are handed over at the agreed-upon time—ideally with a joint handover report documenting meter readings (electricity, gas, water), the condition of the property, and the number of keys handed over. This protects both parties from future disputes.

Tax Considerations: The Speculation Period

Anyone who resells a property within ten years of purchase and has not lived in it continuously must, as a general rule, pay tax on the profit realized (private sales transactions, Section 23 of the German Income Tax Act (EStG)). If the property was occupied by the owner continuously or during the year of sale and the two preceding years, the tax liability does not apply, regardless of the holding period. For inherited or gifted real estate, the acquisition by the original legal predecessor—not the inheritance itself—is what counts for calculating the time period. These regulations are complex enough that, in case of doubt, it is worth seeking tax advice—especially in the case of communities of heirs or properties with mixed use.

Why Professional Guidance Makes All the Difference

On paper, a private sale saves you the real estate agent’s commission—but in practice, it often turns out that money is lost precisely where experience is lacking: in setting a realistic price, vetting buyers, drafting the contract, or simply coordinating the sale professionally over the course of weeks while juggling your own daily life. At VON POLL IMMOBILIEN Freising/Erding, we guide you through the entire process—from the initial appraisal to the handover of the keys.

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Note: This article is intended for general informational purposes only and does not constitute individual legal or tax advice. For definitive information regarding your personal tax situation, please consult a tax advisor.