German Property Tax Calculator (Grundsteuer)
Two numbers set your German property tax: the Messbetrag on your assessment notice and your municipality's Hebesatz. Enter both and see the annual and monthly Grundsteuer, with the 2025 reform explained below.
Get a real financing check: freeFormula per the 2025 reform: Grundsteuerwert → Steuermesszahl → Messbetrag (on your Grundsteuermessbescheid from the tax office) × the Hebesatz your municipality publishes. For rented property, Grundsteuer passes to tenants via the Nebenkostenabrechnung. Illustrative estimate: actual terms depend on the property, your profile and the lender. Not financial or tax advice.
How this calculator works
Since the 2025 reform, Grundsteuer is calculated in three steps: the tax office values your property under your state's model (Grundsteuerwert), applies the Steuermesszahl to get the Grundsteuermessbetrag (on your Grundsteuermessbescheid), and your municipality multiplies that by its Hebesatz, a percentage it sets each year.
The Hebesatz is the big local variable: several hundred percent, varying widely between municipalities, and several raised or adjusted it again for 2025/26. Always check the current rate on your municipality's website before underwriting.
For landlords, Grundsteuer is a recoverable operating cost: in standard leases it passes to tenants through the annual Nebenkostenabrechnung. It affects tenant affordability rather than your net yield, vacancy periods excepted.
Frequently asked questions
How is German property tax calculated after the 2025 reform?
Grundsteuerwert (state valuation model) × Steuermesszahl = Grundsteuermessbetrag, then × municipal Hebesatz = annual tax. The reform replaced 1964/1935 values; states use different models (e.g. Bayern taxes area, not value).
Where do I find my Grundsteuermessbetrag?
On the Grundsteuermessbescheid issued by the tax office after the reform assessment. If you are buying, ask the seller for the current Grundsteuerbescheid during due diligence.
How much property tax does an apartment pay in Germany?
Typically a few hundred euros per year, depending on state model, location, size and the municipal Hebesatz. It is small relative to purchase costs but recurring.
Can Grundsteuer be passed on to tenants?
Yes. It is a recoverable operating cost under the Betriebskostenverordnung and passes to tenants via the Nebenkostenabrechnung in standard German leases.