Capital Gains Tax When Selling Property in Augsburg
The 10-year rule (Spekulationsfrist), exemptions and exit planning. Market data for Augsburg. LDP Group currently buys in Berlin, Munich, Nuremberg, Erlangen, Fürth, Düsseldorf, Cologne, Stuttgart, Karlsruhe, Frankfurt and Hamburg.
Book a free screening callIllustrative estimate at a 4.3% assumed interest rate (10y fixed, from our rate table, refreshed every two weeks) plus 2% initial amortisation. Actual terms depend on the property, your profile and the lender. Not financial advice.
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Capital Gains & Selling in Augsburg: what to know
Sell a privately held Augsburg property within 10 years of purchase (notary date to notary date) and the gain is taxed at your personal rate: up to 45% plus solidarity surcharge. Hold past 10 years and the entire gain is tax-free. Owner-occupiers exit earlier: occupancy in the sale year plus the two preceding calendar years (partial years count) exempts the gain fully.
Two traps: selling more than three properties within five years risks classification as commercial trading (gewerblicher Grundstückshandel), taxing everything; and prior AfA reduces your cost basis, enlarging the taxable gain on early exits. Model your exit before you buy: it changes the optimal holding structure.
The Augsburg market in numbers
Augsburg (Bavaria) has 303,677 residents. Existing apartments average around €4,440/m² (citywide range roughly €3,880–€5,090/m²), with new-builds at about €6,570/m². Average asking cold rent is about €15.12/m², putting the gross rental yield near 3.9%.
Price momentum: +5% year-on-year. After roughly doubling between 2016 and the 2022 peak, apartment prices corrected sharply in 2023 and are still below peak: official Gutachterausschuss transaction data show the median condo resale price at 240,000 EUR in 2025 (+6.2% YoY but about 16% below the 2022 high of 285,000 EUR), with asking prices recovering since 2024.
Where to buy in Augsburg
Innenstadt trades clearly above the city average; that is where investment demand concentrates. Value- and yield-oriented buyers look at Oberhausen, which trades clearly below the city average, where gross yields are usually higher and management takes more work.
Innenstadt: Historic city core around the Rathaus, Fuggerei and canal quarter with period Altbau stock, retail and gastronomy: Augsburg's most expensive and most liquid apartment market. Apartments trade around €4,990–€5,070/m².
Göggingen: Leafy, affluent district in the southwest with villa quarters, the historic Kurhaus and good schools: a classic upmarket family location. Apartments trade around €4,540–€4,630/m².
Pfersee: Popular residential district west of the Wertach river, close to the main station, mixing renovated Altbau with newer projects and attracting young professionals and families. Apartments trade around €4,220–€4,480/m².
Haunstetten: Large suburban district in the south near the university quarter and Augsburg Innovationspark, with postwar and newer family housing and long-term development potential. Apartments trade around €4,270–€4,390/m².
Hochzoll: Established residential district on the eastern bank of the Lech with its own commuter-rail stop towards Munich, favoured by families and commuters. Apartments trade around €4,180–€4,580/m².
Oberhausen: Dense, traditionally working-class district north of the centre with a high renter share and ongoing regeneration: the most affordable entry point in the city. Apartments trade around €3,990–€4,240/m².
Taxes & buying costs in Augsburg
Property transfer tax (Grunderwerbsteuer) in Bavaria is 3.5%. Add approximately 2% for notary and land registry (statutory GNotKG fees), so purchase costs come to about 5.5% of the price; buying through an agent adds the buyer's commission (typically 2.98–3.57%). For a standard profile German banks do not finance these costs.
Held privately, the property can be sold tax-free after the 10-year Spekulationsfrist; before that, gains are taxed at your personal rate. Depreciation (AfA) shelters rental income: 2% p.a. for buildings completed 1925–2022 (2.5% before 1925), 3% for buildings completed from 2023, and qualifying new projects started between October 2023 and September 2029 can choose 5% degressive depreciation instead of the linear rate.
General information, not tax advice; LDP Group gives no tax advice.
Augsburg is a designated tight housing market: the Mietpreisbremse caps new-lease rents at roughly 10% above the local comparative rent (Mietspiegel), and the reduced Kappungsgrenze limits in-tenancy increases to 15% within three years. Factor the achievable regulated rent, not the asking-rent headline, into your underwriting.
Data & sources
Figures from the sources named below, mostly portal asking prices, checked in July 2026. Asking prices typically run 5–15% above notarised transaction values: where both exist, the source basis is stated.
Population: Stadt Augsburg, Amt für Statistik und Stadtforschung (Bevölkerungsbestand 31.12.2025), 2026.
Purchase prices: immowelt Price Map (avg asking price, 7/2026).
Rents: wohnungsboerse.net Mietspiegel Augsburg (average asking cold rent, 4/2026), 2026.
Yield: Computed from price+rent above (wohnungsboerse.net avg buy price 4,651 EUR/m2 and avg cold rent 15.12 EUR/m2, both 4/2026: 15.12*12/4651*100 = 3.9%), 2026.
Price trend: immowelt Price Map Augsburg (12-month apartment price change +5%, 7/2026).
Vacancy: unverified.
Frequently asked questions
Does the 10-year clock restart if I refinance?
No. Refinancing, renovating or re-letting never restarts the Spekulationsfrist: only the acquisition dates in the notarised contracts count. Inherited property inherits the deceased's original acquisition date, often making immediate tax-free sales possible.
Can foreigners buy investment property in Augsburg?
Yes. Non-residents can buy property in Augsburg without German citizenship or residency. Financing is available to expats and Blue Card holders; non-residents typically need 40–50% equity, while German tax residents usually bring 10–20% of the price (80–90% loan-to-value as standard, up to 100% with a strong income profile), plus the purchase costs in both cases.
What are the total buying costs in Augsburg?
On top of the purchase price, budget 3.5% property transfer tax (Bavaria) and about 2% notary and land registry, so about 5.5% in total. Where an agent is involved, the buyer's commission (typically 2.98–3.57%) comes on top.
What rental yield can I expect in Augsburg?
Gross yields in Augsburg average around 3.9%, higher in value districts such as Oberhausen and lower in prime locations like Innenstadt.
How much is property per square metre in Augsburg?
Existing apartments average about €4,440/m² to buy and roughly €15.12/m² cold rent per month, varying significantly by neighbourhood and condition.