Capital Gains Tax When Selling Property in Bochum
The 10-year rule (Spekulationsfrist), exemptions and exit planning. Market data for Bochum. LDP Group currently buys in Berlin, Munich, Nuremberg, Erlangen, Fürth, Düsseldorf, Cologne, Stuttgart, Karlsruhe, Frankfurt and Hamburg.
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Capital Gains & Selling in Bochum: what to know
Sell a privately held Bochum 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 Bochum market in numbers
Bochum (Nordrhein-Westfalen) has 375,600 residents. Existing apartments average around €2,510/m² (citywide range roughly €1,440–€5,020/m²), with new-builds at about €4,630/m². Average asking cold rent is about €8.28/m², putting the gross rental yield near 4%.
Price momentum: +4.7% year-on-year. Apartment prices +9.5% over 5 years; after a dip in 2022–2023 (-1.3%/-2.9%), prices recovered with +2.5% in 2024 and +5.1% in 2025.
Vacancy: roughly 3.6% total vacancy, including flats that are not on the market (Zensus 2022). The market-active rate is lower, so this figure is not comparable with the market-active rates quoted for most other cities.
Where to buy in Bochum
Stiepel, Wiemelhausen/Brenschede and Weitmar trade clearly above the city average; that is where investment demand concentrates.
Stiepel: Bochum's most expensive district: leafy, villa-dominated southern suburb on the Ruhr river with lake views and top schools. Apartments trade around €3,320–€4,430/m².
Wiemelhausen/Brenschede: Sought-after southern residential quarter between city centre and Ruhr-Universität, popular with academics and families. Apartments trade around €3,040–€4,000/m².
Weitmar (Mitte/Mark): Green, established middle- to upper-middle-class district in the southwest with good schools and parkland; Weitmar-Mark is among the priciest sub-areas. Apartments trade around €2,910–€4,040/m².
Langendreer: Large, affordable eastern district with its own S-Bahn links to Dortmund, a mix of old miners' housing and family homes, popular with students and commuters. Apartments trade around €2,490–€3,410/m².
Innenstadt / Südinnenstadt (incl. Ehrenfeld): City-centre and southern inner-city belt including the trendy Gründerzeit Ehrenfeld quarter near the theatre and Bermuda3Eck nightlife district; strong rental demand. Apartments trade around €2,640–€3,070/m².
Querenburg: Home of the Ruhr-Universität and Hochschule Bochum with the large Hustadt estate; dominated by student rental demand and 1970s stock. Apartments trade around €2,650–€3,890/m².
Taxes & buying costs in Bochum
Property transfer tax (Grunderwerbsteuer) in Nordrhein-Westfalen is 6.5%. Add approximately 2% for notary and land registry (statutory GNotKG fees), so purchase costs come to about 8.5% 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.
Bochum is NOT covered by the Mietpreisbremse (verified against the state ordinance, 2026): new-letting rents can be set freely and the standard 20%-in-3-years Kappungsgrenze applies to existing tenancies. That is a meaningful advantage for rent-reversion strategies: but re-verify before purchase, as coverage lists change.
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 Bochum press release 'Bochum wächst – höchste Bevölkerungszahl seit fast 20 Jahren', 20 Jan 2026 (Melderegister, wohnberechtigte Bevölkerung, year-end 2025).
Purchase prices: immowelt Price Map, apartments (Eigentumswohnungen), Stand 1 July 2026.
Rents: immowelt Mietpreise Bochum, asking cold rent apartments, Stand 1 July 2026, range 5.12–13.33 EUR/m².
Yield: computed from price+rent above (8.28 × 12 / 2,511 × 100 = 3.96), both figures immowelt July 2026.
Price trend: immowelt price development table, Stand July 2026.
Vacancy: Zensus 2022: ca. 7,000 vacant dwellings ≈ 3.6% of stock (~3,000 vacant >1 year).
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 Bochum?
Yes. Non-residents can buy property in Bochum 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 Bochum?
On top of the purchase price, budget 6.5% property transfer tax (Nordrhein-Westfalen) and about 2% notary and land registry, so about 8.5% 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 Bochum?
Gross yields in Bochum average around 4%, lower in prime locations like Stiepel.
How much is property per square metre in Bochum?
Existing apartments average about €2,510/m² to buy and roughly €8.28/m² cold rent per month, varying significantly by neighbourhood and condition.