Buying a property without ever setting foot in it in person sounds risky to many people at first. Yet for international buyers, this has long since become standard practice. Whether it's professional obligations, family ties to Berlin, or simply the conviction that the German property market remains stable in the long run: if you can't hop on a flight for a spontaneous weekend viewing, you don't need a plan B. You need a solid remote-purchase process.
For years, we have supported buyers from Russia, the United States, Israel, and the Gulf states who want exactly that: to acquire an apartment or house in Germany without being on the ground themselves. It works – provided you know what really matters.
Buying Property from Abroad: The Three Building Blocks of a Remote Purchase
At its core, a remote purchase rests on three pillars: a video viewing, a legally sound power of attorney (Vollmacht), and seamless digital communication between all parties involved. If any one of these is handled sloppily, things get complicated. If all three are properly organised, the process looks almost identical to a conventional on-site purchase – just without the suitcase and the plane ticket.
Video Viewings: More Than Just a Walkthrough on a Smartphone
A good video viewing can't fully replace seeing a property in person, but it comes remarkably close. What matters is that it's well structured: the floor plan first, then room by room with plenty of time for questions, plus details such as window condition, heating system, basement, facade and – whenever possible – the immediate surroundings, meaning the street, neighbouring buildings, and potential sources of noise. We deliberately allow more time for these appointments than for a standard on-site viewing, since follow-up questions often only surface on a second look at the footage. Some buyers also ask for daylight photos taken at different times of day, or a short walking tour of the neighbourhood. That's entirely reasonable and helps build a realistic picture.
It's also worth browsing our property listings beforehand to get a feel for locations, build quality, and price levels in the relevant region. Buyers who already understand the market ask more targeted questions during the video viewing.
The Apostilled Power of Attorney: The Real Key to a Remote Purchase
A notary appointment (Notartermin) in Germany generally requires the personal presence of the contracting parties – or that of an authorised representative. This is exactly where the power of attorney (Vollmacht) comes in. It allows someone you trust – a lawyer, a notary's clerk, or even us as your estate agent as part of our purchase support service – to sign the purchase agreement on your behalf.
For this power of attorney to be recognised in Germany, it must be notarised and, depending on the buyer's home country, additionally bear an apostille. An apostille is an internationally recognised form of certification under the 1961 Hague Convention, confirming the authenticity of the signature and seal on the document. If the buyer's country is not a signatory to the Hague Convention, a legalisation through the relevant German consulate is required instead – one extra step, but equally manageable with proper planning.
Important: the power of attorney should be worded specifically enough to cover real estate transactions, but not so narrowly that it needs to be reissued for every minor contract amendment. We recommend having the draft reviewed by the German notary before it is notarised abroad. This can save weeks, since a flawed or overly narrow power of attorney would otherwise have to be drawn up all over again.
The Notary Appointment Without Personal Attendance
On the day of the notarisation, it isn't the buyer who appears before the notary but their authorised representative. The purchase agreement (Kaufvertrag) is read aloud, explained, and signed – with the power of attorney serving as proof of authority. The buyer can join by video call at the same time; this isn't legally required, but it does provide peace of mind: you hear the contract being read live and can raise questions before anything is signed. Many of our international clients happily take up this option, even though their representative alone is formally authorised to act.
What to Pay Particular Attention to in a Remote Purchase
Beyond the video viewing and the power of attorney, there are a few points that are often underestimated:
- Sort out banking arrangements and open a German account early, as some banks require – or at least prefer – a German account for purchase price payments
- Budget for real estate transfer tax (Grunderwerbsteuer) and notary fees – depending on the federal state, the tax ranges from 3.5 to 6.5 percent of the purchase price, plus notary and land register (Grundbuch) fees
- Arrange translations of key documents, ideally through a sworn translator, to avoid later disputes over their validity
- Agree clearly on who will handle the property handover, meter readings, and key handover on site after the contract is signed
That last point is often overlooked. Even after the notary appointment, plenty of matters remain that require physical presence. A reliable point of contact on the ground is worth its weight in gold here.
What Role Does the Estate Agent Play in a Remote Purchase?
In a remote purchase, the estate agent typically takes on more responsibility than in a conventional on-site sale. They act as the buyer's eyes and ears: coordinating video appointments, obtaining additional documents such as the land register extract, energy certificate (Energieausweis), or declaration of division (Teilungserklärung), critically assessing the property's condition, and staying in constant contact with the notary and, where relevant, a lawyer. This is exactly why we offer dedicated purchase support for international buyers that goes well beyond simple brokerage.
Language is no barrier with us: we advise in German, English, and Russian, so questions never get lost in translation. Especially with more complex contract details, it makes a real difference whether you can ask questions in your native language or have to route everything through an external interpreter.
A remote purchase, then, doesn't require blind faith. It requires structure, clean documentation, and someone to guide you through the process from start to notary appointment. If you'd like to buy property in Germany without travelling yourself, simply get in touch – our contact page makes it easy to reach us, and in an initial conversation we'll clarify exactly which steps are needed in your case. L&B Immobiliya has been guiding buyers from around the world through property purchases in Germany since 2009 – even when the buyer never sets foot in Berlin in person.
