Costs of a Condominium: Monthly Expenses After the Purchase
Kevin Celentano · 2026-10-13
The exposé shows the purchase price, below that the house money. Many buyers calculate with these two figures and the bank's instalment. A few years later, they wonder why the account is still tighter than planned.
The reason usually lies in items that are not in the exposé. The property tax comes from the municipality. Repairs in your own flat are not paid for by any community. And in the case of a tenanted flat, management and rent default are added.
We go through all the ongoing costs of a condominium and calculate them for an example flat, once owner-occupied and once let. To start with, a quick look at the one-off costs when buying.
01One-off costs when buying
Before the ongoing costs begin, come the ancillary purchase costs. They become due once and are usually paid from your own capital.
| Item | Amount | Basis |
|---|---|---|
| Property transfer tax | 3.5% (Bavaria) to 6.5% of the purchase price, depending on the state | State laws, as of 29.09.2026 |
| Notary and land register | around 1.5 to 2% | Scale of fees GNotKG |
| Estate agent | if involved, often 3.57% including VAT, at most as much as the seller pays | § 656c BGB |
For a flat for €230,000 in North Rhine-Westphalia with an estate agent, that is around €14,950 property transfer tax, about €3,680 for notary and land register and €8,211 estate agent's commission, together around €26,800 or 11.7% of the purchase price. You can calculate your own case with the Ancillary Purchase Costs Calculator. Details on the individual items are in the guides Notary Costs for Real Estate Purchase and Deducting Property Transfer Tax.
02An overview of ongoing costs
After the purchase, the same items come every month. Some are in the house money, some you pay directly, some you best form yourself as a reserve.
| Item | What's behind it | Who collects | Typical magnitude |
|---|---|---|---|
| House money, operating costs | Heating, water, waste, insurance, cleaning, caretaker | Owners' association | Largest part of the house money |
| House money, management | Remuneration of the WEG management | Owners' association | A few hundred euros per year per flat |
| House money, maintenance reserve | Saving for roof, façade, heating | Owners' association | According to resolution of the association |
| Property tax | Tax on the land | Municipality | Depending on the tax rate, often a few hundred euros per year |
| Maintenance in separate property | Bathroom, floors, windows according to declaration of division, kitchen | Craftsmen | Own reserve, in the example €10 per m² per year |
| Special assessments | Major measures if the reserve is not enough | Owners' association | Irregular, sometimes four-digit |
| Electricity, internet, household contents | Consumption in the flat | Utility | Borne by the resident |
| Rental management | Billing, tenant contact, defects, only for letting | Management of the separate property | Often €25 to €40 per month |
| Loss of rent | Vacancy, payment default, only for letting | – | Calculation variable 2% of the rent |
| Financing | Interest and repayment | Bank | Usually the largest item |
How the house money is structured, how it is decided and which parts are apportionable is shown in the guide House Money for Condominiums in detail. The property tax is explained in the guide Property Tax and Tax Rate.
03Owner-occupied or let: who bears what
The same flat costs very different amounts depending on the use. The reason lies in tenancy law. The landlord may pass on operating costs and property tax to the tenant if the tenancy agreement provides for this (§ 556 Para. 1 BGB, § 2 BetrKV). Management, maintenance and reserve not (§ 1 Para. 2 BetrKV).
| Item | Owner-occupied | Let |
|---|---|---|
| Operating costs in house money | you bear | paid by the tenant via the advance payment |
| Management, maintenance, reserve in house money | you bear | you bear |
| Property tax | you bear | paid by the tenant via the advance payment |
| Maintenance in separate property | you bear | you bear, deductible as advertising costs |
| Electricity, internet, household contents | you bear | paid by the tenant |
| Rental management, loss of rent | omitted | you bear |
A limit applies to landlords. If the flat is empty, all the house money remains with you, including the apportionable parts. One month of vacancy in the example thus costs the cold rent and an additional €195 in operating costs and property tax.
04Maintenance and special assessments: the underestimated item
Repair costs are the most frequently asked about in conversations, and rightly so.
„What percentage of maintenance do you assume? That seems quite little to me.“
We hear this question again and again in consultations, and it is justified. The house money only covers the communal property. For the bathroom, floors and kitchen in your flat, you should save up yourself, otherwise the money will be missing if something has to be renewed after 15 or 20 years.
How much you put aside depends on the age and condition of the flat. In our example, we assume €10 per m² per year, for 70 m² thus €700 per year or €58.33 per month. For an old building with a bathroom from the 1990s it may be more; for a new build in the first few years less, because the builder's warranty applies.
What falls into your separate property is stated in the declaration of division. Windows and the flat door often belong to the communal property, but sometimes the declaration of division regulates the costs differently. Read this part before you buy.
The second underestimated item is special assessments. If the maintenance reserve is not enough for a new roof or a new heating system, the community decides on a special payment. Each owner bears it according to their co-ownership share (§ 16 Para. 2 WEG).
„What happens in the event of major damage such as to the roof or water damage – does every owner then have to pay extra?“
Yes, if the reserve is not enough and no insurance pays. Water damage is usually covered by the building insurance, an old roof is not. This is why the reserve level and planned measures are among the most important documents before the purchase.
05Example calculation: all costs per month
Let's take Sabine and Markus. Both are considering buying a flat with 70 m² for €230,000. Sabine wants to move in herself; Markus wants to let it for €735 cold plus €195 service charge advance. The house money is €280 per month, of which €175 is apportionable. The property tax is €240 per year. The names are fictitious; the figures are a calculation example and not a forecast.
| Sabine, owner-occupied | Markus, let | |
|---|---|---|
| House money | €280.00 | €280.00 |
| Property tax (€240 per year) | €20.00 | €20.00 |
| reimbursed by the tenant (operating costs and property tax) | – | −€195.00 |
| Own reserve for separate property (€10/m² per year) | €58.33 | €58.33 |
| Rental management (€30 net) | – | €35.70 |
| Rent default risk (2% of the cold rent) | – | €14.70 |
| Ongoing costs per month | €358.33 | €213.73 |
For Sabine, €358 per month are the costs of living, similar to a warm rent without cold rent. For Markus, €214 is the amount that goes off the cold rent before the bank gets its share. That is 29% of his cold rent.
Now for the financing. We assume both finance the purchase price of €230,000 completely and pay the ancillary purchase costs from their own capital. Interest 3.7%, repayment 1.5% in the first year.
| Amount | |
|---|---|
| Cold rent | €735.00 |
| Ongoing costs (see above) | −€213.73 |
| Surplus before financing | €521.27 |
| Interest (3.7% on €230,000) | −€709.17 |
| Result after interest | −€187.90 |
| Repayment (1.5%) | −€287.50 |
| Monthly contribution before tax | −€475.40 |
Markus adds €475 every month before tax in this example. Of this, €287.50 is repayment, i.e. debt that he is reducing. The remaining €187.90 are real costs. How much of this comes back via tax depends on depreciation, interest and his personal tax rate. This can be calculated with the Taxing Rental Income calculator, but it does not replace the look at liquidity before tax. That is exactly what Markus has to be able to bear month after month.
06Check costs before purchase
Most surprises can be recognised before the notary appointment. Request these documents from the seller or the management.
- 01Economic plan
Shows the current house money and its division into apportionable and non-apportionable costs.
- 02Annual statements of the last two to three years
Show whether the house money was enough or was regularly topped up.
- 03Minutes of the owners' meetings
Decided and discussed measures, special assessments and disputes are listed here.
- 04Assets report
States the level of the maintenance reserve (§ 28 Para. 4 WEG).
- 05Declaration of division
Regulates what is separate property and how costs are distributed.
- 06Energy certificate
Gives an indication of heating costs and possible modernisations.
As an owner, you later have a right to inspect all administrative documents (§ 18 Para. 4 WEG). Before the purchase, only the seller can help you. Someone who does not release the documents is also giving you information.
07Risks: what can increase costs later
Ongoing costs rarely stay the same for years. These points can change the calculation.
No single one of these points is a reason not to buy a flat. Together they are the reason to calculate with a buffer and to plan liquidity so that even a worse year remains bearable.
- The community's reserve is well filled in relation to the size and age of the house.
- The house money has been enough in recent years, without major extra payments.
- You can bear a contribution before tax even in a year without tax reimbursement.
- Major measures without financing appear in the minutes.
- The house money is conspicuously low compared to similar properties.
- Your calculation only works if rent and tax benefit occur exactly as planned.
08Further reading
- House Money for Condominiums
- Property Tax and Tax Rate
- Notary Costs for Real Estate Purchase
- Real Estate Purchase Process
- Condominium as a Capital Investment: Pros and Cons
- Apportionable Service Charges According to BetrKV
- Calculator: Ancillary Purchase Costs
09Sources
All sources retrieved on 13.10.2026.
- § 16 WEG, § 18 WEG, § 28 WEG
- § 556 BGB, § 656c BGB
- §§ 1, 2 Operating Costs Ordinance (Betriebskostenverordnung)
- § 29 Second Calculation Ordinance (Zweite Berechnungsverordnung) (Rent default risk 2% as a calculation variable)
- Property transfer tax rates of the states, as of 29.09.2026 (state laws)
- ImmoScout24, orientation values for house money, retrieved on 12.10.2026
- Example calculations: own calculation, as of 13.10.2026
Note: This guide is general information and does not replace tax or legal advice. All figures are example calculations with disclosed assumptions, as of 13.10.2026.
FAQHäufige Fragen
What are the ongoing costs of a condominium?
HOA fees (Hausgeld), property tax, and a separate reserve for repairs inside the unit. Plus electricity, internet, and insurance for the resident. For rentals: management and vacancy risk. For loans: interest and principal.
How high are HOA fees (Hausgeld) per square meter?
A typical range is €3.00 to €4.50 per m² per month. Units with central heating, elevators, and caretakers are higher; those with individual gas boilers are lower. Check the budget (Wirtschaftsplan) for specifics.
Is property tax included in the HOA fees?
No. The municipality bills the owner directly. For rentals, it can be passed to the tenant via operating costs if the lease allows.
How much should I reserve for repairs inside the unit?
It depends on age and condition. In our example, we calculate €10 per m² per year. Plan for more if the bathroom or kitchen are old and due for replacement.
Which costs does the tenant of a condominium pay?
Allocatable operating costs from the HOA fee and property tax, if the lease allows. Management, maintenance, and the major repair reserve remain with the landlord.
What is a special assessment (Sonderumlage)?
An additional payment decided by the HOA if reserves aren't enough for a measure (e.g., roof). Each owner pays according to their share. Check meeting minutes for risks.
What additional costs occur during purchase?
Transfer tax (3.5–6.5%), notary/registry (approx. 1.5–2%), and potentially an agent fee. Total is often 5–12% of the price.