Buying property in Liechtenstein with a dedicated expert

The following purchase price ranges for Lichtenstein/Sachsen are based on listing data from ImmoScout24 and Immowelt (2025). These are asking prices; actual transaction prices may differ depending on property condition, negotiation, and market timing.

• Apartments (Eigentumswohnungen): Average asking price approximately 985 €/m² (source: ImmoScout24, 2025). A separate aggregator (Immowelt, 2025) places the average at approximately 993 €/m². For a 60 m² apartment, this implies a total asking price in the range of approximately 59,000 EUR–60,000 EUR; for a 100 m² apartment, approximately 98,000 EUR–100,000 EUR.
• Houses (Einfamilienhäuser / Mehrfamilienhäuser): Average asking prices vary significantly by size. Data from ImmoScout24 (2025) indicates approximately 2,882 €/m² for a 100 m² house and approximately 2,600 €/m² for a 150 m² house in Lichtenstein/Sachsen. Immowelt (2025) places the average house price at approximately 1,311 €/m² across all house types. Active listings on ImmoScout24 show houses ranging from approximately 115,000 EUR for larger older stock requiring renovation to 380,000 EUR for well-maintained larger properties.
• Building plots (Grundstücke): Land prices are tracked via the official Bodenrichtwert (standard land value) published by the local valuation committee. Buyers should consult the current Bodenrichtwert for Lichtenstein/Sachsen for plot-specific guidance.

All prices are in euros (EUR). Acquisition costs (Grunderwerbsteuer, notary, land registry, agent commission) add approximately 9%–12% to the purchase price.

When purchasing property in Lichtenstein/Sachsen, buyers must budget for the purchase price plus a set of mandatory acquisition costs. These additional costs typically represent between 9% and 12% of the purchase price and include the following items:

• Property transfer tax (Grunderwerbsteuer): In the Free State of Saxony, this tax stands at 5.5% of the purchase price (rate applicable since 1 January 2023, source: Finanzamt Schwarzenberg / Saxon state legislation). It is payable by the buyer within one month of receiving the tax assessment notice.
• Notary fees: Notarisation of the purchase contract (Kaufvertrag) is legally mandatory in Germany. Notary fees are set by federal law (GNotKG) and typically amount to approximately 1.0%–1.5% of the purchase price.
• Land registry fees (Grundbuchgebühren): Registration of the new ownership in the Grundbuch costs approximately 0.5% of the purchase price.
• Estate agent commission (Maklerprovision): Since December 2020, German law requires that the commission be split equally between buyer and seller when a residential property is brokered. The buyer's share is typically 1.5%–3.57% of the purchase price including VAT, depending on the agreed total commission. Some properties in Lichtenstein/Sachsen are sold directly without an agent.

There is no wealth tax or specific property acquisition tax beyond the Grunderwerbsteuer for individual buyers in Germany. Annual property tax (Grundsteuer) is levied by the municipality after purchase and varies by property and local multiplier.

Before signing a purchase contract in Lichtenstein/Sachsen, buyers should carry out the following legal and technical checks:

• Land registry extract (Grundbuchauszug): The most important document. It confirms the seller's ownership, the exact property boundaries, and any registered encumbrances — including existing mortgages, easements, or rights of way. The notary will verify this, but buyers should review it independently before making an offer.
• Register of public easements (Baulastenverzeichnis): Held by the local building authority, this register lists public-law obligations attached to the land (e.g. obligations to maintain access for neighbours or public infrastructure). It is not reflected in the Grundbuch and must be checked separately (source: Deloitte Legal Germany / CMS Expert Guides).
• Contaminated land register (Altlastenkataster): Confirms whether the plot is listed as potentially contaminated by former industrial or commercial use. Given Lichtenstein/Sachsen's industrial heritage, this check is particularly relevant.
• Building permits and planning status: Verify that all structures on the property have valid building permits (Baugenehmigungen) and that no unauthorised extensions or alterations have been made. Check the local development plan (Bebauungsplan) for any restrictions on future use or development.
• Energy performance certificate (Energieausweis): Mandatory under German law; the seller must provide it. Review the energy efficiency rating carefully, as a poor rating (F, G, or H) may indicate high future renovation costs and can affect mortgage conditions.
• Independent building survey: For older properties — of which there is significant stock in Lichtenstein/Sachsen — commissioning an independent structural survey (Baugutachten) is strongly recommended to identify defects, damp, roof condition, and any backlog of repairs before committing to a purchase price.
• Homeowners' association review (for apartments): Check the maintenance reserve fund (Rücklage), recent meeting minutes, and the Hausgeld breakdown to assess the financial health of the building community and any planned major works.
• Seller's warranties: German purchase contracts typically exclude statutory warranties (Gewährleistungsausschluss). Buyers should negotiate specific guarantees where possible, particularly regarding known defects or permit status.

Negotiating a property purchase in Lichtenstein/Sachsen follows standard German market practice, adapted to the characteristics of a small, low-volume local market:

• Research asking prices carefully: Listing prices on portals such as ImmoScout24 or Immowelt are asking prices, not necessarily transaction prices. In a small market like Lichtenstein/Sachsen, the gap between asking and achieved prices can be significant, particularly for properties that have been listed for an extended period.
• Assess time on market: Properties that have been listed for several months without a price reduction signal potential seller flexibility. Conversely, newly listed properties in good condition may attract competing interest.
• Understand the seller's motivation: Asking the agent or seller directly about the reason for sale can reveal urgency. Sellers who need to sell quickly (relocation, inheritance, financial pressure) are generally more open to negotiation.
• Submit a written offer: In Germany, it is standard practice to submit a written purchase offer (ideally in German) stating the proposed price, any conditions, and a proposed timeline. This demonstrates seriousness and creates a clear record.
• Secure financing pre-approval: Presenting a mortgage commitment letter or proof of funds alongside the offer significantly strengthens the buyer's position, as sellers prefer certainty of completion.
• Negotiate fixtures and inclusions: In addition to price, buyers can negotiate the inclusion of fitted kitchens, garden equipment, or other items. Separately itemising movable assets in the purchase contract can also reduce the taxable base for Grunderwerbsteuer.
• Remain realistic in a thin market: In a small town with limited transaction volume, aggressive low-ball offers may deter sellers. A well-researched, reasonable offer supported by comparable sales data is more effective.