The purchase price reaches your account, the keys stay in your hand. Your right to remain ranks first in the land register — no notice, no personal use claim, no rent. FREITAG® Real Estate has guided owners through this for more than 30 years.
Many owners sit on a house worth a fortune and still count every euro each month. Selling the house while staying in it resolves that: the capital becomes liquid, the home remains. Legally it rests on a single entry in the land register — usufruct or a right of residence, at first rank, ahead of any bank.
The buyer pays for your house but does not move in. Because the property can only be used later, the price carries a discount: local annual rent times the capitalisation factor under sec. 14 of the German Valuation Act. The later in life you sell, the smaller that discount becomes.
Nothing changes in your daily routine. No move, no clearing out, no rent. What changes is your freedom to renovate, travel, pay for care, give something to your children during your lifetime or simply top up your pension.
A house is sold only once. Every consultation therefore begins with a sober figure rather than a promise: what is your house worth, what is your continued occupancy worth, what remains? Buyers come afterwards.
AI generatedThe strongest way to sell a house and keep living in it: you keep full control over the property, only ownership changes. If life takes you elsewhere later, you may rent the house out and keep the income.
AI generatedYou simply want to grow old in your house and see as much money as possible. A right of residence does exactly that: no letting, but a noticeably larger amount in your account.
AI generatedThe full market price for the house while you stay on as a tenant under your own roof. Suitable for anyone already planning to move in a few years.
AI generatedInstead of one large sum a fixed amount arrives every month for as long as you live, and living there stays free. If payments stop, a notarised right of rescission returns the house to you.
Enter the value of the house, your age and the local rental value. The calculator shows what remains after the value of your right of occupancy, following the same logic buyers use.
Ownership passes to a buyer while your lifelong right to use the house is entered in the land register at the same notary appointment. Only the name in the register changes; your daily life stays the same. The buyer deducts the value of your continued occupancy from the price and pays out the rest as a lump sum or in monthly instalments.
Rule of thumb: value of the house minus the value of your continued occupancy, which follows the local rent and your age. For a house worth 850,000 €, a 70-year-old owner and a rental value of 3.8 per cent, roughly 420,000 € remain. The later in life you sell, the larger your payout.
No. Your right ranks first in the land register and survives any change of owner, forced auction or insolvency of the buyer. Termination for personal use is legally impossible because you are not an ordinary tenant.
Usufruct lets you rent the house out, for instance if you later move in with your children or into care, and the rent belongs to you. A right of residence covers your own occupancy only, which is why the payout is noticeably higher.
That is fixed in writing before you sign. Usually the new owner carries roof, façade, heating system and property tax, while you continue to pay electricity, water, heating costs and small repairs. This split decides how much of the proceeds really stays with you.
Usually not: anyone who has owned or lived in the house for ten years sells free of income tax. With a life annuity only the income portion is taxed, around 15 per cent when payments start at 70. Have your case checked before the notary appointment.
A first conversation, a valuation and a sample calculation cost nothing and commit you to nothing. On request we come to your home in Munich, at Lake Starnberg or elsewhere in Bavaria.
