Tax Benefits of Property Investment in Augsburg (AfA Guide)
Depreciation, deductible costs and the 10-year tax-free exit — Germany's investor tax stack. Verified opportunities in Augsburg with English-speaking notary, financing and tax support.
Schedule Free ConsultationIllustrative estimate at a 3.8% assumed interest rate (10y fixed, June 2026 market range 3.6–3.9%) plus 2% initial amortisation. Actual terms depend on the property, your profile and the lender. Not financial advice.
Tax Benefits & AfA in Augsburg: what to know
Germany rewards long-term landlords: the building (never the land) depreciates at 2% p.a. (completed 1925–2022), 2.5% (pre-1925) or 3% (from 2023), and qualifying new projects can elect 5% degressive AfA (construction start 10/2023–09/2029). On a €310,000 purchase in Augsburg, that is thousands of euros of paper deduction annually against rental income.
Add fully deductible mortgage interest, management, maintenance and travel costs, and rentals often run tax-neutral or negative in early years while building equity. The endgame: after the 10-year Spekulationsfrist, private sale gains are entirely tax-free — the core of the German buy-and-hold thesis.
The Augsburg market in numbers
Augsburg (Bavaria) has 303,677 residents. Existing apartments currently average around €4,435/m² (district spread roughly €3,880–€5,090/m²), with new-builds at about €6,570/m². Average asking cold rent is about €15.12/m², putting the gross rental yield near 3.9%.
Price momentum: +5% year-on-year. After roughly doubling between 2016 and the 2022 peak, apartment prices corrected sharply in 2023 and are still below peak: official Gutachterausschuss transaction data show the median condo resale price at 240,000 EUR in 2025 (+6.2% YoY but about 16% below the 2022 high of 285,000 EUR), with asking prices recovering since 2024.
Where to buy in Augsburg
Investment demand concentrates in Innenstadt, Göggingen, Pfersee, where letting is fastest and long-term value is most defensible. Value- and yield-oriented buyers look at Hochzoll and Oberhausen, which trade lower and typically deliver higher gross yields with more management intensity.
Innenstadt: Historic city core around the Rathaus, Fuggerei and canal quarter with period Altbau stock, retail and gastronomy — Augsburg's most expensive and most liquid apartment market. Apartments trade around €4,990–€5,072/m².
Göggingen: Leafy, affluent district in the southwest with villa quarters, the historic Kurhaus and good schools — a classic upmarket family location. Apartments trade around €4,535–€4,630/m².
Pfersee: Popular residential district west of the Wertach river, close to the main station, mixing renovated Altbau with newer projects and attracting young professionals and families. Apartments trade around €4,220–€4,475/m².
Haunstetten: Large suburban district in the south near the university quarter and Augsburg Innovationspark, with postwar and newer family housing and long-term development potential. Apartments trade around €4,270–€4,392/m².
Hochzoll: Established residential district on the eastern bank of the Lech with its own commuter-rail stop towards Munich, favoured by families and commuters. Apartments trade around €4,180–€4,579/m².
Oberhausen: Dense, traditionally working-class district north of the centre with a high renter share and ongoing regeneration — the most affordable entry point in the city. Apartments trade around €3,990–€4,241/m².
Taxes & buying costs in Augsburg
Property transfer tax (Grunderwerbsteuer) in Bavaria is 3.5%. Add approximately 2% for notary and land registry (statutory GNotKG fees) plus any brokerage/service fee — total acquisition costs typically run 8–12% on top of the purchase price, and German banks generally do not finance them.
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 pre-2023 buildings, 3% for buildings completed from 2023, and a 5% degressive option for qualifying new projects started before 30.09.2029.
Augsburg is a designated tight housing market: the Mietpreisbremse caps new-lease rents at roughly 10% above the local comparative rent (Mietspiegel), and the reduced Kappungsgrenze limits in-tenancy increases to 15% within three years. Factor the achievable regulated rent — not the asking-rent headline — into your underwriting.
Data & sources
All figures verified July 2026 against primary sources. Asking prices typically run 5–15% above notarised transaction values — where both exist, the source basis is stated.
Population: Stadt Augsburg, Amt für Statistik und Stadtforschung (Bevölkerungsbestand 31.12.2025), 2026, https://www.augsburg.de/fileadmin/user_uploa….
Purchase prices: immowelt Price Map (avg asking price, 7/2026), https://www.immowelt.de/immobilienpreise/augsburg/wohnungspreise.
Rents: wohnungsboerse.net Mietspiegel Augsburg (average asking cold rent, 4/2026), 2026, https://www.wohnungsboerse.net/mietspiegel-Augsburg/123….
Yield: Computed from price+rent above (wohnungsboerse.net avg buy price 4,651 EUR/m2 and avg cold rent 15.12 EUR/m2, both 4/2026: 15.12*12/4651*….
Price trend: immowelt Price Map Augsburg (12-month apartment price change +5%, 7/2026).
Vacancy: unverified.
Frequently asked questions
Does AfA apply if I live abroad?
Yes. Non-resident landlords file a German tax return on German rental income and use identical AfA and deduction rules; Germany's treaty network generally prevents double taxation. From 2025, the first-bracket exemption improved for non-residents — get a German tax adviser (we introduce English-speaking ones).
Can foreigners buy investment property in Augsburg?
Yes. Non-residents can buy property in Augsburg without German citizenship or residency. Financing is available to expats and Blue Card holders; non-residents typically need 40–50% equity, German tax residents 10–20%.
What are the total buying costs in Augsburg?
On top of the purchase price, budget 3.5% property transfer tax (Bavaria), about 2% notary and land registry, plus any brokerage/service fee — commonly 8–12% of the price in total.
What rental yield can I expect in Augsburg?
Gross yields in Augsburg average around 3.9%, higher in value districts such as Hochzoll and Oberhausen and lower in prime locations like Innenstadt.
How much is property per square metre in Augsburg?
Existing apartments average about €4,435/m² to buy and roughly €15.12/m² cold rent per month, varying significantly by neighbourhood and condition.