German Grundsteuer Calculator 2025 — Property Tax Reform
Under Germany's 2025 Grundsteuer reform, property tax equals: Assessed value × Steuermesszahl (0.31‰) × Municipal Hebesatz. On a €200,000 assessed value in a city with 400% Hebesatz, the annual tax is approximately €248.
Grundsteuerwert from your property tax notice (Grundsteuerbescheid)
For residential property: typically 0.31‰ under the federal model
Set by your municipality. Berlin: 810%, Munich: 535%, Frankfurt: 500%
Tax Base Amount (Steuermessbetrag, €)
EUR62
Annual Grundsteuer
EUR248
Monthly Equivalent
EUR21
Under the 2025 Grundsteuerreform, properties were reassessed as of 1 January 2022. Some states (Bayern, Baden-Württemberg, Hamburg, Hessen, Niedersachsen, Sachsen) use their own models instead of the federal model.
What is the Grundsteuer-Rechner?
Germany's Grundsteuer was fundamentally reformed from 2025. Properties were reassessed as of 1 January 2022, replacing values that dated back to 1964 (West) and 1935 (East). The federal model calculates tax as: Grundsteuerwert × Steuermesszahl × Hebesatz. Municipalities set their own Hebesatz multiplier, creating significant regional variation.
Formula
Steuermessbetrag = Land value × Steuermesszahl. Annual tax = Steuermessbetrag × Hebesatz ÷ 100.- GW
- = Grundsteuerwert (assessed land value)
- m
- = Steuermesszahl (federal base rate, e.g. 0.31‰)
- H
- = Hebesatz (municipal multiplier, e.g. 400%)
How to use the Grundsteuer-Rechner
- 1
Step 1
Find your Grundsteuerwert on your property tax assessment notice.
- 2
Step 2
Enter the Steuermesszahl (0.31‰ is standard for residential property under the federal model).
- 3
Step 3
Enter your municipality's Hebesatz (found on your local authority website).
- 4
Step 4
Read off your annual and monthly Grundsteuer.
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Frequently asked questions
When did the Grundsteuer reform take effect?
The new Grundsteuer values apply from 1 January 2025. Properties were assessed as of the reference date 1 January 2022. All owners received a new property tax assessment notice (Grundsteuerbescheid) in 2024.
What is the Hebesatz in major German cities?
Berlin has one of the highest at 810%, followed by Frankfurt at 500% and Munich at 535%. Smaller rural municipalities often have Hebesätze of 300–400%.
Which states do not use the federal Grundsteuer model?
Bayern, Baden-Württemberg, Hamburg, Hessen, Niedersachsen, and Sachsen have opted out and use their own state-specific models (Länderöffnungsklausel).
Sources
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