Buying at a Zwangsversteigerung in Germany (Sep 2026)

Where to find official court listings

Every Zwangsversteigerung (judicial foreclosure auction) in Germany is handled by the Amtsgericht (district court) in the district where the property lies. Since courts publish term notices centrally, your first two stops should be the national ZVG portal (the ZVG‑Portal) and the local Amtsgericht’s website or information leaflet. Many Amtsgerichte explicitly point bidders to the ZVG‑Portal for the official timetable and the court bulletin; some also display notices on the court noticeboard or publish a local PDF with "Hinweise für Bietinteressenten". ([zvg-portal.de](https://zvg-portal.de/index.php?button=handbuch&sess_clean=1&utm_source=openai))

The ZVG‑Portal is the commonly referenced internet platform that aggregates the official announcements; it is used by courts across Länder as the place of public announcement and is quoted in Amtsgericht guidance. Always cross‑check the portal entry with the Amtsgericht contact details shown on the court page before you travel: hearings can be cancelled or re‑scheduled at short notice. ([zvg-portal.de](https://zvg-portal.de/index.php?button=handbuch&sess_clean=1&utm_source=openai))

How the Verkehrswert (market value) is set

The legal definition of "Verkehrswert" (market value) is statutory. Section 194 of the Baugesetzbuch (BauGB) defines the Verkehrswert as the price that, at the valuation date, would most probably be achieved in ordinary commercial traffic given the legal and factual characteristics, the condition and the location of the property. That statutory definition is the starting point for any court appraisal used in a ZVG procedure. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/__194.html?utm_source=openai))

The technical rules for calculating that value are set out in the Immobilienwertermittlungsverordnung (ImmoWertV). The ImmoWertV prescribes which methods may be used (comparison, income/Ertragswert, and cost/Sachwert procedures) and requires the appraiser to explain their choice and the indices applied (for example building price indices and Liegenschaftszinssätze). Courts normally obtain a formal Verkehrswertgutachten (appraisal report) prepared under ImmoWertV standards; that report is available for inspection at the Vollstreckungsgericht (the court handling the auction). ([gesetze-im-internet.juris.de](https://www.gesetze-im-internet.juris.de/immowertv_2022/BJNR280500021.html?utm_source=openai))

How an auction looks in practice (short)

The ZVG (the federal Act on enforced auction and receivership) sets the procedure and formal requirements for opening and running auctions. The court publishes a term determination, the minimum bid (in some cases), and the existence of prior rights; at the hearing the judge or Rechtspfleger announces the conditions and allows bids. The ZVG contains detailed rules on who may bid, how the Zuschlag (award) is granted and on the legal effect of the Zuschlag. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/zvg/BJNR000970897.html?utm_source=openai))

Practical points courts commonly publish in bidder information: a bidder self‑declaration, identity requirements, any required security deposits, and where to view the full appraisal (the Verkehrswertgutachten). These administrative requirements, and the court’s statement that it does not guarantee the condition or title accuracy, are routinely included in Amtsgericht guidance for bidders—read them carefully before you go. ([ordentliche-gerichtsbarkeit.hessen.de](https://ordentliche-gerichtsbarkeit.hessen.de/landgerichtsbezirk-frankfurt-am-main/amtsgericht-frankfurt-am-main/versteigerungstermine?utm_source=openai))

Three legal checks every non‑resident should do

1) Check the Grundbuch and the court’s list of existing rights. The Amtsgericht’s appraisal and the public announcement will tell you what burdens and rights (Hypotheken, Grundschulden, Nießbrauch, Dienstbarkeiten, Vormerkungen) remain. The court relies on the Grundbuch; do not assume a clear title. Request or order a current Grundbuchauszug through the Grundbuchamt and have a German lawyer or notary review encumbrances before you bid. ([justiz.bayern.de](https://www.justiz.bayern.de/media/images/behoerden-und-gerichte/amtsgerichte/deggendorf/hinweise_fu%CC%88r_bietinteressenten.pdf?utm_source=openai))

2) Check for a municipal Vorkaufsrecht (pre‑emption) under the Baugesetzbuch. Municipalities have statutory Vorkaufsrechte that can be exercised within certain areas and time windows; a successful municipal exercise can defeat a third‑party acquisition after the Zuschlag. Check the municipality’s website and the local Bauamt; the legal basis is in the BauGB. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/bbaug/BJNR003410960.html?utm_source=openai))

3) Check bidder formalities, deposit and eviction status. Non‑residents must satisfy the court’s identity, declaration and security requirements; courts publish these in bidder information and the ZVG sets the rules for award and payment. Also confirm whether the property is occupied and what steps will be necessary to obtain vacant possession after award—evictions can be lengthy and costly. Ask a German notary or specialist Anwalt to explain the likely timetable and costs before you bid. ([ordentliche-gerichtsbarkeit.hessen.de](https://ordentliche-gerichtsbarkeit.hessen.de/landgerichtsbezirk-frankfurt-am-main/amtsgericht-frankfurt-am-main/versteigerungstermine?utm_source=openai))

Practical checklist and next steps

Before you travel to an auction: (a) locate the official ZVG‑Portal entry and the Amtsgericht notice; (b) obtain and have reviewed a current Grundbuchauszug and the Verkehrswertgutachten; (c) confirm deposit and ID rules in the bidder leaflet and arrange funds that can be paid on short notice; (d) check municipal Vorkaufsrecht and eviction risk with local authorities or a German lawyer. Do not rely on secondary auction websites alone—use the court’s official postings. ([zvg-portal.de](https://zvg-portal.de/index.php?button=handbuch&sess_clean=1&utm_source=openai))

This article explains procedure and statutory sources. It is not personalised legal, tax or investment advice. If you intend to bid, instruct a German notary (Notar) and a specialist Anwalt for property or enforcement law and, for tax consequences, a Steuerberater. The primary legal texts consulted here are the ZVG, § 194 BauGB and the ImmoWertV; links to these official sources are listed below. ([gesetze-im-internet.de](https://www.gesetze-im-internet.de/zvg/BJNR000970897.html?utm_source=openai))