Finance Stack for German Real Estate Investment
Setup for rental property investment. Track rental income, manage property costs, depreciation (AfA).
How This Stack Works
Rent collected in bank account → Track with Vermietet.de → lexoffice for accounting → Calculate AfA and Werbungskosten → DATEV to Steuerberater for Anlage V
App Compatibility
How well the apps in this stack work together
3/6 pairs known
Integrations
Notes
No known integration between fyrst and vermietet-de
No known integration between vermietet-de and lexoffice
No known integration between vermietet-de and finban
Apps & Services in This Stack
Each category below shows the recommended app or service and alternatives. Click on any item to learn more.
FYRST
Deutsche Bank's digital business banking offering. German reliability with modern features.
Why this choice
FYRST provides reliable German banking that mortgage lenders trust, which matters when you need refinancing or additional property loans. Having a separate account per property creates clean audit trails for rental income and expenses, simplifying your Anlage V tax reporting. The traditional bank relationship also enables better negotiating terms on construction loans for renovations.
When to switch
Private bank for large portfolios.
Alternatives
vermietet-de
Why this choice
Vermietet.de is purpose-built for German landlords with features like automated Nebenkostenabrechnung generation and tenant payment tracking. The platform handles Mieterhöhungen according to Mietspiegel rules and maintains legally compliant tenant communication records. Free tier covers up to 3 properties, making it perfect for building investors scaling their portfolio.
When to switch
Immoware for larger portfolios with WEG.
Alternatives
lexoffice
Popular German accounting software by Lexware. GoBD-compliant, great for small businesses.
Why this choice
lexoffice enables property-by-property tracking of income and expenses, essential for calculating your tax-deductible Werbungskosten and AfA depreciation correctly. The software handles the categorization German tax authorities expect for Anlage V, including maintenance vs. improvement distinctions. Bank sync automatically imports rent payments and expense transactions for reconciliation.
When to switch
N/A
Alternatives
Why this choice
Real estate investments involve significant cash flow timing challenges - rental income cycles, renovation costs, and loan payments create complex liquidity patterns. finban connects to your bank accounts to forecast cash positions across properties, helping you plan renovations and see when to pursue new acquisitions. Upgrade to Agicap when managing multiple property entities.
When to switch
Agicap for multi-entity property portfolios.
Alternatives
Accountable Tax Service
Combination of tax software and human tax advisors for freelancers.
Why this choice
Accountable understands the nuances of German real estate taxation including AfA calculations, the 10-year Spekulationsfrist for tax-free gains, and the decision between private ownership vs. GmbH structure. They help optimize your Werbungskosten claims and advise on renovation timing to maximize deductions. The platform integrates with lexoffice for seamless Anlage V preparation.
When to switch
Ride Capital for holding structure optimization.
Alternatives
Why this choice
KfW provides below-market-rate financing for energy efficiency renovations that can significantly improve your property's value and rental income. Programs like KfW 261 offer up to €150,000 per unit for comprehensive energy retrofits with repayment bonuses of up to 25%. Combining KfW funding with regional Förderbanken programs can cover substantial portions of major renovation costs.
When to switch
N/A
About This Business Type
Real estate investment in Germany—whether rental apartments, commercial property, or development—combines asset management with tax optimization. The German tax system treats real estate distinctively: depreciation (AfA), speculation periods (Spekulationsfrist), and the choice between private or GmbH ownership all significantly affect returns. Rental property accounting differs from business accounting. You're tracking income and deductible expenses (Werbungskosten) per property, managing depreciation schedules, and preparing for the annual Anlage V tax attachment. Your finance tools need to organize this property-by-property while feeding your overall tax picture. Nebenkosten (operating costs) management is a significant part of German rental property. Annual Nebenkostenabrechnung for tenants is required, and doing it correctly requires tracking each property's actual costs throughout the year. Mistakes in Nebenkostenabrechnung lead to disputes and financial exposure.
Common Challenges
- Property-by-property income tracking
- Depreciation (AfA) management
- Nebenkostenabrechnung accuracy
- Spekulationsfrist planning (10 years)
- Financing and mortgage management
Compliance Requirements
- Anlage V for rental income
- AfA schedules (2% linear typically)
- Spekulationsfrist (10-year holding period)
- GmbH vs. private ownership
- Nebenkostenabrechnung requirements
Why This Stack Works
- Property-level income and expense tracking
- Tenant and rent payment management
- Nebenkostenabrechnung support
- Depreciation schedule tracking
- Tax-optimized reporting
Frequently Asked Questions
Should I hold rental property personally or in a GmbH?
Depends on your situation. Personal: lower complexity, Spekulationsfrist tax-free sale after 10 years, losses offset other income. GmbH: corporate tax rate (~30%), no Spekulationsfrist benefit on sale, but good for accumulated wealth and succession. High-income individuals often benefit from GmbH structure. Model both scenarios with a Steuerberater.
How does AfA (depreciation) work for German rental property?
Residential buildings (built after 1924): 2% linear depreciation annually on building cost (not land). 50 years depreciation period. For older buildings: 2.5%. You must allocate purchase price between land and building. AfA reduces taxable income but isn't a cash expense—powerful tax benefit for rental property.
What tools help manage German rental properties?
Vermietet.de is popular for private landlords—tracks rent, generates Nebenkostenabrechnung. For larger portfolios, consider Immoware or Hausbank. These tools handle property-level accounting, tenant management, and German-compliant document generation. They export to your accounting system or Steuerberater.
How do I prepare a correct Nebenkostenabrechnung?
Annual requirement for each property. Include all umlagefähige (allocable) costs: water, heating, garbage, insurance, building maintenance, etc. Non-allocable: repairs, management fees. Distribute by agreed key (often Wohnfläche). Send within 12 months of year-end. Use software (Vermietet.de, Immoware) to avoid calculation errors that lead to tenant disputes.
Information on this page is sourced from publicly available data (official websites, pricing pages). Prices and features may change. We do not guarantee the accuracy or completeness of the information.
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