Taxing rental income: the Anlage V for landlords (2026)
Taxing rental income: the Anlage V for landlords
The Anlage V is the schedule of the German income tax return on which you declare your income from renting and leasing.
One Anlage V per property: income at the top, including passed-on Nebenkosten, then the Werbungskosten (income-related expenses, § 9 EStG). The return is normally due by 31 July of the following year: later with a tax adviser.
§ 9 Abs. 1 Satz 1 EStGIn 60 seconds
You complete a separate Anlage V for each rented property, even for several flats in the same building.
Income means the base rent plus all passed-on ancillary costs and advance payments actually received during the calendar year.
Werbungskosten are all expenses caused by the letting (§ 9 Abs. 1 EStG): from the interest portion of the loan to the trip to the property.
The building AfA is as a rule 2 % per year, 3 % if the building was completed after 31.12.2022 (§ 7 EStG).
Without a tax adviser the deadline is 31 July of the following year; filing late can trigger a Verspätungszuschlag (late-filing surcharge).
If you sell within ten years of buying, the gain can be subject to Spekulationssteuer as a private disposal (§ 23 EStG).
What the law says
Income-related expenses are expenses incurred to acquire, secure and maintain income. They are deducted from the type of income in which they arose.
A worked example
How to work out the AfA that belongs on the Anlage V, purchase price 300,000 euros, built 1998:
How you split the purchase price decides the size of the AfA. Document it so it can be followed, because the Finanzamt will check it.
Which Werbungskosten can I deduct?
Anything caused by the letting is deductible. The largest items:
| Werbungskosten (deductible) | Basis / note |
|---|---|
| Building AfA (depreciation) | § 7 EStG, as a rule 2 % (3 % from build year 2023) |
| Loan interest | the interest portion, not the repayment of principal |
| Maintenance expenses | repairs, upkeep |
| Management and ancillary costs | to the extent not passed on to tenants |
| Grundsteuer (property tax) | to the extent you bear it as landlord |
If you want to sell
If you sell a rented property within ten years of buying it, the gain can be subject to Spekulationssteuer as a private disposal (§ 23 EStG). Only after the ten-year period has passed is the sale gain generally tax-free: plan a sale accordingly.
Common mistakes
They are taxable income, not a pass-through item, leave them out and you risk an estimate.
Only the interest portion of the loan is deductible.
Only the building share is depreciated.
Without year-round records, invoices and payment evidence go missing.
Without a tax adviser, 31 July of the following year is binding; after that a late-filing surcharge can follow.
What to do next
Open one Anlage V per property. Have the address and acquisition date to hand.
Enter the income: base rent and passed-on ancillary costs for the calendar year.
Work out the AfA: split the purchase price, depreciate the building share at the right rate.
Enter the remaining expenses with receipts and file by 31 July.
Frequently asked questions
Which schedule do I use to report my rental income?
Rental income from let housing is declared on the Anlage V (income from renting and leasing) of your income tax return. The legal basis is § 21 EStG. As a rule you complete a separate Anlage V for each rented property.
Are passed-on Nebenkosten taxable income?
Yes. The Nebenkosten (ancillary cost) advance payments and any back-payments your tenants make count as rental income and are entered in the Anlage V. In return you deduct the operating costs you actually paid as Werbungskosten, so it largely nets out as a pass-through item.
How high is the AfA for a rental building?
The straight-line building AfA under § 7 Abs. 4 EStG is generally 2 percent per year for residential buildings. For residential buildings completed after 31 December 2022 an increased rate of 3 percent applies. Only the building share is depreciated, not the land.
Which costs can I deduct as a landlord?
Deductible as Werbungskosten (§ 9 EStG) are, among others, the building AfA (§ 7 EStG), interest on financing (Schuldzinsen), maintenance costs (Erhaltungsaufwendungen), administrative and ancillary costs you do not pass on, and the Grundsteuer (property tax).
By when must I file the tax return with the Anlage V?
The income tax return is normally due by 31 July of the following year. For tax year 2025 that is 31 July 2026. If you appoint a Steuerberater (tax advisor) you have considerably longer (for 2025 until the end of February 2027).
Do I owe tax when I sell the property?
If you sell a rented property within ten years of buying it, the gain can be taxable as a private disposal (Spekulationssteuer, § 23 EStG). Once the ten-year period has passed, the sale gain is generally tax-free.
This page gives general information as at the date shown. It does not replace legal advice on an individual case.