Buying a Mobile Home in Germany: Complete Guide
Buying a Mobilheim in Germany costs from EUR 14,576. Germany has strict regulations but allows placement on Campingplätze and Ferienparks. Green Village handles transport and compliance end-to-end.
Germany is one of Europe's largest mobile home markets, with thousands of Dauercampingplätze (permanent camping parks) stretching from the North Sea and Baltic coasts through Bavaria's alpine lakes to the Black Forest. The Mobilheim — the German term for mobile home — is an increasingly popular option for holidays, second homes, and in some cases permanent living.
The German market combines strong demand with well-regulated parks and excellent transport infrastructure. Whether you're looking for a new unit or a well-maintained used one, this guide covers the entire process: from choosing a park to transport, legal requirements and rental income potential.
The German Mobilheim Market
Germany has over 3,000 Campingplätze, of which approximately 1,200 accept Mobilheime under Dauercamping (permanent camping) arrangements. The most popular regions include the Baltic Sea coast (Ostsee) — with Mecklenburg-Vorpommern, Schleswig-Holstein and Rügen as highlights —, the North Sea coast (Nordsee) — East Frisia, Sylt and the dyke zone —, Bavaria (alpine lakes and spa áreas), Lake Constance (Bodensee) and the Black Forest (Schwarzwald).
The market splits between new and used units, and the price of a used one depends on its age, size and condition. Every catalogue listing shows the price delivered to the destination chosen under ‘Import to’ — choose Germany to see what each unit costs delivered there. European manufacturers with strong presence in the German market dominate the supply side.
Recent trends point towards larger units (10–12 metres long) with better thermal insulation for the German climate and higher-quality interiors. The glamping and eco-tourism segment is also growing, especially near lakes and in protected nature áreas.
Legal Framework: Bauordnung and Dauercamping
Mobilheim regulations in Germany vary by Bundesland (federal state) but follow common principles. A Mobilheim that stays in place and is connected to utilities is a bauliche Anlage (building) — not a "fliegender Bau" — so federal planning law (§§ 30, 34, 35 BauGB) and the Landesbauordnung apply. There is no exception for "temporary structures under 3 months".
Key legal points:
- Baurecht (building law): on an approved Campingplatz or Ferienpark, Mobilheime are verfahrensfrei (exempt from a building permit) under most Landesbauordnungen, within the site's licence and the Land's Campingplatzverordnung — but they remain buildings, not moveable property. Outside parks, on private land, a Baugenehmigung is required in most Bundesländer; the verfahrensfrei thresholds only cover tiny structures (Bavaria: up to 75 m³ outside the Außenbereich; Berlin: up to 10 m²) and don't mean "allowed" — the Bebauungsplan must permit residential use.
- Dauercamping: the permanent camping regime allows year-round occupation. Specific rules (maximum size, minimum distances between units, exterior appearance) are set by the park's regulations and the local Gemeinde (municipality).
- Melderegister (residence registration): Dauercamping parks are "Sondergebiete, die der Erholung dienen" (special recreation zones, §10 BauNVO) — a primary residence (Hauptwohnsitz) is only lawful where the Bebauungsplan expressly allows it, which is rare. Registering the address (Melderecht) is possible but doesn't legalise permanent residential use.
- Grundsteuer (property tax): the Mobilheim itself is typically not subject to Grundsteuer, but the park's land may be. This cost is usually passed through in the monthly Stellplatz rent.
Costs: Purchase, Stellplatz and Running Expenses
The total cost of owning a Mobilheim in Germany falls into three categories: purchase, Stellplatz rent (pitch fee) and running expenses.
| Category | Typical Range |
|---|---|
| New or used Mobilheim | delivered price on each listing (Import to: Germany) |
| Pacht (Stellplatz rent/month) | EUR 100 – 350 |
| Nebenkosten (utilities/month) | EUR 80 – 200 |
| Annual insurance | EUR 200 – 500 |
| Estimated annual maintenance | EUR 500 – 1,500 |
Choosing a Campingplatz or Ferienpark
Choosing the right park is as important as choosing the unit. In Germany, parks are rated by ADAC (Allgemeiner Deutscher Automobil-Club) and DTV (Deutscher Tourismusverband) using star systems that assess infrastructure, cleanliness, leisure facilities and services.
Factors to consider:
- Location and accessibility: proximity to the Autobahn, distance to towns and services, natural appeal (lake, beach, mountains).
- Pachtvertrag (lease agreement): typical duration of 1 to 10 years with renewal clauses. Check termination conditions, subletting rights and removal obligations at contract end.
- Maximum unit size: each park defines length, width and height limits. Confirm before purchasing a Mobilheim.
- Dauercamping vs seasonal: Dauercamping parks allow year-round occupation; seasonal parks close in winter (typically November to March).
- Infrastructure: water, electricity (three-phase available?), sewage, internet (fibre or 4G/5G), laundry, shop, pool, restaurant.
- Community: some parks have strict cohabitation rules — ask about noise regulations, pet policies and exterior appearance standards.
Transport and Delivery to Germany
Transporting a Mobilheim to Germany depends on the unit's origin. For units from the UK, transport is organised by Mobile Home Logistic, Green Village's logistics division, and is included in the delivered price to the German destination.
Green Village handles customs clearance with the German authorities ahead of delivery.
Green Village coordinates the entire transport process as a European operator, from collection at origin to placement on the Stellplatz. Transport is insured at 100% of the unit's value, from collection to installation on site. Delivery time depends on origin and destination park logistics.
Living in a Mobilheim in Germany: Climate and Comfort
The German climate demands careful attention to thermal insulation. Winters can be harsh, with temperatures dropping below -10°C in some regions. A Mobilheim suitable for winter living in Germany should have:
- Enhanced insulation: walls with minimum 50mm thickness, roof with 100mm+ insulation, insulated floor and ventilated subfloor to prevent moisture and condensation.
- Central heating: gás boiler (Gasheizung) or heat pump (Wärmepumpe). Some parks offer connection to district heating networks (Fernwärme).
- Double or triple glazing: reduces heat loss and condensation.
- Energieausweis (energy certificate): not mandatory for Mobilheime in most states, but premium parks may require one. Useful for estimating heating costs.
- Moisture protection: ventilation system (manual or mechanical) is essential in the German climate to prevent mould.
Investment and Rental Income Potential
Mobilheim rental in Germany (Ferienvermietung) is a growing market, driven by the trend towards domestic tourism and glamping. Parks in popular tourist áreas — the Baltic coast, Bavaria, the Black Forest — report occupancy rates of 60–80% in peak season (May to September) and 20–40% off-season.
Typical nightly rental rates range from EUR 60 to EUR 150 for a standard Mobilheim (2–3 bedrooms) and EUR 100 to EUR 250 for premium lodges. With efficient management (cleaning, check-in/check-out, marketing on platforms like Booking.com, Airbnb and ParkHolidays), gross annual income can reach EUR 8,000 to EUR 20,000.
Tax considerations: rental income is taxed as commercial income (gewerbliche Einkünfte) or capital income, depending on the structure. Declaration to the Finanzamt (tax office) is mandatory. German VAT (Mehrwertsteuer, 7% for short-term accommodation) applies to tourist rentals. Consulting a Steuerberater (tax adviser) to optimise the structure is recommended.
How to Buy a Mobilheim in Germany
- Choose the park and Stellplatz. Research parks in the regions that interest you (Ostsee, Nordsee, Bavaria, Bodensee, Schwarzwald). Visit in person, check Pachtvertrag conditions, maximum unit dimensions and whether the park accepts Dauercamping or seasonal use only.
- Select the Mobilheim. Choose between new and used. The Green Village catalogue includes hundreds of options with prices, dimensions, bedroom count and condition. Confirm the dimensions are compatible with your chosen Stellplatz.
- Formalise purchase and Pachtvertrag. Sign the Mobilheim purchase contract and the Pachtvertrag with the park. Green Village can assist with negotiation and contract review. Arrange insurance before delivery.
- Transport and placement. Green Village coordinates transport from origin to Stellplatz, including final placement. Transport is insured at 100% of the unit's value, from collection to installation on site. Track progress through the tracking system.
- Connections and registration. After placement, the park connects the unit to infrastructure (water, electricity, sewage). If you want permanent residence, register the address with the Gemeinde. Hire a Steuerberater if planning tourist rental.
In summary
- Germany has over 1,200 parks that accept Mobilheime under Dauercamping arrangements.
- Every catalogue listing shows the price delivered to Germany when you choose Germany under ‘Import to’.
- Monthly Stellplatz rent typically falls between EUR 100 and EUR 350.
- Enhanced insulation is essential for the German climate — double/triple glazing and central heating are must-haves.
- Holiday rentals (Ferienvermietung) can generate EUR 8,000 to EUR 20,000/year in popular areas.
- Green Village handles complete transport from origin to Stellplatz placement.
Frequently asked questions
Can I register a Mobilheim as my primary residence (Hauptwohnsitz)?
Usually not. Dauercamping parks are "Sondergebiete, die der Erholung dienen" (special recreation zones, §10 BauNVO) — a primary residence (Hauptwohnsitz) is only lawful where the park's Bebauungsplan expressly allows it, which is rare. Registering the address (Melderecht) with the Gemeinde is possible but doesn't legalise permanent residential use — always confirm with the municipality before buying.
Do I need a building permit (Baugenehmigung) to place a Mobilheim?
Within an approved Campingplatz or Ferienpark, generally no — placement is verfahrensfrei within the site's licence and the Land's Campingplatzverordnung, but the unit remains a building. Outside parks, on private land, a Baugenehmigung is required in most Bundesländer, except for very small verfahrensfrei thresholds (Bavaria up to 75 m³, Berlin up to 10 m²). Contact the local Bauamt (planning department) for confirmation.
What insurance do I need (Wohngebäudeversicherung)?
A specific Mobilheim insurance policy covering fire, storm, water damage, theft and liability is recommended. This is not a standard Wohngebäudeversicherung (which applies to real property) but a Mobilheim or static caravan policy. Typical cost is EUR 200 to EUR 500/year depending on unit value and coverage.
What are the maximum dimensions allowed?
Each park sets its own maximum dimensions, but common limits are: length up to 12–13 metres, width up to 4–4.5 metres, and height up to 3.5–4 metres. For twin units (up to ~20 metres), few German parks accept them — check before ordering.
Can foreign buyers purchase a Mobilheim in Germany?
Yes, there are no nationality restrictions on buying a Mobilheim. The Pachtvertrag (pitch lease) is between the buyer and the park, regardless of nationality. For tax purposes, the buyer may need a German tax number (Steueridentifikationsnummer) if generating rental income.
How long does delivery take?
It depends on where the unit comes from (UK, Netherlands, France) and covers preparation and documentation, transport and Stellplatz placement; confirm the timing for your unit when you ask for a written quote. Green Village coordinates the full process.