Buying a villa in Cologne: The luxury real estate market

As villas are luxury properties in a class of their own, discretion plays a crucial role here. This is why most sellers choose to sell their properties away from the usual sales channels. The focus is not only to offer clients unique properties, but also to ensure a discreet and protected environment for the entire transaction process.

Tip! Find exclusive villas via Off Market Deals

An insider tip in Cologne’s luxury real estate market lies in the “off market” area – an exclusive niche where properties are traded confidentially. Here, villas are offered before they are publicly listed, providing a unique opportunity for discerning buyers. The discretion and exclusivity of this approach makes it possible to discover first-class properties that cannot be found on conventional platforms.

Prices for these exclusive properties have risen noticeably in recent years due to increased demand and the ongoing phase of low interest rates. Nevertheless, the market for luxury villas in Cologne remains extremely attractive for connoisseurs of the exclusive real estate market.

You can find out more about our off-market properties here:

• Off Market Real Estate

Generate cash flow with a villa as an investment

By purchasing a villa, buyers are banking on long-term added value and versatile usage options. These exclusive properties not only offer prestigious living space, but also serve as a promising capital investment. More and more buyers are choosing to use their villa not only as a luxurious home, but also as a rental property in order to build up long-term assets while benefiting from a sophisticated lifestyle.

Location, location, location: Cologne’s most exclusive neighborhoods

Cologne’s most exclusive districts are true jewels of urban luxury living. The most sought-after residential areas include Marienburg, where historic villas and spacious estates dominate the scene, Lindenthal with its green surroundings and stylish avenues, and Rodenkirchen, which impresses with its exclusive atmosphere and prime location on the banks of the Rhine. Bayenthal with its urban flair and Hahnwald with its quiet, upmarket residential area are also among the top adresses for discerning real estate buyers.

The most sought-after neighborhoods for villas:

• Marienburg Castle
• Lindenthal
• Rodenkirchen
• Hahnwald
• Bayenthal

Procedure: explained step by step

Buying a villa is a structured process that involves various steps. From the initial budget planning to the active property search and the handover of the keys – every step is crucial for a successful conclusion.

Buying a villa – The process explained step by step:

Checklist: Location, size and equipment

Basically, several components play a role when buying a villa. These include, among other things and very roughly simplified:

• Location
• Size of the property
• Room layout
• Equipment
• Safety of the environment
• Accessibility of the villa

The purchase of a villa is accompanied by various cost factors that need to be taken into account. In addition to the purchase price, there are also incidental purchase costs, including estate agent’s commission, notary fees and land transfer tax. Detailed financial planning is essential to avoid unpleasant surprises.

Let’s take a closer look at the individual cost items in the next step.

Purchase price & ancillary costs at a glance

When purchasing a villa, both the purchase price and the ancillary purchase costs play a decisive role. The purchase price comprises the sum for the actual property, while the ancillary purchase costs represent additional expenses. But be careful: Some of the ancillary purchase costs are the same in all federal states. The other part differs depending on the federal state in which you buy your villa. There may also be the estate agent’s commission, which is split equally between the buyer and seller in the case of a private purchase.

But how high are the incidental purchase costs in Cologne? Here is an overview:

• Real estate transfer tax: 6.0%
• Notary fees: 1.5%
• Land register entry: 0.5%
• Broker commission: 7.14%

Conclusion: Buying a villa in Cologne

Buying a villa in Cologne means immersing yourself in a world of luxury and exclusive living comfort. The city’s special charm is reflected in sought-after districts such as Marienburg, Lindenthal and Rodenkirchen. An insider tip for discerning buyers: buy off market, as villas here are traded discreetly before being listed publicly, increasing the chance of unique discoveries.

1-bedroom / 2-bedroom apartment for sale: expiration

You want to sell a small apartment, maybe it is the very first property you sell. Then many questions arise, which I will answer here shortly.

PS: I buy directly, call me or write me here under contact.

4 big questions when selling for the first time

The most common questions from first-time sellers:

• How much is my small apartment worth?
• Selling with or without a broker?
• Do I have to pay tax on the sale of the apartment?
• What is the first step in apartment sale?

First, let’s clarify the most important questions. After that, I will present to you in detail the 18 steps in the sale of an apartment. From the very first step to the purchase contract and notary appointment.

Apartment building, high-rise building or ETW in the apartment block:

How much is my small apartment worth?

The value of a property, no matter whether it is a small apartment, a large apartment or even a multi-family house, is generally always measured on the basis of three central factors:

1. Location (city, district and street)
2. Property type / condition (cosmetic repairs to renovation backlog)
3. Tenant / Vacancy

Let’s start with the insight: Valuation.

Location of the apartment: Munich vs. Duisburg – Factor #1

Location – Central in the valuation, the land price, or the location of your apartment. 40 square meters in Schwabing (Munich) is very different from 40 square meters are Marxloh (Duisburg).

Location means not only in which city to sell, but also which district, in which street, with which house number. The difference between districts is big, but also between streets. Just think of an apartment, close to an intersection with a main street, the typical noise and only 300 m away, the small idyllic city park. Same street, big difference.

Comparison, location Munich / Duisburg:

• 40 m² in Munich Schwabing: 483,000 euros
• 40 m² in Duisburg Marxloh: 74,000 euros

Difference Munich / Dusiburg:

+ 550% price difference

Who buys small apartments?

After looking at the supply side (your apartment), we take a look at the buyer side. What about supply and demand in your micro-location (street and district). Especially in Berlin, Düsseldorf, Frankfurt, Hamburg, Cologne, Munich, Stuttgart and other cities with universities and colleges, the sale goes faster than in rural areas. Simply because the demand is significantly higher here.

Also with a view to future developments, demographic changes, such as the increasing number of single-person households. There are fewer large families and more single people. Perspectives play a role in the assessment.

Let’s come after the location to property itself, your one-bedroom apartment or two-bedroom apartment.

Property type / condition (cosmetic repairs to renovation backlog) – factor #2

The property type itself is relevant for all buyers. That it is a 1-room / 2-room apartment is clear. Other factors would then be, for example, the entire building. Is your apartment in a high-quality apartment building or in an anonymous apartment block. This makes it more or less attractive to later buyers / tenants (rental price).

To evaluate your property, you need to take a look at its condition. On the one hand, the part ownership that you share with the homeowners association and your special property, the apartment. Topics the cosmetic repairs, renovation congestion, but sometimes also existing furniture.

For such a valuation, you should talk to a professional, visit the apartment, if necessary, also consult a few documents and records. You can learn more about this a little further down in the guide, in the 18 steps to selling an apartment!

Renovate / refurbish before selling?

Many who are selling an apartment for the first time often ask if they still need to renovate or even refurbish their condo? In fact, they don’t have to go to this trouble; many buyers like to buy properties that they can subsequently upgrade. Ultimately, of course, this has positive effects on property returns.

Tenants, leases and vacancies – Factor #3

Tenant / Vacancy – Factor 3 in the valuation of your one-bedroom apartment or two-bedroom apartment is the current occupancy rate.

Sell rented apartment – If the apartment is rented, the history of the tenant in the resale also counts a little. Ideally, there were no arrears and difficulties. Likewise, vacancy also plays a role, or for the later effort of re-renting from the apartment. If you have lived in your apartment as an owner-occupant, this counts as vacancy, after all, the new owner must re-rent the apartment if he does not want to occupy it himself as an owner-occupant.

The more we go into detail, the less the price is ultimately affected.

Therefore, we match the three key evaluation factors once again:

1. Location (city, district and street)
2. Property type / condition (cosmetic repairs to renovation backlog)
3. Tenant / Vacancy

Selling with or without a broker?

Sell privately or with a real estate agent? Besides the valuation, the big question in sales. If you haven’t sold a condominium yet, you might think at first: selling without a real estate agent will save me money! In fact, however, the private sale has some risks. Just think of the previously spoken valuation, but also of the entire procedure and purchase process, the individual real estate listings, the constant communication with prospective buyers and real prospective buyers, the negotiations, purchase contract and …

In the end, the few percent you pay as a seller in brokerage costs are not much compared to the mistakes that can happen. Even more important, however, is the time factor, as you will see later in the entire 18 steps up to the purchase agreement and notary appointment.

Realistic assessment, personal network, communication and advisor:

Do I have to pay tax on the sale of the apartment?

For you as a seller, there is only one relevant tax to consider when selling an apartment, the speculation tax.

Speculation tax on sale: when and how much?

Speculation tax is explained relatively quickly and simply. First distinguish: Owner-occupier and capital investor (rental).

If you have exclusively occupied your apartment yourself, the sale is tax-free.

As soon as you have rented out your apartment, the situation changes. Now the speculation tax takes effect.

• Self-interest = tax free
• Capital investment (rental) = speculation tax is incurred
• Speculation period 10 years (between purchase / sale)
• Exception: own use in the year of sale + 2 years earlier

The profit you make is taxed.

Formula:

• Taxable profit = sales price – purchase price

Why does the speculation tax exist?

The speculation tax is intended to make too fast real estate transactions (speculators) uninteresting, due to the relatively high tax rate that applies. The amount of the speculation tax is based on the regular tax rate (income tax), this can be up to 42% for private individuals. From ~ 255,000 annual income (including profit from sales) even the additional rich tax +3%.

• Speculation tax up to 45% in maximum

The speculation tax is therefore incurred if you have rented out your property. Then the period (speculation period) is 10 years. That is, between the purchase of your apartment and the sale of your apartments, ten years must have passed. Then the sale of your apartment is tax-free. If you sell within these ten years, you will have to pay the speculation tax.

There is one exception, should you have rented out your property but then use it yourself for two years before selling it, you can sell it tax-free in the following year.

• Does not fall taxation of gain on the sale of real estate
• Self-interest = tax free
• Capital investment (rental) = speculation tax is incurred
• Speculation period 10 years (between purchase / sale)
• Exception: own use in the year of sale + 2 years earlier
• Amount is based on the income tax rate (person)

What is the first step in apartment sale?

The first step to selling an apartment is deciding that you want to sell your condo! If you are already at this step, learn here the 18 steps of the apartment sale.

Step by step: checklist sale

You now know the 4 important questions and answers! How much is my small apartment worth? Selling with or without a broker? Do I have to pay taxes on the sale of my apartment? What is the first step in selling an apartment? Go into detail now with this 18 step checklist. From the time of sale, to the notary appointment and purchase price transfer.

Preparation: prepare property and sale

• Financial planning and timing of sale
• Hire real estate agent
• Records and documents
• Increase real estate value
• Determine offer price
• Create exposé

Sales phase: market property and find buyers

• Market real estate
• Contact with prospective buyers
• Filter and select prospective buyers
• Credit check
• Viewing dates
• Sales talk & purchase price negotiation

Sales processing: purchase contract until handover

• Draw up purchase contract with notary
• Notary appointment
• Land register entry and payment processing
• Handover of the property
• Notary fees & broker commission
• Pay taxes

Modern micro apartments with furnished apartments:

Location, location, location! Here’s another special look at a selection of major cities:

• Berlin
• Düsseldorf
• Frankfurt
• Hamburg
• Cologne
• Munich
• Stuttgart

Exposé für Haus & Wohnung erstellen

Sie haben jetzt schon viel gelernt, zum Immobilienverkauf. Jetzt geht es daran, das erste Wissen anzuwenden, indem das Immobilienexposé erstellt wird.

Immobilie beschreiben: Fakten & Zahlen

Im Immobilienexposé finden sich die wichtigsten Informationen zum Objekt. Das sind insbesondere Bilder und Fakten zum Objekt, vom Baujahr, über die Größe des Grundstück, bis hin zur Wohnflächenberechnung und auch die Infrastruktur: Wo befindet sich die Immobilie und was befindet sich in unmittelbarer Nähe?

Die wichtigsten Fakten:

• Baujahr
• Größe des Grundstücks
• Wohnflächenberechnung
• Infrastruktur
• Lage

All das wird im Immobilienexposé zusammengefasst und gibt Interessenten einen ersten Einblick. Bevor also aufwendige Besichtigungstermine organisiert werden müssen, können potentielle Käufer schnell und einfach die wichtigsten Informationen sehen und im Zweifel, auch mit anderen Angeboten vergleichen.

Unterlagen für das Immobilienexposé – Checkliste

Wie schon zuvor gelernt, ist insbesondere die visuelle Aufbereitung des Immobilienexposé ein großer Faktor für den letztendlich zu erzielenden Verkaufspreis. Denn, je besser die Aufarbeitung, desto mehr kaufkräftige Interessenten werden sich für Ihr Objekt interessieren.

Unterlagen für das Immobilienexposé – Checkliste

1. Baujahr
2. Größe des Grundstücks
3. Wohnflächenberechnung
4. Grundriss
5. Baubeschreibung
6. Energiewerte und Energieausweis
7. Fotos von innen und außen
8. Infrastruktur der Umgebung
9. Extras (Fußbodenheizung, Balkon, Pool, Carport, usw.)

Last but not least, was viele vergessen, gutes Bildmaterial!

Professionelle Fotos machen: Beispiel & Tipps

Ziehen Sie am besten auch hier wieder den einfachen Vergleich zum Autohandel, egal ob VW, Bentley oder Lamborghini. Wenn Sie das Werbematerial nicht richtig entwerfen, werden die Menschen das Produkt nicht hinterfragen. Im Immobilienhandel geht es also letztendlich immer darum, Nachfrage zu schaffen. Dabei geht es allerdings nicht um quantitative Menge in der Nachfrage, sondern um qualitative Menge.

Achtung! Die größten Fehler bei der Bilderstellung

Tatsächlich sind viele Exposés, die wir erhalten, „sehr einfach“ aus. Die Bilder sind verschwommen und nicht wirklich scharf. Die Lichteinstellungen stimmen nicht. Alles ist dunkel. Und die Räume wirken düster und klein. Dazu sind Informationen gequetscht aufbereitet oder zu wenig, und die Schriftart ist verspielt.

Bitte vermeiden Sie folgende Fehler:

• Verschwommene Bilder
• Unscharfe Bilder
• Falsche Lichteinstellungen
• Zu dunkle Bilder
• Räume wirken düster und klein

Hier ein paar Beispiele:

Außenbereich der Immobilie fotografieren

Im Außenbereich entstehen die meisten Fehler durch Bewegungsunschärfe, sehr häufig durch Überbelichtung. Manchmal ist die Linse der Smartphone-Kamera leicht verdreckt und oft achten Verkäufer einfach nicht auf optisch, ansprechendes Bildmaterial, wie hier im Beispiel eines Einfamilienhauses zu sehen.

Beginnen wir damit, wie Sie es nicht tun sollten – mit einem schlechten Bild:

• Verwackelt durch lichte Bewegung
• Schräg in der Perspektive
• Blasse Farbgebung

Richtig:

Innenbereich der Immobilie fotografieren

Auch in Innenräumen lassen sich viele Fehler begehen. Das Licht ist, ebenso wie im Außenbereich, eine große Fehlerquelle.

Hier beginnen wir ebenfalls mit dem schlechten Beispiel:

• Verwackelt durch lichte Bewegung
• Schräg in der Perspektive
• Blasse Farbgebung

Richtig:

Sie wollen sich noch ein paar weitere Beispiel-Exposés anschauen? Dann finden Sie hier noch 2, 3 weitere Beispiele für Gestaltung mit Wirkung:

• Immobilien Exposé gestalten – Beispiele und Vorlagen

Herzlichen Glückwunsch! Sie sind jetzt – zumindest von den Grundlagen – im Ablauf des Immobilienverkauf eingelesen.

Kommen wir nun zur Verkaufsphase.

Weiter zu Schritt 7: Immobilie vermarkten

Sind alle Vorbereitungen getroffen, geht es nun in die Verkaufsphase. Wie Sie Ihre Wohnung oder Ihr Haus vermarkten, hängt sowohl vom Immobilientyp, als auch von der Lage ab. Wie Sie eine Immobilie in A-Lage, B-Lage und C-Lage effizient an den Käufer bringen, erfahren Sie hier.

• Immobilie vermarkten

Zurück zu Schritt 5: Angebotspreis ermitteln

Wie wird der Kaufpreis für eine Immobilie festgelegt? Welche Kriterien haben hier Einfluss? Und sind Angebotspreis und Verkaufspreis das gleiche? In unserem Ratgeber lernen Sie, wie Sie den Verkaufspreis Ihrer Immobilie festlegen und welche Faktoren für den Käufer besonders im Vordergrund stehen.

• Angebotspreis ermitteln

Apartment for sale in Cologne-Bayenthal

Bayenthal combines big-city flair with suburban idyll. The city center can be reached quickly by bus, train or on foot, and the banks of the Rhine are not far away. Not only the very good infrastructure makes Bayenthal an attractive place to live. The large number of green spaces, such as the Mathiaskirchplatz and the community garden NeuLand Köln, the numerous shopping opportunities along Bonner Straße and Goldsteinstraße also inspire newcomers and long-time residents. Not to forget the Bismarck monument on Gusthav-Heinemann-Ufer and the flood pumping station on Schönhauser Straße!

Learn all the steps here: Sell property

In Bayenthal, you can therefore count on a quick sale of apartments:

• First class location
• Very good infrastructure
• Proximity to the Rhine
• Several green spaces & parks
• Many monuments & sights

Exclusive location directly on the Rhine

Bayenthal is located in the charming district of Rodenkirchen and borders Marienburg to the south and Köln-Altstadt to the north. Upscale Sürth and elegant Weiß are also not far away by car.

Now a look at the mesolocation of Bayenthal:

Between Bayenthalgürtel, Bernhardtstrasse and Hölerlinstrasse

Divorce, inheritance, family reunification or professional reorientation – apartments in Bayenthal are in demand, not only at he Oberländer Werft. Hölderlinstrasse, Hebelstrasse and Bernhardtstrasse are among the most sought-after adresses, as is Bayenthalgürtel in the south toward Marienburg.

You can find out everything you need to know here:

• Sell apartment
• Sell house
• Sell apartment house
• Sell land
• Overview: Sell property

Real estate prices directly at the Oberland shipyard

The popular location makes apartments in Bayenthal particularly popular and thus also causes apartment prices to skyrocket. On average, you can expect 5,400 euros per square meter here. The closer the apartment is to the banks of the Rhine, the more you can charge. The best thing to do here is to contact an experienced real estate agent. His expertise and negotiating skills will get you the best possible price.

Learn more here:

• Rate apartment
• Rate house
• Rate apartment house
• Rate property
• Overview: Valuing real estate

Procedure: planning, documents, processing – tips

Whether it’s an old apartment or an exclusive loft, you need to know how to be smartest in the process and how to get the best price for your property. Acquire the necessary knowledge in the sale of your apartment on our blog.

The proximity to the Rhine is a real plus:

Prepare important documents

Important for sale and valuation: As a seller of your property, you need numerous relevant papers. These include, for example, the energy certificate as well as the floor plan of the house. Show your property in the exposé with good, high-quality photographs that show your home in a favorable light.

The most important documents in the overview:

• Energy certificate
• Floor plan of the house
• Land register excerpt
• Renovation & refurbishmentbills
• Exposé including pictures

Valuing real estate: Calculate purchase price

Size and neighborhood play a decisive role in the calculation of the purchase price. It does not count what amounts you yourself once invested in your apartment in your personal past. As always, supply and demand determine the selling price. You should take this rule into account so that no unfulfillable wishes are included. For private individuals, it clearly becomes complex to seriously assess the actual value. Therefore, we recommend to consult the expertise of an experienced real estate agent for the real estate appraisal.

Reading tip: Evaluate apartment

This has an impact on the purchase price:

• Size
• Location
• Room layout
• Year of manufacture
• Equipment
• Apartment condition

Important! Create real estate exposé

It pays to invest time in a really good exposé. In addition: As the owner, you know all the necessary details. Make sure that all the extras you want to describe are listed in the property’s exposé, e.g. garden, swimming pool and garage or carport. You can then publish your apartment and the exposé either in daily newspapers or also in real estate portals.

In the exposé should be, among other things, photos of:

• House from outside
• Input
• Garden
• Basement
• Garage
• Carport
• Single room
• Features of the apartment

Walking through Bayenthal, the beautiful cityscape inspires:

Organize viewing appointments

Every day the excitement grows. In order for the property to be best sold very quickly and successfuly, the real estate agent organizes new appointments every day for a home inspection with potential buyers who are interested in the type and location of your home. The real estate agent makes each appointment autonomously. Of course, you may also be present at the viewing appointment if you wish.

Draw up purchase contract & sales processing

In the following process, your real estate agent will conduct the final talks about the sale of the apartment and discuss the details of the forthcoming purchase contract. Then, in cooperation with the notary, he prepares a draft of the notarized contract of sale. For the notarization you have to come to the notary. You and the buyer sign the contract at the notary’s office.

Here are the final steps:

1. Drawing up the purchase contract
2. Review of the purchase contract
3. Notary appointment
4. Signature & Notarization

Finally, the entry in the land register follows, as well as the payment of the purchase price and the handover. And congratulations! With this, the apartment is really sold notarized.

Selling in the media metropolis: XL guidebook

With over 1 million inhabitants, the media metropolis on the Rhine is one of the hubs in NRW, but also in Germany. Located in western Germany, the city borders other metropolitan areas such as Düsseldorf and Bonn. The media city can be found directly on the Rhine and can be divided into different parts and districts. Neighboring cities include Düsseldorf, Bonn and Leverkusen. Cologne stands for media, TV and press like no other city in Germany. That is why the metropolis on the Rhine is constantly growing. Südstadt, Altstadt, Ringe, Ehrenfeld or Sülz, where is the best place to live?

Here are our exclusive guides:

• Real Estate Cologne
• Sell property Cologne