Grundbucheintrag: Ablauf & Dauer

Ist der Kaufvertrag unterzeichnet, erfolgt nun der Eintrag in das Grundbuch. Bei dem Grundbuch handelt es sich um ein öffentlich zugängliches Verzeichnis, das jede Gemeinde besitzt. Hier hat jedes Grundstück seine eigene Seite mit allen wichtigen Informationen. Dazu gehört auch der Besitzer des Grundstücks. Es geht also darum, dass Sie aus dem Grundbuch ausgetragen und der Käufer eingetragen wird. Erst dann gehört die Immobilie dem neuen Besitzer.

Das steht im Grundbuch:

• Besitzer
• Beschränkungen
• Grundpfandrecht
• Lasten & Rechte Dritter

Termin beim Notar: Auflassungsvormerkung

Auch der Grundbucheintrag gehört zu den Aufgaben des Notars. Er beglaubigt den Kaufvertrag und dessen Unterzeichnung und sorgt dann im Anschluss für eine Auflassungsvormerkung im Grundbuch. Eine Auflassungsvormerkung bedeutet, dass der Verkäufer nun keine Möglichkeit mehr hat, das Haus oder die Wohnung anderweitig zu veräußern. Wird die Immobilie mit einem Kredit komplett abgezahlt, wird hier außerdem die Bank vermerkt. Schließlich muss sich die Bank absichern, dass sie am Ende ihr investiertes Geld auch wiederbekommt. Kann der Kaufpreis komplett ohne Finanzierung der Bank bezahlt werden, dann ist der Käufer der alleinige Besitzer und es wird keine Grundschuld vermerkt.

Zusammengefasst:

• Käufer wird als neuer Besitzer vermerkt
• Verkäufer kann die Immobilie nicht mehr verkaufen
• Bei Darlehen / Kredit: Grundschuld wird notiert

Antrag & Dauer des Grundbucheintrags

Bis der neue Eigentümer komplett eingetragen wurde, kann das ein bisschen Zeit dauern. Meistens dauert es nur wenige Wochen. Kalkulieren Sie auch hier genügend Zeit ein. Sollte das verantwortliche Amtsgericht zu dem Zeitpunkt ausgelastet sein, kann es sich bis zur vollständigen Abwicklung auch ein oder zwei Monate ziehen. Die Kosten für Notar und Grundbucheintrag gelten als Nebenkosten und sind zuzüglich zum Kaufpreis. Genaueres dazu im nächsten Schritt.

Zahlungsabwicklung: Ratenzahlung oder Einmalzahlung?

Wir empfehlen immer, dass der Kaufpreis einmalig an Sie ausgezahlt wird. Es steht Ihnen zwar auch die Option der Ratenzahlung zur Verfügung, doch dann stellt sich die Frage, ab wann das Objekt offiziell in den Besitz des Käufers übergeht. Um hier also Schwierigkeiten und Komplikationen zu vermeiden, sollten Sie eher von einer Ratenzahlung absehen. Außerdem können Sie hier entscheiden, ob Sie den Kaufpreis direkt auf Ihr Konto überwiesen kriegen möchten, oder ob der Betrag zuerst an das Notaranderkonto zu überweisen ist.

Diese Punkte gilt es bei der Zahlunsgabwicklung zu klären:

• Einmalzahlung oder Ratenzahlung?
• Direktzahlung oder Bezahlung über den Notar?

Nachdem der Käufer den Kaufpreis der Immobilie überwiesen hat, bereiten Sie die Übergabe der Immobilie vor.

Weiter zu Schritt 16: Übergabe der Immobilie

Einer der letzten Schritte ist die Übergabe der Immobilie. Hierfür fertigen Sie ein Übergabeprotokoll an und übergeben auch die Schlüssel. Was in das Übergabeprotokoll reingehört und welche Schlüssel Sie übergeben sollten, mehr dazu hier:

• Übergabe der Immobilie

Zurück zu Schritt 14: Notartermin

Bevor Sie Ihr Objekt übergeben, machen Sie und der Käufer einen Notartermin aus, um den Immobilienverkauf zu bestätigen. Mehr zu Ablauf und Dauer in unserem Ratgeber:

• Notartermin

Podcast for business beginners

We had the first virtual humans walk at a fashion show in Europe. We created virtual avatars at the Berlin Fashion Week for the first time worldwide, especially for a fashion brand. We were guests at Business Insider but also at TV stations like RTL.

Step by step.

The same way you build a business.

My vision is not to establish AI overnight, we want to learn about the different possibilities, play with them, we want to use, develop and combine AI.

Example.

Now on Spotify, Google, Deezer, Apple & Co.

Spotify, Google Podcast, Deezer and on Apple Podcast (formerly iTunes).

• Spotify
• Apple Podcast
• Amazon
• Deezer
• Google

Learn business skills, trading and real estate

Learn about the business world together with me. From absolute basics, like the types of companies, the types of taxes, to more complex topics, for example currency trading, trading cryptocurrencies, but also buying real estate, as an investment.

Why is it so important to understand business types? To understand taxes?

You are the architect of your own happiness.

Nobody but you can control (your explicit) business processes (so) intelligently. Controlling does not mean that you do everything. Controlling means that you act responsibly and delegate tasks. If you are the head of the company, you are the person responsible for its success.

You are the leader.

You don’t need to understand everything in detail, but you do need to understand the context. If you don’t know what your team or outsiders are doing, you can never judge whether a decision is good or bad for you and your company.

Don’t be a specialist, be a generalist.

Examples from practice: An insight

Example: Establish a holding company and secure assets

Let’s look directly at a practical example for your first company, your first startup. Have you ever dealt with the “holding model”? Without going into too much detail, you directly found two companies. More precisely, you found a company and this in turn founds a subsidiary company. The profits of your daughter company are then transferred to the parent company. So if your daughter company gets into trouble at some point, your entrepreneurial assets are secured.

9 out of 10 startups fail – in the first 5 years

Did you know that nine out of ten startups fail in the first five years? Once again, 9 out of 10 startups fail in the first five years. What does that mean for you? Imagine you finish school, vocational training, or college and you start with a few friends, you start your own companies. Even with four friends starting up, statistically each of your friends would have to go broke for you to survive as an entrepreneur.

Everyone has to go broke except you – statistically.

This reality check quickly makes young entrepreneurs realize how difficult the entrepreneurial game will be. Accordingly, it is important that you prepare yourself for the challenges.

Never see problems again, but solutions

The fact that you are listening to this podcast is a very good sign that you are interested in the right topics!

Establish a company: Quick and easy

Starting a company is pretty simple. All you need is a little start-up capital, maybe 1000 euros, an appointment with the notary and – simply put – you’re ready to go. You don’t even need the 1000 Euro starting capital, for example if you start your own business, as a businessman or businesswoman. Then 30 Euros, an identity card and an appointment at the Bürgeramt or Gewerbeamt are enough.

You only need start-up capital if your company is to be a “legal entity”. This means, for example, a UG, Unternehmergesellschaft, which later becomes a GmbH, a limited liability company. The big advantage of a legal entity is that you are not liable yourself. At least not in the usual, entrepreneurial activities.

Comparison offer: profit in purchasing

Another basic tip, even if it sounds very simple, always get different comparison quotes. Let’s say you want to build an online store for the products you want to sell in the future. The first online marketing agency will make you an offer of 80,000 euros, the second marketing agency an offer of 170,000 euros and the third marketing agency an offer for only 50,000 euros, with the same scope of services.

Obtaining three different offers alone directly saved 30,000 euros.

From saving, you learn to become rich.

As an entrepreneur, it is always a matter of knowing your options, testing them and playing your cards. No matter whether it is about the company formation, as in our example of the holding structure or the simple obtaining of various comparative offers to save money already in the purchase.

By the way. A very important tip:

In the purchase lies the profit!

Tax structuring = additional wealth creation

Later, when you have a turnover of a few hundred thousand or even millions, tax planning becomes an increasingly important issue for you. Of course you can now say, I’ll get a good tax advisor, I’ll get a financial specialist, but do they really do a good job? Highly paid you notice their mistakes only when you lose money after months or realize after years that millions have become only a few euros. If you don’t know anything about taxes, you won’t be able to oversee their work and therefore won’t be able to judge whether a decision is good or bad for you and your brand.

Income tax (self-employed) or profit in the company

An example from the later tax types. If you are self-employed, alone and without a UG or GmbH, you pay income tax. From an annual income of ~ 9,400 euros, the initial tax rate is 14%. The top tax rate for income from ~ 57,000 euros is then already 42%. You reach this tax rate with a monthly income of 4750 euros.

If you make money work for you, you only pay 25% capital gains tax. Above a certain income, you are almost forced to think about tax planning.

Together we take a look at the types of taxes but also real estate as an investment. Because what do all people have in common when they grow old and wealthy? Real estate. That’s exactly why we will also frequently deal with the topic of real estate as a capital investment.

Real estate as an investment

Real estate as an investment means that you buy a property to rent it out afterwards. The big advantage, if the real estate yield is right, which you will learn later, your tenant pays off your property. So to speak, passive capital accumulation.

Passive wealth accumulation: Financial freedom

Passive wealth creation? Passive income? Exactly now the alarm bells ring at the latest with many, the passive income, financial freedom, exactly that want many!

To be financially free, you need to be financially successful. If you don’t happen to have a million-dollar inheritance waiting for you, the only thing you can do is play the lottery or work hard.

Learn the path to entrepreneurship step by step in my podcast.

Once you understand the subject matter and have gathered knowledge through this podcast, but also through other sources of information, it’s also about marketing. Specifically, performance marketing. If you understand how to build reach and how to convert that reach into customers, then all avenues are open to you. The world is becoming more digital, learn to work with that and play that as your strength, your unfair advantage.

That was Lukinski Capital. The first episode and the prelude to the special: Taxes in Germany.

Now on Spotify, Google, Deezer, Apple & Co.

Spotify, Google Podcast, Deezer and on Apple Podcasts (formerly iTunes).

• Spotify
• Apple Podcast
• Amazon
• Deezer
• Google

Crowdinvesting: explanation, advantages and disadvantages

Too little equity, too little time, no problem! Crowdinvesting in real estate allows you to invest with smallest amounts. My recommendation for small investments starting at 500 euros are providers like Exporo and InRento.

Let’s start with basics:

What is crowdinvesting?

First of all, what is crowdinvesting?

A very simple comparison would be “a corporation“. The company sells various shares to individuals and institutions. Thus, many “participate” in a company and give it the necessary financing for growth. It works the same way with crowdinvesting in real estate.

Instead of one large investor, shares are spread to many “small” investors. This allows people to invest in real estate who either do not have the necessary credit rating, not enough equity or both. There are several providers for this, such as Bergfürst, Engel & Völkers, Exporo or also InRento, which you will also find in a list later.

More and more want to participate in the real estate market. Also Haufe reports this month“The swarm flies on real estate“, let’s look at the advantages and disadvantages.

Advantages of real estate crowdinvesting

As already learned in the introduction, you as an investor have some advantages, such as the low equity, the various properties as investment options, risk minimization through capital diversification, but also an extensive participation (fixed interest rate, profit-related distribution and participation upon sale).

• Little equity – start from 50 – 100 Euro
• Once registered, various investment options
• Transparency – contact with construction companies possible (information)
• Risk minimization – capital spread over several projects

Compensation and Disbursements:

• Fixed interest rate
• Profit-related distribution
• Participation in the exit case (sale of the property)

Disadvantages and risks for investors

As always, there are advantages, but also disadvantages that you should consider. Here also a more detailed article in Capital“Risky game“. After that you will know all the disadvantages and risks in detail.

• No right of co-determination (participatory loan)
• Capital commitment over a long period 5+ years
• Total loss when projects fail
• Too much participation – loss of overview

How does crowdinvesting in real estate work?

In the vast majority of cases, a property is to be developed (renovated or completely rebuilt).

With regular real estate investment, one would now specifically look for a partner for financing. With crowdinvestment, however, owners talk to the crowdinvestment platforms, which in turn take care of the distribution of the shares. Online platforms then broker real estate shares to investors.

This crowdinvestment platform then takes over the entire presentation to the individual investors and the owners can take care of their core business, construction and development. So with crowdinvesting, you don’t give a “typical” loan to the respective developer, you participate in the property with a participatory loan. This also means you have no say in the matter.

Participation in the real estate does not mean, of course, that you can move in tomorrow and take 0.5 square meters. The real estate will be managed afterwards, you are only a capital investor. From this you achieve a return in the form of the fixed interest rate and the profit-dependent distribution.

Once again the remuneration and payment:

• Fixed interest rate
• Profit-related distribution
• Participation in the exit case (sale of the property)

So a few euros become more and more.

Crowdinvestment provider

Which crowdfunding platform is the best? Where can you invest? There are various, reputable providers for crowdinvesting. Here is a small market overview. The minimum investments differ, depending on the projects on the platforms.

As a rule, the minimum deposits are between 100 and 1,000 euros.

List of providers:

• Bergfürst
• Crowdinvest real estate
• Scroogeinvest
• Engel & Völkers Digital Invest
• Exporo
• Immofunding
• InRento
• Linus
• Rendity
• Savings Bank
• Interest module

What makes real estate so attractive as an investment?

Does real estate investment make sense?

There is a second advantage from crowdinvesting, for you personally!

With every new real estate listing and offer, you get to know the real estate market and learn to evaluate properties accordingly. Be sure to read my article on calculating rental yields here, as this will allow you to calculate the attractiveness of real estate investments in advance.

Real estate is extremely interesting as a capital investment, due to many aspects. A very important reason for real estate as a capital investment, especially with regard to one’s own retirement provision, real estate is not subject to inflation. The material value of a property protects it from the devaluation of money. Looking at the inflation table and the development in the next 25 – 30 years shows that real estate has many advantages, especially compared to financial investments such as savings accounts or Riester pensions for retirement.

Inflation and demonetization: effects

Example: In 30 years, inflation will have risen to the point where the purchasing power of 1,000 euros will be minimized to only 600 euros. In other words, if you spend 1,000 euros in 30 years, you will only receive goods worth 600 euros today. So (circa) 40% less, after inflation.

• 1,000 euros in the savings book in 30 years = 600 euros real value

Now we come directly back to the advantage of a property as an investment. This is rented out. Accordingly, the tenant pays an equivalent value (rent) for the monthly use of the tangible asset (real estate). If money is worth 40% less, your tenant has to pay 40% more rent. Accordingly, the rental income increases from 1,000 euros to 1,400 euros. So (circa) 40% more, after inflation, respectively no real value loss.

• 1.000 Euro rent in 30 years = No loss (1.400 Euro)

So if you had invested your money in a financial product, let’s take the classic savings book, you would have had a real loss of 40%.

When you invest your money in real estate, you are protected from the effects of inflation. Even better, you additionally benefit from the increase in value of the property. Germany is a booming real estate market, not only in recent years, also when looking at the last decades.

The population is growing, housing is scarce.

This way you additionally profit from the rent increases.

No fluctuation like shares & Co.

Real estate also has the advantage that it is hardly subject to fluctuations. If you actively trade currency, invest in stocks or buy cryptocurrency, for example, you will experience constant fluctuations in prices. Depending on the type of investment, currency, stock or crypto, more or less. Leases are long-term, rent is transferred monthly and the amount remains the same, tends to even increase due to rent adjustment.

• Real estate is stable in value
• Real estate offers inflation protection
• Real estate values do not fluctuate (like stocks, cryptocurrencies, and other financial products)

Major construction site in Stuttgart, profit, thanks to crowdinvesting.

Equity: Entry into real estate investment

The biggest sticking point for most is equity.

Especially when it is no longer about condominiums worth 100,000 euros (15,000 euros equity), but about investments in large cities with apartment prices of 400,000 euros, 500,000 euros and more. For a property with a purchase price of 500,000 euros (including ancillary costs), you would have to have 75,000 euros of equity ready.

Equity share in the purchase of real estate: security of the bank

First, let’s ask the question:

How much equity do you need for a regular property?

The answer differs, especially according to the real estate location. A condominium in Munich, unaffordable for most, even in the wider Speckgürtel around Nuremberg, Freiburg.

It is no different in the other major cities, Berlin, Hamburg, Düsseldorf or Frankfurt. So the purchase price of a property varies extremely, between 50,000 euros (in C-location) and 400,000 (in B-location). Of course, more if we talk about very good micro-location within the A-locations. e.g. Munich-Mitte, Berlin-Mitte, Hamburg-Mitte, Düsseldorf-Mitte and so on.

Calculate equity ratio: Here’s how

Whether 50,000 euros or 100,000 euros, the bank requires for the financing of a property, usually 15% equity. Especially if it is your first property.

In addition to the purchase price of the property, there are also the ancillary purchase costs. Depending on the federal state, including land transfer tax, notary costs and land registry entry, the total is approximately 7% to 10% extra.

Service charges idR. 7% – 10% yes according to federal state + broker (if involved)

The fluctuation comes on the one hand from the land transfer tax, which differs in each state. On the other hand, the question, was a broker commissioned? Here, too, the brokerage costs differ depending on the federal state. In the case of a private purchase, the buyer and seller must each share 50% of the brokerage costs. Ultimately, this results in the total purchase price of the property, including ancillary purchase costs.

This is how you calculate the equity ratio:

• Financing request: 100.000 Euro
  (purchase price plus ancillary costs)
• Equity: 15.000 Euro
• Loan from the bank: 85,000 euros

Purchase price calculation with additional costs:

• Purchase price: 100.000 Euro
• Real estate transfer tax example NRW (6.5%): 6,500 euros
• Notary fees (1.5%): 1,500 euros
• Land register entry (0.5%): 500 euros
• Brokerage commission (3.57% [3,570 / 2]): 1,785 euros

Credit rating for financing: crowdinvesting as an alternative

Not everyone has the necessary credit rating for such a large financing. Even if the equity would be available. e.g. because regular income counts (self-employed). Even more, however, do not even have the necessary equity available. For those who do not want to wait, there is a great alternative, even to invest in real estate as an investment.

Many reasons that speak for real estate as an investment and if the equity is not yet enough, for crowdinvesting in real estate.

Residential neighborhood with many condominiums (new construction):

Find profitable real estate

Crowdinvestment does not take away from you the decision in which property you invest. Therefore, here again the question opened:

How to find profitable real estate?

You still have to decide for yourself in which property you want to invest your money. Perhaps you already know my detailed guide on the subject of buying your first property? Here you will learn about the different types of real estate, the difference between yield real estate and investment real estate but also (very important) the real estate yield.

The real estate yield is a simple calculation once you know and understand it. It looks at the investment amount (purchase price and incidental purchase costs) and the monthly income (rental income). The result is a percentage.

If this is above 6%, all costs are usually covered by the repayment of the financing, interest and reserves for maintenance. Any return above 6% means additional wealth accumulation for you. Accordingly, the real estate yield is an extremely important factor for real estate investors. Because with this single key figure, you can evaluate the attractiveness of a real estate investment, but also compare different investment properties with each other.

Let’s first look at the simple formula of rental yield:

Annual net income / investment * 100 = rental yield

The rental yield is subdivided once again into the net rental yield and gross rental yield. Where is the difference?

• Net rental return = incl. incidental purchase costs
• Gross rental yield = excl. incidental purchase costs

With this knowledge, you can act much better as an investor and thus find really profitable properties for your investment.

Once you have registered in a crowdinvestment platforms, browse through the individual investment properties and compare them based on the return. Of course, you won’t get 100% of the rental payments, but you will see the yield on all platforms. Now you know what it’s all about!

Earn rental income today with investments starting at 500 euros. My recommendation:

• InRento