Selling an apartment building in Cologne: step by step

Let’s start with the question: How much is your apartment building in Cologne actually worth? Find out all the steps of the sales process, from the valuation to handing over the keys.

Determine the value of your apartment building

The value of your property depends on various factors, including the location, the size of the apartments and the current condition of the building, with its typical construction defects over the decades. A realistic sales price is crucial for a successful sale.

How to value an apartment building

The valuation of an apartment building is carried out using specific methods such as the comparative value method, the asset value method and the income capitalization method. A combination of these methods provides a realistic market value.

At least two of these methods are usually used to determine an exact value.

• Valuate apartment building
• Typical evaluation procedures
• Free evaluation by experts

Selling in Cologne: What to look out for?

When selling your apartment building in Cologne, you should consider a few important aspects:

1. Location and property prices: The target group of buyers depends heavily on the location and current property prices.
2. Documents: Make sure that you have prepared all relevant documents such as floor plans, land register excerpts and tenant lists.
3. Good contacts or an estate agent: An experienced estate agent can help you to organize the sales process efficiently and to approach the right buyers.

Location and property prices: The buyer target group in Cologne

Whether Altstadt-Nord, Neustadt-Nord, Lindenthal, Neustadt-Süd, Rodenkirchen, Ehrenfeld, Innenstadt, Porz, Kalk or Mülheim: Cologne is an attractive real estate market with various districts and a high demand for living space. The target group of potential buyers is looking for long-term investments and is prepared to pay corresponding prices.

You need to reach people who focus on long-term investments and do not need immediate cash flow.

Documents: Floor plans, land register excerpt, tenant lists, etc.

Before you start the sales process, make sure you have all the necessary documents for the property sale ready. This includes, among other things:

1. Land register extract
2. Parcel map
3. Building plans and building permits
4. Refurbishment status
5. Tenancy agreements and tenant list
6. Operating cost statements
7. Energy certificate
8. Status report or expert opinion

Good contacts or a good broker

As apartment buildings in Cologne often fetch high prices, it is advisable to consult an experienced estate agent. An estate agent has the necessary contacts and can help you to approach the right buyers and achieve the best possible price.

Ultimately, it is always a personal question as to whether you want to sell with or without an estate agent.

Taxes when selling in Cologne: What will you have to pay?

A quick look at the tax aspects of selling your apartment building in Cologne:

1. Speculation tax: Observe the speculation period for tax-free sales.
2. 3-object rule in Cologne.
3. Differences between asset deals and share deals: effects on taxation.

Speculation tax: selling tax-free?

The speculation period is generally 10 years for rented properties. If you sell within this period, you must pay tax on the profits. After the period has expired, the sale is tax-free.

Further details on the 3-property rule and asset deals vs. share deals can be found in our article here.

Real estate & tax coaching

Do you need further support with the sale of your apartment building in Cologne? We offer real estate and tax coaching by experts and investors. Contact us for more information:

• Real estate coaching
• Real estate tax coaching
• Contact us

Also discover our resources for real estate beginners:

• Real estate beginners

Low-energy house: energy-efficient construction and sustainable living?

Since 2007, there has been a draft law that attempts to regulate the energy efficiency of construction projects and thus improve the housing landscapes in cities and in the countryside in terms of sustainability. In order to obtain a building license, certain requirements must be met.

In addition, low-energy houses are supported with development loans, as the interest of the government and development banks also continues. Of course, not all new buildings have to be low-energy houses and categories under the definition of low-energy house also receive funding. With sustainable living, however, not only the environment benefits, but also you save energy costs.

You want to buy or build a house, but don’t know which one is right for you? Then take a look at our guide to house types from A – Z! Here you will find all house types, from bungalow to terraced house!

Regulations: Energy standards for old and new buildings

An interesting fact about the low-energy house is that the term is not subject to uniform standards. The reason for this is that the energy regulations for buildings are regularly renewed or supplemented. Since November 2020, the Building Energy Act, or GEG for short, has applied to new buildings. Here, characteristic values are defined that new buildings must at least achieve.

The standards introduced in this law refer to the heating system, the thermal insulation and calculate a value which classifies the house according to its energy balance. In this way, certain measures can compensate for deficiencies.

Special features in construction: solar system, heating & Co.

In the name of sustainability, certain measures must be taken in the construction of the houses, for example to reduce transmission heat loss and thus reduce energy consumption.

These home improvement projects can be multifaceted. Commonly performed renovations are the following:

• Solar system
• Solar thermal
• Ventilation system + thick, non-opening windows
• Modern heating system

Advantages and disadvantages of a low-energy house: costs, construction and measures

Depending on the measures taken, the special construction method entails advantages and disadvantages that should not be underestimated. In the long run, it can happen that certain circumstances are perceived as annoying, so you should think about it in advance whether you would be able to cope with the factors.

At the same time, the house form also has advantages that make life more comfortable. In general, it should be mentioned that energy efficiency is often associated with heating as little as possible, potentially freezing or having to endure cold showers. This is absolutely not the case in modern buildings, where other measures are taken to meet and reduce energy demand.

Advantages: No incidental expenses?

The clear advantage of low-energy houses is, of course, the reduced energy costs. As an occupant, you will notice this above all on your utility bill, because structural measures balance out the energy requirements and ensure a comfortable living environment.

• 35-75 kWh/(m²a) Annual heating requirement
• Low ancillary costs
• Own energy production

Disadvantages: Closed windows?

In addition to limiting the transmission heat loss and the resulting increase in primary energy costs, however, low-energy houses can also entail restrictions that some people find annoying. This means, for example, that windows can no longer be opened and ventilation is provided by a ventilation system. If this is defective, the risk of mould quickly arises.

• Windows that cannot be opened
• Moisture build-up
• Risk of mould

Energy rules for tenants, buyers and builders

New buildings in particular have to meet relatively strict requirements in order to obtain a building permit. However, these regulations are now standard in the building world. However, 63% of residential buildings were built before 1987. These have also had to endure renovations over the years. Many of these measures took place to improve sustainability.

Energy Saving Ordinance and Building Energy Act

The legal text of the Energy Saving Ordinance has so far determined the values that a building must comply with in order to obtain an energy pass. This regulation was replaced in 2020 by the GEG, i.e. the Building Energy Act. The new law also incorporates the Energy Saving Ordinance and the Renewable Energies Heat Act. However, the energy requirements for new buildings and renovations were not tightened.

Contents and innovations of the law:

• Obligation to use renewable energies
• Obligation to use electricity generated close to buildings
• Flexibility options for meeting energy standards in new buildings
• Regulates the primary energy factors
• Carbon dioxide emissions are to be recorded in the energy certificate of a house
• In the case of sale or refurbishment: obligatory energy advice for buyers or owners

Energy efficiency classes: Values, data, prices

Since recently in the GEG fixed, and previously in other laws, are the energy efficiency classes, according to which houses are evaluated. Real estate is rated in 9 levels from A+ to H. New buildings are usually in the upper classes. New buildings are usually in the upper classes, while old buildings, even after renovation, make it to class E-D. Low-energy houses normally achieve around 70 kWh/(m²a) and are able to reduce this to around 30 kWh/(m²a) through self-production.

We have summarized the classes for you together with the guideline value and the associated energy costs per square meter:

• A+: < 30 kWh/(m²a) // < 2 €/(m²a)
• A: < 50 kWh/(m²a) // 2 €/(m²a)
• B: < 75 kWh/(m²a) // 3 €/(m²a)
• C: < 100 kWh/(m²a) // 4 €/(m²a)
• D: < 130 kWh/(m²a) // 6 €/(m²a)
• E: < 160 kWh/(m²a) // 7 €/(m²a)
• F: < 200 kWh/(m²a) // 9 €/(m²a)
• G: < 250 kWh/(m²a) // 11 €/(m²a)
• H: > 250 kWh/(m²a) // > 13 €/(m²a)

Costs: Standard house construction and low-energy house in comparison

So, theoretically, the extremely energy-efficient home is in the A+ energy efficiency class. That was to be expected or anything else would have been sobering, but what does it actually cost to build such a house? The price per square metre for a new house ranges from €1,396 to €2,176. This value is not adjusted for zero energy houses, but includes them. Nevertheless, in the following we calculate with the average of these two figures.

The average value is 1786 €/(m²a), which we multiply by the approximate area of a single-family house, i.e. 150 m².

• Average construction costs € 267,900

Additional costs for the low-energy house

Low-energy houses cost between 5 – 15 % more to build than the average house. We again assume the average value, i.e. 10%, and add €26,790 to our house price.

• Costs low energy house: 294.690 €

Low-energy houses: When does it start paying off?

Low-energy houses have an energy consumption of normally 2 €/(m²a) per year. Standard houses are assumed to have a class C, i.e. 4 €/(m²a).

We would like to know therefore, when we have the 26,760 € with the low-energy house again in it, and/or in relation to a standard house, from when one would have it in additional energy costs again reingeholt. Here it is very conducive to the calculation that both amounts include about 2 €.

150 square metres of living space thus make 300 € in ancillary costs p.a. With this, one would assume that low-energy houses only pay off after 89 years of use compared to a standard new building. However, this ignores certain aspects. On the one hand, you sell your electricity on when the solar system produces more than you need, so if you produce more than you need, you earn money.

Moreover, low-energy houses are not only about saving costs, but above all about reducing the carbon footprint by consciously using natural resources. It should also be noted that all values used are approximate and should not be considered absolute. In addition, we did not use adjusted figures for the calculation at the beginning, so overall we can assume that the duration is significantly lower. Often 20 – 30 years are mentioned.

Finally, it must not be forgotten that low-energy houses are much more compact than standard houses, the calculation with 150 sqm is accordingly quite excessive. The efficient living space of low-energy houses contributes to the fact that the values calculated here are extremely distorted.

Financing: Subsidised loans for house building

The previous calculation also completely ignored the possibilities of promotional loans. These can facilitate supplementary of up to 4000 €. And also to get loans is easier if the house meets certain standards.

KfW divides into three efficiency house categories, for example. KfW Efficiency House 55, 40 and 40 Plus. The efficiency attributed to a house is determined by the efficiency measures taken, which we will discuss in more detail below.

Renovation: Conversion to energy saving with solar energy & Co.

The trinity for saving energy is made up of heating, ventilation and insulation. Building measures with a positive influence on these three factors can massively improve the energy efficiency of a house. There are a few options that open up, which we will look at in more detail here.

Construction measures: Ventilation, heating and insulation

Ventilation systems have the goal of permanently supplying the home with fresh air, even when the windows are closed. Why is this important in energy-efficient houses when ventilation consumes additional electricity?

In order to reduce transmission heat loss, not only is better external insulation and thicker windows installed in modern houses, but the windows can often no longer even be opened from the inside. To prevent a build-up of air and moisture, ventilation systems are used to ensure regular air exchange.

In addition, heating systems are becoming more sophisticated and efficient. Often, a modern heating system can already make a lot of difference when it comes to saving raw materials and ancillary costs.

Solar energy: photvoltaic and solar thermal – prices and more

The extraction of solar energy has long since ceased to be anything out of the ordinary and is taking place more and more both privately and in industrial form. Not least, this is also due to the promotion by the state.

A solar system costs between 5400 € and 13,300 € net, depending on the size and condition of the house. Included in this price are costs for installation and accessories. Another decisive factor is the size of the battery, which determines how much energy can be stored for times when the system is not producing.

The other, somewhat cheaper option for saving electricity is a solar thermal system. The costs here amount to 5000 – 10,000 €, depending on whether the Thermie should only support the hot water, or also the heating.

Although solar collectors themselves have a higher efficiency than photovoltaics, the efficiency is lost massively in the tubes, so that in the end it is difficult to determine which method is the more worthwhile.

Additional knowledge: Buying a house and selling it quickly

In this article we have focused very much on building a house and less on buying property. However, if that’s where your interest lies, then we have a lot of further reading on the subject that I’m sure you’ll find helpful. We tell you everything from the state of the real estate market to tips for your personal home purchase and what you should look for before buying.

Buying luxury real estate: Buy a villa, penthouse or loft – Tips & Tricks

Are you interested in facts, figures and data on how the price of luxury real estate is changing? Here you can find out how much you pay for real estate in different major cities and where the most money is spent on real estate. Just take a look and let yourself be inspired:

• Buy property

Selling a house: House too small? Sell houses at top prices

Maybe your family has grown, or you finally have the wherewithal to afford a bigger house. A little start-up cash from selling your old property definitely won’t hurt! Find out how to get your house sold not only quickly, but also for a good price here:

• Sell house fast

Cologne districts: Popular districts in North Rhine-Westphalia

Before we go into the topic of selling a house, here is an overview of Cologne and in particular its districts. Cologne is a city of over a million inhabitants in western Germany and borders on cities such as Düsseldorf and Bonn. Cologne is located directly on the Rhine and can be divided into different parts and districts. Neighboring districts are among others Düsseldorf, Bonn or Leverkusen.

Cologne in NRW: Map & Location

Cologne is a city in the federal state of North Rhine-Westphalia and is located in the west of the country. The megacity borders directly on the Rhine and is about 1.5 hours away from the Dutch border. The city has an area of 405 km² and is divided into several districts and the metropolis of Düsseldorf is also not far away,

Most popular districts: Marienburg, Old Town, Hahnwald & Co.

In the following articles you will find an overview of the different districts and boroughs of Cologne. In them you will learn what to look out for when selling houses and apartments in the respective city and how the real estate prices in Cologne differ.

Feel free to take a look at the communities of Cologne and learn more:

• Old Town North & South
• Marienburg
• Rodenkirchen
• Lindenthal
• Neustadt North & South
• Rooster Forest

Old Town North & South: Historic City Centre

The Cologne Old Town is the historic city center, located directly on the Rhine and can be divided into a north and south part. Neighboring districts include Neustadt-Nord, the Belgian quarter or Deutz on the opposite side of the Rhine. The district Altstadt-Nord can be found directly on the Rhine and is thus very centrally located. The district Cologne Altstadt- Süd also borders on the Rhine. Both districts shine with their breathtaking architecture, the wide range of cultural activities and the traditional coffee houses.

• Selling real estate in Old Town North & South

Marienburg: Upscale residential area with relaxed flair

Marienburg is a district of Cologne, but politically belongs to the district of Rodenkirchen. The district is located on the Rhine and can be found south of the Neustadt and Altstadt of Cologne. The location and accessibility of Marienburg is ideal and so there are many leisure facilities, a variety of green spaces and even golf courses that invite you to spend a relaxing afternoon.

• Sell real estate in Marienburg

Rodenkirchen: Luxurious district with a view of the Rhine

The neighbourhood is located on the Rhine and is surrounded by many green spaces such as the outer green belt. Although the district is rather secluded, you only need 15 minutes to get to Cologne’s main railway station. Thus, the district is generally very well connected and perfect for commuters, students and families whose children go to school. The district also inspires with its breathtaking view of the Rhine.

• Sell real estate in Rodenkirchen

Lindenthal: Close to the city & quiet residential area in the west of Cologne

Cologne Lindenthal is a borough of Cologne and includes several districts. In total, Lindenthal has more than 150,000 inhabitants in an area of 42 km², making it the most populous district. Property prices in Lindenthal can be very high, depending on the municipality, and are accordingly very popular, especially among the more affluent population. You don’t live in the city centre, but you still have good connections and more green spaces and parks.

• Sell real estate in Lindenthal

Neustadt North & South: Modern and lively trendy district

The two districts Neustadt Nord and Süd form a kind of belt around the core of Cologne. This area is particularly popular with students and young adults. This part of Cologne is very popular and so there are many small shops, cafes, bars and clubs. Also the business center around the Mediapark can be found in Neustadt- Nord. The city district has almost 30,000 inhabitants and the population density is about 8150 inhabitants per square kilometer. In the south you can find many galeries, parks or beer gardens.

• Selling real estate in Neustadt North & South

Hahnwald: Elegant district with prominent neighbours

The district Hahnwald is located south of the Cologne New Town and Old Town and can be found on the left side of the Rhine. A total of 2050 inhabitants live there and the population density is ‘only’ 686 inhabitants/km². Due to the exclusivity of the residents, Hahnwald is considered very wealthy. Life takes place privately, away from the city centre. Because of this, some celebrities are also at home in this part of Cologne.

• Sell real estate in Hahnwald

Real estate sale in Cologne: Real estate agent tips & checklist

For sellers, the real estate market is currently particularly favorable. Because the demand for houses and condominiums has reached a record level. Especially Cologne and the surrounding area is becoming more and more popular and the rate of immigration is increasing. Accordingly, the demand and resulting real estate prices in Cologne is also high. Cologne is considered to be particularly modern, individual and up-and-coming. While more and more clubs, bars or galeries for young adults and students are opening in some districts, the quiet and affluent areas on the outskirts of the city are also spreading out. In Cologne, you are offered a wide range of properties in different locations.

Real estate price at a high level: Buy now!

You save yourself a lot of time and stress through a real estate agent and can still count on higher sales proceeds. There are several reasons why real estate is currently in such high demand. The first reason is the low interest rates, which makes financing attractive for potential home buyers. In addition, there are more and more investors who take advantage of the low interest rates and invest in real estate.

Rising demand & low interest rates are reasons to sell now!

Another reason why now is a good time to sell your property is the increasing shortage of housing in large cities. The demand for real estate in urban areas is currently very high. This is because more and more people are moving their jobs to cities. In addition, the influx from abroad is currently particularly high due to the shortage of skilled workers in some industries. Single households are therefore in high demand, which is why it is worth selling smaller apartments in cities.

Selling real estate: Property, apartment & apartment building – checklist

Do you want to sell with or without a broker? What documents do you need for the sale? And when will the credit rating be checked? Whether an apartment in an old building in Marienburg, a villa in Hahnwald or an exclusive loft in the old town – with our checklist you are optimally prepared for your property sale.

Home selling checklist: 12 steps for selling houses and apartments:

1. Realistic time planning and considered strategy for the sales phase
2. Sale with or without a broker?
3. Do you have all the documents for the sale?
4. Is your property ready for sale?
5. Is the sales price you have set realistic?
   … now it goes into the sales phase
6. Plan the marketing strategy for the property and place targeted advertisements
7. Establish contact with interested parties and prepare for questions
8. Prepare for questions and establish contact with interested parties
9. Arrange and carry out viewing appointments and market the property convincingly
10. Sales talks with interested parties and checking of creditworthiness
    … now comes the sales processing
11. Draw uppurchase contract and prepare for signature
12. Appointment for notarization at the notary and handover to the new owner

Hiring a real estate agent: from the valuation to the handover

Unfortunately, the forecasts do not really reveal whether the demand for a home in cities will continue in the future. In any case, the fact is that now is a good time to sell a condominium or apartment building. A good and competent real estate agent will support you in this extensive process, which begins with the property valuation and extends to the property handover.

Here is a summary of some of the tasks of a competent real estate agent:

• Valuation
• Real estate marketing
• Preparation of an exposé
• Carrying out and planning the viewing appointments
• Purchase negotiations
• Processing and drawing up of the purchase contract
• Handover of keys

Property valuation: How much is your property worth?

In preferred locations such as Hahnwald you can already demand times on average: 4900€/ km². However, the prices are different in the various areas and vary depending on the location. If you want to sell a property, it makes sense to have it checked by experts. What many sellers forget namely: If the property was renovated or refurbished with the help of a craftsman, architect & Co. this can have a positive effect on the selling price.

Tip! Find here even more info & tips around the topic of evaluating a house.

Here are some of the most important criteria that affect the value and therefore the selling price of your property:

• Location
• Infrastructure / Surroundings
• Size
• Equipment
• State of development
• Refurbishments / Refurbishment requirements

After a successful valuation: viewing appointments, sales talks & Co.

Real estate agencies estimate the value of your condominium or house if you hire an agent to sell your property. Once your property is advertised, you should prepare for the viewing appointments, in other words, sales meetings. Be prepared for the fact that every buyer will try to push your price down. So you need good arguments to counteract this. Or you can hire an experienced professional to support you.

Private sale vs. real estate sale through an agency

If you want to sell your property on your own, you should prepare yourself well. Only those who are familiar with this business will achieve a good price and avoid legal pitfalls. Find out here which documents you need and what the advantages of an estate agent are! After all, our expertise shows:

Almost 72% of all properties are sold through a real estate agent!

Important documents: floor plan, certificate of inheritance & Co.

Start the house sale by collecting important documents, such as a floor plan, a site plan, a current extract from the land register, a living space calculation and any rental agreements if the property is rented. You should also compile a utility bill and, if necessary, have the certificate of inheritance to hand.

Here’s an overview:

• Floor plan
• Site plan
• Land register excerpt
• Living space accounting
• Rental agreements (if available)
• Service charge settlement
• Certificate of inheritance (if available)

Private sale: What to watch out for?

Also think about the ideal sales price and the lowest pain threshold. Take photos of the property and write an exposé to post this information on real estate platforms and advertise it in regional ads. Regarding the selling price, it is always advisable to seek the opinion of an expert. Experts can determine the value of your property quite accurately.

Real estate agent in Cologne: Advantages

A good real estate agent will keep a list of buyers who are interested in specific properties. This includes plots of land as well as houses that are bought for personal use or for the purpose of renting. In addition to the agent’s wide network, you will also benefit from their expertise and know-how. Good real estate agents also have a strong organizational and negotiating skills, so that you as a seller can sit back and relax.

Organizational talent, negotiating skills & exclusive know-how

You want to buy a property and are therefore in a hurry to sell your current property? Or you want to buy an apartment building as quickly as possible in order to rent it out lucratively? The right real estate agent at your side gives you enough time and freedom to focus on your future planning.

Your advantages in summary:

• Security – Real estate agents care about everything from giving you a free appraisal of your property to checking your credit score.
• Time saving – Through regular customers and presence in digital media your property will be sold faster.
• Good selling price – With knowledge of buyers and the market, an expert will achieve a good selling price.

Conclusion: Real estate sale in Cologne

If you’ve been thinking about selling your property for a while, now is a great time to do it. Demand has never been higher! The facts and figures confirm that you can now achieve a very good selling price, higher than perhaps previously thought.

Good reasons why Cologne is especially popular for young families and older people:

• Cologne offers different districts for different age groups- Neustadt: young, students- Hahnwald: quiet, wealthy
• Nevertheless in no time at all in the city centre
• Proximity to nature and parks

Cologne: Real estate in the media city on the Rhine

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 is located directly on the Rhine and can be divided into different parts and districts. Neighbouring 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?

Real estate in Cologne

Hardly any other large city in Germany offers so much “room for improvement”. From the purchase price to the architecture of the existing property. Whether condominium, apartment building or luxurious loft with a view of the Rhine. Cologne has enjoyed steadily growing popularity for years. The most beautiful city on the Rhine really does have something to offer everyone. The stately old buildings in Südstadt and the famous area around Rheinauhafen are particularly impressive.

• Real Estate Cologne

Living in Cologne: Popular districts & residential areas

The media city on the Rhine offers a diverse cityscape, guaranteeing the perfect living solution for everyone. From luxury apartment to villa, there really is everything. With the help of the right real estate agent, you can undoubtedly find your dream property – whether Südstadt, Marienburg or Hahnwald – a property as an investment in Cologne always pays off! One of the largest universities in Germany ensures a young cityscape and gives the ‘Veedeln’ their inimitable freshness. Would you like to invest in a property as a capital investment in charming Cologne? Find out everything you need to know about the city’s most sought-after residential districts, including tips on location, prices per square metre & co! To the overview: Living in Cologne.

• South Town
• Marienburg
• Rooster Forest

House, apartment and land for sale in Cologne

Selling an apartment, an apartment building or your own property. The colourful media metropolis of Cologne has a lot to offer: While Marienburg and Rodenkirchen inspire with their proximity to the Rhine, Neustadt is bustling with big city life. Lindenthal, located to the west, convinces with its quiet atmosphere and those who prefer it exclusive and prominent settle in Hahnwald. You want to sell your property in Cologne? Everything about the selling process, the most important documents and whether you should sell privately or with an estate agent. To the overview: Selling real estate in Cologne.

• Old Town
• Marienburg
• Rodenkirchen
• Lindenthal
• New Town
• Rooster Forest