What does real estate partial sale mean?

With a partial sale, you sell a portion of your property (usually 10–50 %) to a specialized financial company. In doing so, you become part of a community of owners consisting of two parties. Since you remain the sole user of the entire property, the financial company demands a monthly usage fee – economically comparable to rent on the sold portion. The basis for every calculation is the current market value of your property, which is determined by an appraisal.

Short definition in one sentence

Partial sale = You sell a co-ownership share, retain the sole right of use (a right established via a partition agreement or usufruct), pay monthly usage fee – upon later full sale, the partial buyer receives their share plus appreciation and possibly a transaction fee back.

The most important questions before a partial purchase

• Sell a house share? Yes – most providers accept 10–50 % share.
• Sell an apartment share? Yes, provided the minimum value (usually 100,000–250,000 €) is met.
• Sell a plot share? Possible with some providers, but restricted.
• Advantage? Bank-independent, fast liquidity without creditworthiness check as with a loan.
• Disadvantage? Usage fee of about 2.75–3.5 % p. a. plus transaction fee upon full sale.
• Risk? Often less remains upon later sale than the inflation eats away.

The key factors in partial purchase

Anyone who wants to compare providers thoroughly must understand five levers:

• Market value of the property (example: 500,000 €)
• Immediate cash payout (desired liquidity, e.g. 100,000 €)
• Sold share in percent (e.g. 20 %)
• Monthly usage fee (in % p.a. of the payout)
• Conditions in the full sale (transaction fee, minimum sales guarantee, share of value increase)

The two key questions are:

1. How high is the ongoing usage fee – and does it accumulate over your remaining term to a manageable amount?
2. How much remains after the later full sale, taking into account the value increase and fees?

Rule of thumb: If the usage fee p.a. is higher than the current construction interest rate for a mortgage loan, the partial purchase is purely financially the more expensive solution.

Provider comparison table: all conditions at a glance

Example basis: Property value 500,000 €, sold share 20 %, immediate payout 100,000 €.

*Remaining profit after total sale after 15 years assuming an approximate 35 % increase in value. Usage fees are example calculations, individual conditions vary depending on location, property, and negotiation.

6 Providers Compared – Test Winner & Ranking

Overview with test winner and detailed reasoning. Evaluated: Usage fee amount, execution fee amount, remaining profit after total sale, minimum property value, transparency.

Rank 1: Deutsche Teilkauf – Best Price-Performance

Currently leading provider thanks to low usage fee and – crucially – complete waiver of execution fee upon total sale.

• Usage fee p. a. = 2.89 % = 241 €/Month
• Remaining profit after 15 years = + 41.53 % vs. immediate payout
• No execution fee
• Rate on Deutsche Teilkauf

Rank 2: Hausanker – Best Conditions (Sister Company)

Operational part of the Deutsche-Teilkauf Group, almost identical conditions, merely +1 €/month usage fee.

• Usage fee p. a. = 2.90 % = 242 €/month
• Remaining profit after 15 years = + 41.53 %
• No execution fee
• Have it assessed on Hausanker

Place 3: Teilverkauf One

Fair conditions regarding the usage fee, however slightly weaker remaining profits in the case of the full sale.

• Usage fee p. a. = 2.89 % = 241 €/month
• Remaining profit after 15 years = + 28.50 %
• Have it assessed on Teilverkauf One

Place 4: Wertfaktor

Established provider with a large market share, however an execution fee of approximately 4 % of the total sale – this noticeably reduces the remaining profit.

• Usage fee p. a. = 2.90 % = 242 €/month
• Remaining profit after 15 years = + 29.13 %
• Execution fee: approx. 4.06 %
• Have it assessed on Wertfaktor

Place 5: Hausvorsorge

The monthly fee is the same as the value factor, but the execution fee is significantly higher – in total, you are about 15 % below the winner of the test.

• Usage fee p. a. = 2.90 % = 242 €/Month
• Remaining proceeds after 15 years = + 26.34 %
• Execution fee: approx. 6.12 %

Position 6: Engel & Völkers Liquidhome

Lowest usage fee on the market, but highest execution fee – attractive for owners with a short remaining usage period (e.g. 5–7 years).

• Usage fee p. a. = 2.75 % = 229 €/Month
• Remaining proceeds after 15 years = + 25.33 %
• Execution fee: approx. 6.86 %
• Minimum property value: approx. 250,000 €

Cumulative cost calculation over 15 years – the worst-case scenario

What many calculators from providers overlook: The monthly usage fee adds up. Example: 100,000 € immediate payout, 20 % share, 15-year term:

Plain language: Over 15 years, the comfort of staying in the home costs the winner of the test approximately 152,000 €, over 214,000 € with the most expensive provider – compared to the classic full sale followed by a rental solution.

Detail profiles of the providers

German Partial Purchase – Winner of the Test in Detail

Key Terms (Example: 500,000 € market value, 20 % share = 100,000 € payout):

• Share: 20 % | Payout: 100,000 €
• Usage fee: 241 €/Month | 2,892 €/Year | 2.89 % p. a.
• Value after 15 years (estimated): 699,128 €
• Remaining share of owner: 566,103 €
• Transaction fee: 0 %
• Second payout: 566,103 € (+ 41.53 %)

HouseAnchor – Sister Product of German Partial Purchase

Conditions are practically identical, +1 €/Month. For owners without a brand preference, it is practically equivalent in terms of calculation.

ValueFactor – With Transaction Fee

Sell at least 20 % share (higher entry barrier than the test winner):

• Share: 20 % | Usage fee: 242 €/Month (2.90 % p. a.)
• Value after 15 years: 673,000 € | Remaining share: 538,400 €
• Transaction fee: − 21,872 €
• Second payout: 516,528 € (+ 29.13 %)
• Warning: Total sale is below inflation compensation

HomeProtection

• Usage fee: 242 €/Month (2.90 % p. a.)
• Value after 15 years: 672,934 € | Remaining share: 538,347 €
• Transaction fee: − 32,974 €
• Second payout: 505,373 € (+ 26.34 %)

Engel & Völkers Liquidhome

• Usage fee: 229 €/month (2.75 % p. a.)
• Value after 15 years: 672,934 € | Remaining share: 538,347 €
• Transaction fee: − 37,011 €
• Second payout: 501,336 € (+ 25.33 %)

Risks & critical scenarios – these are rarely explained

The advertisers’ advertising conveniently omits four scenarios. Anyone considering a partial sale must know them:

Care

]]> https://lukinski.com/create-real-estate-purchase-contract-master-data-purchase-price-payment-term-tenant-checklist/ Wed, 03 Nov 2021 12:47:08 +0000 https://lukinski.de/create-real-estate-purchase-contract-master-data-purchase-price-payment-term-tenant-checklist/ Drawing up a real estate purchase contract – So you have found a house, apartment or apartment building , checked it technically and commercially, included both defects and age in the real estate valuation and now want to draw up the purchase contract? Find out here which data and documents you need for your final appointment with the notary, from the tenant list to the land charge documents.

Prepare purchase contract: Important data, attachments & Co.

To ensure that your purchase contract is ready for notarization, you need to collect all important data, documents and commitments in advance. Let’s go through the most important points here chronologically.

Master data: Buyer and seller

At the beginning of the contract, the master data of the buyer and seller must be listed.

The master data includes:

• Name
• Address
• Date of birth

Master data: House, apartment & multifamily

The same applies to the property. The master data of your property includes the exact address of the property and, in the case of condominiums, the residential unit. The location and the land register sheet number must also be listed here.

Summarized here:

• Address of the property
• Housing unit, if applicable
• Location
• Land register sheet number

Purchase price and payment term including additional costs

The final purchase price is then displayed here. Important: This is not just the purchase price of the property itself, but the final price including ancillary purchase costs, such as notary, broker, land registry entry, etc. The payment term should also be recorded here. The payment term should also be recorded here.

Reading tip: Calculating the purchase price including incidental purchase costs

• Purchase price
• Payment term

Tenant data and list: Appendix

Important for rented properties: The tenant list and data. These are attached as an appendix to the purchase agreement. Finally, all information regarding the tenancy and the respective deposit must be set out. Rent arrears and house money arrears must also be listed here. If there are no arrears, this must be confirmed.

• Tenant data / Tenant list
• Current status of tenancies
• Deposits paid by tenants
• Confirmation: No rent arrears
• Confirmation: No house money arrears

Commitments made by the seller in the purchase agreement

Also important: All promises made by the seller must be included in the purchase agreement. If, for example, renovation or refurbishment work still has to be carried out, this should be documented here. This prevents misunderstandings later on.

Land charge documents from your bank

Finally, you will need the land charge documents from your financing bank. If you do not yet have them for your appointment with the notary, then include the power of attorney for the land charge appointment in the purchase contract instead.

Economic transition: billing and costs

If ownership is transferred to the buyer, this also entails an economic transfer. The economic transfer involves both the settlement of tenants’ accounts and contributions from residents. Important: If you buy the property before the middle of the year, the seller must take care of the settlement. If you buy the property in the second half of the year, you have to take care of it.

You will need the following additional documents for the economic transition:

• Documents for the settlement of tenants
• Receivables due to contributions from local residents
• Assignment of claims against craftsmen

Checklist: How to draw up the purchase contract

So here again summarized all the important data and attachments for the purchase contract:

1. Buyer & Seller Master Data
2. Master data of the property
3. Purchase price and payment term
4. Tenant data and list
5. Commitments from the seller side
6. Land charge documents
7. Documents for the settlement of tenants
8. Receivables due to contributions from local residents
9. Assignment of claims against craftsmen

You want to buy an apartment and still have some questions? Then you will learn everything from A-Z here: owner-occupancy or renting, financing a condominium, apartment search, real estate portals, brokers, valuation, purchase prices, negotiations and taxes. Knowledge and experience from experts, in one guide.

✓ A guidebook
✓ All facts
✓ Insider tips
✓ Purchase checklists

Learn step-by-step the home buying process and lots of insider tips!

• Buy apartment

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