Selling a villa: Rare decision, high demands

Guide by Stephan M. Czaja, Lukinski

• Location,
• Plot,
• Architecture,
• Usage possibilities
• And buyer groups differ significantly.

That means: Standard solutions do not apply here.

All the more important is a clear red thread in real estate sales. Whoever starts without structure loses time, negotiation room or in the worst case a relevant part of the sales proceeds.

• One-time sales situation
• High asset value
• Individual property structure

Currently! Villa sought in Meerbusch – in one’s own interest

Before we start:

Currently: Looking for villa for sale in Meerbusch up to 30 million. Customer on waiting list. Considering selling? Contact Düsseldorf

The right start: Define goal and framework

Before documents for the villa sale are compiled or buyers are approached, a basic decision should be made. Is it about maximum discretion, a quick closing or the best possible price finding? These questions determine all further steps.

The clearer the goal is defined at the beginning, the more consistently the sales process can be controlled. This decision influences every subsequent step. Just like in villa sales in Cologne or also in villa sales in Berlin.

• Define price target
• Set time horizon
• Clarify discretion

Also in real estate sales in Düsseldorf.

A clearly defined sales goal prevents wrong decisions in later stages.

Sell securely? With good planning!

No desire to read? Stream for free

The 12 steps in the sale, my new list now also available for streaming. More tips, always on my real estate YouTube channel.

Preparation: The basis for a successful sale

Preparation is the most important part of the entire sales process. Errors in this phase can hardly be corrected later. Especially with villas, buyers expect complete transparency and professional preparation.

A clean structure in the preparation creates trust and accelerates all subsequent steps.

• Documents complete
• Value realistic
• Strategy defined

Compile documents

Complete and clean documents are the basis for a smooth sale. Missing documents often lead to questions, delays or price reductions later on.

The higher the quality of the property, the higher the expectations on the buyer’s side.

• Land register and cadastral map
• Building plans and floor plans
• Proof of renovations

Realistically assess the property value

Pricing for villas is challenging. Comparable properties are rare, and public asking prices are often unreliable. The actual market value results from a variety of factors that must be individually assessed.

A strategically set asking price is crucial for negotiation room and marketing duration.

• Location and plot
• Condition and equipment
• Usage potential

Quick evaluation? My recommendation:

1. Comparative prices on ImmoScout & Co – remember, these are asking prices
2. Price atlas like Homeday – with even stronger indicators for every street in Germany
3. Boris Düsseldorf or NRW – the “land value reference system” from the state

The correct asking price is not a wishful value, but a strategic instrument.

Where do buyers look in Düsseldorf?

Exclusive districts in Düsseldorf

Buyers for villas particularly search in these Düsseldorf districts. Here, the highest chances of sale in the high-end segment are experienced.

• Oberkassel,
• Niederkassel,
• Golzheim,
• Kaiserswerth,
• Kalkum,
• Wittlaer,
• Hubbelrath,
• Lohausen,
• Meerbusch (in the vicinity)



Marketing strategy: On Market or Off Market

When selling a villa, the question of the appropriate marketing approach almost always arises. Both options are possible. The key is to determine which strategy fits the property and the personal situation of the seller.

Discretion, reach, and buyer quality should be weighed against each other.

• Public or discreet
• Reach vs. privacy

Selling Off Market: “Under four eyes”

In Off Market sales, the villa is not publicly offered. The approach is targeted within a pre-qualified buyer circle. This method is often chosen when discretion is the top priority.

• Contact

A structured pre-selection and clear communication are prerequisites.

• No real estate portals
• Targeted buyer outreach
• High discretion

Selling On Market: Real Estate Portals & Co.

In On Market sales, the villa is publicly advertised. This increases visibility and the number of inquiries, but requires consistent control of the process.

The true balance is: How desirable is the location/property and how quickly should it be sold?

Without a clear structure, marketing can unnecessarily prolong the process.

• Public visibility
• Higher volume of inquiries

Exposé, photos, and price optimization

A high-quality exposé is your strongest sales tool. It tells the story of the house, shows the architecture, location, and the key USPs. Price optimization begins here, because the eye eats first:

• Seasons influence the selling price
• In photos, videos, and even during viewings

Villa in summer / autumn / winter:

Selling on your own or with a real estate agent

Whether the sale is done independently or with support is an individual decision. Both options are possible, but they differ significantly in effort and responsibility.

It is important to realistically assess your own time investment and market knowledge.

• Self-management or support

Selling privately without a real estate agent

A private sale means complete control over all steps, but also sole responsibility for pricing, marketing, negotiation, and execution.

Factor #1 is usually: Do you want to deal with the sale or not? Honestly, who wants to.

The time and organizational effort is considerable.

• Full control
• High time investment

More tips from me: Selling with or without a real estate agent?!

Selling with a real estate agent

A specialized real estate agent structures the process, handles communication with buyers, and conducts negotiations. The decisive factor is experience in the high-end segment.

Regardless, the decision-making power always remains with the owner.

• Market experience
• Qualified buyer network

We are here for you and usually have someone directly on the waiting list: Contact.

8 typical mistakes when selling a villa

Many problems when selling a villa arise not during the negotiation, but already in the preparation. These points should be avoided at all costs. More “tips” that should be considered, you can find here: Mistakes when selling a villa.

My quick checklist for you:

1. Unrealistic price expectations without market reference
2. Incomplete or unverified documents
3. Incorrect marketing strategy for location and property
4. Too early public visibility without clear positioning
5. No credit check of interested parties
6. Unstructured viewing appointments
7. Poor preparation for price negotiations
8. Tax issues only checked after the notary appointment

Buyer selection and credit check

The number of interested parties for villas is limited. Therefore, careful selection is even more important. Creditworthiness and willingness to buy should be checked early on.

Quality replaces quantity – especially in the villa segment.

This way, unnecessary viewings can be avoided.

• Few, suitable interested parties
• Creditworthiness in focus

Conduct viewings purposefully

Viewings should be prepared, structured, and time-limited. Mass viewings are uncommon in the villa segment.

Tip! Pay attention to the links (bolded) here I have further guides for you, each specifically on the topic

In many cases, only a few appointments are sufficient.

• Few viewings
• Good preparation

Negotiation and purchase decision

Price negotiations when selling a villa are factual and number-based. Emotional arguments play a subordinate role.

Good preparation significantly strengthens the negotiation position.

• Factual negotiation
• Number-based arguments

Purchase contract, notary, and closing

After the agreement, the legal process follows. The purchase contract draft should be carefully checked. Payment terms, handover dates, and liability issues must be clearly regulated.

The notary appointment formally concludes the sale.

• Review purchase contract
• Notary appointment
• Payment processing

Taxes and follow-up

After the sale, tax issues need to be considered. Depending on the holding period, usage, and owner structure, different consequences may arise.

Early clarification creates security.

• Check speculation tax
• Consider usage

Sell safely? With good planning!

Selling a villa is rare, complex, and demanding. Those who proceed in a structured manner, make clear decisions, and actively manage the process create the foundation for a successful conclusion. Experience, preparation, and a clear process are more important than speed.

Apartment or house for sale – Procedure

Bad Nauheim has many beautiful streets and corners to offer, but properties on the Hegbachsee are currently particularly popular. However, houses and condominiums in Trebug, Königstädten and Runheim are also currently being sought just as frequently. Accordingly, the region is attractive, not only for buyers, but also sellers can achieve good profits in the current situation when selling your property.

If you want to sell a property in Bad Nauheim, you are welcome to entrust us with your apartment or house. Our estate agents draw on a high level of expertise and have numerous contacts to sell your apartment as quickly as possible at a good price. Why the expertise of an estate agent is important for a successful property sale is easily explained.

Broker & Contact Bad Nauheim

Get in touch with our real estate team:

• Real estate agent Bad Nauheim – Contact person

Step by step to the selling price

Selling real estate consists of numerous steps where you also have to consider legal facts. Therefore, the sale of a house through an estate agent is recommended. The real estate sale begins with an assessment of the selling price, which happens either by us or, if desired, by an expert. Next, we clarify all open questions that are necessary for the sale of your property. This includes, for example, whether the proceeds from the sale are tax-free or whether there are obstacles to the sale, such as entries in the land register or similar.

Documents and plans

Then we collect all documents, such as plans, pictures and statements, and write an exposé that describes the property well. With this information we create advertisements in regional newspapers as well as on real estate platforms or offer your property directly to our customers and other interested parties.

Shortly thereafter, we usually hear from a few prospective buyers, who we invite to an inspection appointment. If there is serious interest, a second appointment follows, during which the terms of the contract are often negotiated. Often the potential buyers try to push the price down. However, all Lukinski brokers are very experienced in this field and know exactly how to react to such attempts or how to skillfully avert them.

Once an agreement has been reached, the purchase contract is executed at the notary, the purchase price is paid and finally the property is handed over.

Real estate agent or private?

When selling, you should use real estate agents, they save time, gain security and achieve a good sales price through the existing network and regional regular customers. The sale is time-consuming, from the preparation phase to the distribution and sales phase. Did you know how many documents you need, just to create the Expose? These include, among others:

• Documents relating to the property (site plan, building plan, etc.)
• Other plans (building encumbrance register, cadastral plan, waste water plan)
• Overview of the latest renovation and modernization measures
• Insurance documents (fire insurance)
• Overview of ancillary costs
• Land register excerpt
• Energy certificate
• Real estate photos

View the house and apartment market in Bad Nauheim

In order for you to get an idea of the expected sales proceeds in advance, we at Lukinski have compiled the average real estate prices for condominiums and houses in Bad Nauheim for you. These are prices that have been achieved on average in this city in the past. Of course, the sales proceeds always depend on the location, the equipment and the size of your property. In principle, however, the good and medium residential locations predominate in Bad Nauheim.

Houses with normal fittings are currently on offer for an average of 2,350 euros per square metre. New builds are slightly more expensive, costing around 2,960 euros/m2 on average. You can achieve an even higher yield in Bad Nauheim with new-build apartments. These cost an average of 3,600 euros per square metre. It is also exciting to know how long it takes for a condominium or house in Bad Nauheim to be sold.

Properties for sale are available on the internet for an average of 24 days, with houses in Bad Nauheim selling faster than condominiums. At the very least, the dwell time of real estate advertisements suggests how quickly a property in Bad Nauheim sells on average. (Source: Capital)

Average purchase price: apartment and house

• Apartment; new construction: 3,600 euros / square meter
• House; Standard: 2.350 Euro / square meter
• House; new construction: 2,960 euros / square meter
• Increase (small town average) compared to previous year: 13.7

To renovate or not to renovate before selling the real estate?

Many sellers of condominiums or houses ask themselves whether a renovation before the sale makes sense. A renovation is always associated with a lot of effort and time. Plans must be made, craftsmen organized and of course a renovation also costs money. So you always have to ask yourself first whether you want to do this to yourself. On the other hand, a renovated property offers the impression that the classic property buyer expects: a valuable, clean and intact condition of the house or apartment.

Renovation and costs

By renovating your property, you provide yourself with a perfect basis for achieving a higher sales price. Because with properties that have not been renovated, the buyer never knows exactly what costs will be incurred before he can live in them. In our experience, prospective buyers estimate the renovation costs to be higher than they actually are. You, on the other hand, can save a lot of money with a bold calculation and implementation of the renovation. Often the costs of renovation come back double or triple when selling.

Make your own decision: What will be renovated?

Another point about renovations before the sale is that you can decide for yourself what will be done. You should always invest in painting work. Because freshly painted rooms literally shine and provide a well-kept impression. With the sanitary rooms, such as bathroom and toilet, it always depends on the condition. It is not always possible to remodel an ugly bathroom in a small apartment in such a way that it will have a positive effect on the sale proceeds. Instead, have, for example, the shower hose and other small visual renewals carried out, which will provide the desired good impression. However, there are also cases in which renovation is not worthwhile, for example if an owners’ association is behind the sale or if defects are covered up with a coat of paint that should remain visible in order not to become liable for damages. We at Lukinski will be happy to advise you on the question of whether you should renovate your property before selling it.

Conclusion: Sale in Nauheim

Take advantage of our experience and expertise as a professional brokerage firm to save yourself a lot of time, stress and hassle when selling your house or apartment in Bad Nauheim. Give us a call! Lukinski will gladly take care of all the necessary steps and ensure a profitable sale: realtor for Nauheim.

• Separation and divorce – What happens to the house?
• Inheritance – legal succession and community of heirs
• Probate – process and procedure

Statistics: Facts and figures about Nauheim

Before we look at the population development and forecasts, first the most important key figures about the city (source: Wikipedia Nauheim). Further statistics can be found here: Real Estate Statistics.

• Federal state: Hesse; administrative district: Darmstadt
• District: Groß-Gerau
• Altitude: 86 m above sea level
• Area: 13.77 km2
• Population: 10,570 (Dec. 31, 2018)
• Population density: 768 inhabitants per km2
• Postal code: 64569; area code: 06152; license plate number: GG

Nauheim is growing! Development of the city in numbers

The development of Nauheim’s population shows that the community is growing in the long term. From just over 1,000 residents in 1900 to over 10,000 citizens now. Source: Wikipedia Nauheim / Nauheim, district of Groß-Gerau. Historisches Ortslexikon für Hessen. (As of 8 June 2018). In: State Historical Information System of Hesse (LAGIS).

Municipal administration: address and directions

Address of the municipal administration: Weingartenstraße 46-50, 64569 Nauheim.

You can find more about the city here on the official site of the city of Nauheim.

Statistics: Current price per square metre

Here you can see how Frankfurt am Main has now risen to become the 3rd most expensive city. Of course, you as a property owner in the wider area surrounding the banking metropolis will also benefit from the rising purchase prices. Here you can see the cities with the highest prices per square metre for condominiums in a comparison of 2010 and 2018* (in euros per square metre). How much is your condominium or house worth in Nauheim? Let us find out! Go to the free valuation for Nauheim.

You can find more statistics at Statista

Broker & Contact Bad Nauheim

Get in touch with our real estate team:

• Real estate agent Bad Nauheim – Contact person

Organize helper

First, the big question is, can you do everything on your own when you move? Whether sofa or wardrobe, for many pieces of furniture you need a helping hand when moving. Usually not just one helping hand, but many helping hands!

• Friends
• Family
• Colleagues
• Removal helper

Friends and family help gladly and for free

The closest to you, of course, are your family and friends. That’s why it’s especially worthwhile to address friends and family on the first train, they are happy to help and of course free of charge. When speaking to them, you can consider a few tips, put the shared experience in the foreground! Finally you will spend a day together, maybe you will also provide some potato salad and some warm sausages and a cool box of beer in the evening. Friends can already be convinced quickly! In the first sentence, avoid serious problems or other challenges that you will face on the day of your move. Emphasize that you will have a lot of fun and that of course you have taken care of everything, culinary and of course drinks!

And don’t forget, a smile can move a lot of things. Before you start your question, before you say the first word, put on a warm smile so you can spray some positive energy right at the beginning. Friends as well as family will already explain themselves faster and more uncomplicated to help with the move.

Convincing colleagues

If you don’t have a family locally or are completely new in a city or country, you can’t always fall back on your family and friends. Therefore it always helps to have a good relationship with your new and old colleagues. Because while you usually spend only a few days a month with your family, you usually have your colleagues around you every day. So the way is very cool! That’s why you should have colleagues on your list of helpers, especially those you get along with better.

Removal assistant

Removal helpers are not free of charge! With a moving company, whether personnel service provider or logistics provider, you always pay according to time. This means that the work of the removal company or the staff is charged hour by hour. How long they need and the more people there are, the more expensive it will be. But moving companies also have a few advantages.

Benefits of moving companies

• Professional packaging of furniture
• Expertise in logistics and transport
• No effort and stress for you as a tenant or buyer
• You can move in immediately

Disadvantages of moving companies

• Billing by hour
• Costs for organization and truck additional

Of course, many removal companies also offer the service of building everything up directly. Helpful for buyers: buy a house. From your own Smart TV and the wiring with the sound system to all the furniture, this saves a lot of stress when moving!

How much does a moving company cost?

The costs for removal companies vary from city to city, of course. In the metropolises like Munich and Berlin, where living space is scarce anyway, the services around the move are of course also very much in demand. Nevertheless, appointments with freight forwarders and removal companies can usually be made relatively quickly. Roughly speaking, you can expect the following costs when you book a moving company.

At Movinga we have found a nice overview of how much you have to charge for your move. These are the average costs of moving with a professional moving company. The long distance relocation is based on a move over 600 km (e.g. from Berlin to Munich). Source: Movinga.

Local move in the city

• ~ 35 m² 500 to 1050 €
• ~ 60 m² 700 to 1200 €
• ~ 85 m² 1050 to 1450 €
• > 120 m² 1200 to 2000 €

Longitudinal transfer

Local move Long-distance move*

• ~ 35 m² 1100 to 1800 €
• ~ 60 m² 1500 to 2400 €
• ~ 85 m² 2000 to 3000 €
• > 120 m² 2600 to 3600 €

Move date? Give us notice early enough

No matter whether you have friends, your own family, new and old work colleagues or even removal helpers at your side, don’t forget to let us know the date two days in advance.

In order to find as many helpers as possible, you should announce a move two to three weeks in advance. After all, it’s usually a whole day that you have to take your time to complete the move.

Unclean gently

What saves you the most work when moving? The fewer cartons there are to pack, the less you have to carry! Accordingly, you also have to unpack less and, of course, tidy up. Every single object therefore brings a certain unit of time with it. The less objects we take with us, the better!

So remember to simply clean out the trash when you move next time. Items that you have not used for more than a year will probably not be used again next year. So it’s worth thinking about whether you really still need this item. Especially in the cellar or in cupboards there are a few shopkeepers, clothes, flower pots – in life a lot accumulates! So our second tip is, think about how long you haven’t used certain items and ask yourself the logical question, will you ever use them again?

Buy cheap moving boxes

While we are already on the subject of the amount of items collected, of course you also save on the moving box. While one gets in the bigger supermarket around the corner single boxes for 3.99 € or in the DIY store for 2.99 €, one can buy bigger stacks of moving boxes in the Internet very cheaply in the set.

For example, you will find many offers on Amazon. Here one saves a lot of money in the quantity, which one could invest later for example in the suitable truck. So save on moving boxes and the truck for your move will be free of charge!

The cheapest offers currently

Tip: Click on the photos to go directly to the Amazon offer!

30 cartons for 34,99 – only 1,16 / piece – test winner

• Moving boxes: Buy test winner

10 cartons for 12,99 – only 1,30 / piece

20 boxes for 26,99 – only 1,35 / piece

50 cartons for 61,99 – only 1,24 / piece

Early start packing

You have found all your helpers, you have informed them in time, so that almost everyone has found time, you have bought cheap moving boxes, now it is time to pack! Just as with the early announcement of the move date, you should not start too late with the start date for packing the cartons. Especially with items that you don’t need frequently in everyday life, it’s worth packing boxes early. After all, it’s not just the content in the cabinets that’s important, but also the cabinets themselves. The earlier you start packing smaller parts, the better you will be organized in the move, simply because you will have time to think and will not be under time pressure.

ABC Analysis

If you are still unsure which products you probably need and which products you can do without, it is advisable to do a small ABC analysis. We write the letters A, B and C on a sheet of paper. Below that we write in keywords things we can definitely do without, these we write under C. Under A we write products that we definitely need, for example our toothbrush. Under B we categorize the things we pack for example on the last weekend, as well as pots. The last few evenings you can order a pizza or make a pizza in the oven!

All items that you have under category C should be packed as early as possible. Remember our tip number three, part with items you no longer need. The more time you have, the better you can decide which items you don’t take into your new apartment or house.

Rent a moving van

Also with removal vans there are big differences, our basic tip and most importantly, rent yourself rather a number bigger!

Imagine this situation, you have 95% of all content in your truck and then you find that you have to do a second tour to get the rest. Many removals can be done in one tour if the truck is the right size. Savings tip, because here you can save not only kilometers, but also time. Larger models do not cost much more.

If your apartment is big enough and you have a room where all the furniture has already been removed, you can also build a small fictitious truck here. You will find the units of measurement of the trucks and the loading areas on the website of every online provider. All you have to do is use the folding rule and an adhesive tape to read the floor in the same format as the hold. For example, if your hold has a total length of 2.4 metres and a width of one metre, you start in a corner, go one metre to the side and 2.4 metres back. Pull your adhesive tape exactly along this line, so you have a perfect impression of what the future storage space will be like. If you have already packed your belongings well in advance, you can use this as a storage facility on the one hand and as an approximate unit of measurement for the storage space on the other.

Beneficial trucks for the move online hire

If you are looking for a cheap model for your move, then we have here a few recommendations of rentals that offer Germany-wide good savings prices.

Also remember to organize your move on the right day of the week. If you rent a moving transporter at the weekend, you are naturally in the midst of all orders. That means the prices on weekends are more expensive. If you choose a day during the week, you can save a few euros again. Especially for students but also for freelancers, seniors or self-employed a good option to keep one or the other Euro.

Billiger Mietwagen – Comparison portal for vans & trucks

Rent online: Truck at Sixt, Buchbinder & Avis

You can also rent trucks directly from the suppliers, as shown here for example with Sixt, Buchbinder and Avis.

Prepare moving accessories

When you fill your truck, you will find one or the other object that could slip through braking or sharp bends, for example. This can cause damage, especially to fabrics such as sofas, armchairs or other furniture. Think about the following things you may need for your move so that you can organize them in advance:

• Tension belts for lashing heavy furniture, such as sofas and cupboards
• Covers made of fabric for protection
• Gloves for edges and wood
• Sack trucks for loading and easy rolling of crates and boxes

Change in time

Not everyone moves frequently, some move from home after vocational training or studies and then in 15 or 20 years. Not everyone knows that you have to change your address immediately after moving. Especially if you are moving for the first time, you will often think that you will not be able to register in time at the town hall due to stress and lack of time. The legal deadline for re-registration is currently 14 days after the move. Anyone who registers later can be fined a small amount.

It is important that you prepare the following documents for processing in order to be able to re-register successfuly and quickly before your visit (source: City of Cologne):

• ID card
• Passport
• National passport and residence permit or visa
• For a re-registration in the family association, we need the identity documents of all moving persons
• Registration form with signature of the person obliged to register
• Certificate from the landlord that he or she has moved in
• Addition to the land register, notary contract or current real estate tax assessment notice
• Legal registration certificate Part I or vehicle registration

If you would like more information or details on the individual documents, you can find further information here: Reregister your residence.

The change of registration in the town hall or in the Einwohnermeldeamt does not cost any money, so you do not have to take any cash with you.

Apply for a no-hold zone

You will certainly know the chaos in the city centre, especially in the morning and after work all parking spaces are occupied. So that you don’t have any problems even in the morning or have to argue with an aggressive driver, it is worthwhile to apply for your own no stopping zone in advance of the move.

It is not difficult to apply for such a general no stopping zone for a few hours. This is how you apply for your no stopping zone:

• The regulations vary greatly depending on the city – deadlines range from 48 to 96 hours
• Start your search best with Google: “Halteverbotszone Berlin” or “Halteverbotszone Frankfurt”, depending on where you live
• On the websites of the cities you will then find the exact information and contact adresses for your city

Hire a crane instead of towing

Whoever moves from the country to the city often moves from the ground floor or the first floor up to the fifth or sixth floor. Especially in the inner cities, many buildings and real estate are still equipped with small stairwells, after all, square meters of area is cash money when it comes to building houses. The more living space is available, the more rent can be earned. This is why many stairwells are very narrow.

In many apartment buildings in the city centre, elevators were also retrofitted so that the stairwells were reduced in size again. In particular with bulky furniture, such as large cupboards or sofas and beds, one quickly gets problems in the narrow corridors of the staircase. For many removals it is therefore worthwhile to rent your own removal crane. This crane is lightweight. It is driven against the house wall, simply transported up to the sixth or seventh floor and simply transports the furniture along the outside wall of the house, slightly tilted, downwards. Instead of dragging furniture through stairwells in a complicated way and taking hours of time, you can move with significantly fewer helpers and significantly less time.

Recommendations for moving cranes (Germany)

There are companies in every German city that offer such special cranes for the move. You can find good offers on Erento, for example. The portal is simple and like on Ebay, you can easily view and book offers. The price per hour is included in every offer: