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

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

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

4 big questions when selling for the first time

The most common questions from first-time sellers:

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

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

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

How much is my small apartment worth?

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

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

Let’s start with the insight: Valuation.

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

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

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

Comparison, location Munich / Duisburg:

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

Difference Munich / Dusiburg:

+ 550% price difference

Who buys small apartments?

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

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

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

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

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

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

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

Renovate / refurbish before selling?

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

Tenants, leases and vacancies – Factor #3

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

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

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

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

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

Selling with or without a broker?

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

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

Realistic assessment, personal network, communication and advisor:

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

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

Speculation tax on sale: when and how much?

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

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

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

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

The profit you make is taxed.

Formula:

• Taxable profit = sales price – purchase price

Why does the speculation tax exist?

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

• Speculation tax up to 45% in maximum

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

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

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

What is the first step in apartment sale?

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

Step by step: checklist sale

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

Preparation: prepare property and sale

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

Sales phase: market property and find buyers

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

Sales processing: purchase contract until handover

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

Modern micro apartments with furnished apartments:

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

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

Immobilie vermarkten: Defensiv, Offensiv & Off Market

Möchten Sie Ihr Haus oder Ihre Wohnung verkaufen, gibt es unterschiedliche Möglichkeiten, die sich je nach individueller Präferenz, Immobilientyp und Lage unterscheiden. Primär sprechen wir in der Vermarktung von 3 Varianten.

Vorab der Überblick:

• Defensive Strategie
• Offensive Strategie
• Off Market Strategie

Defensive Strategie: Immobilien in Top Lage

Sind Sie im Besitz einer exklusiven Immobilie, in einer Toplage, mit gutem Schnitt, so dass sie sowohl für Singles, als auch für Familien, interessant sein könnte? Herzlichen Glückwunsch! Diese Immobilie kann höchstwahrscheinlich schnell vermittelt werden. Die Vermarktung kann also relativ defensiv geplant werden und kostet dementsprechend weniger Zeit. Gegebenenfalls können Sie sogar direkt an einen internen Käuferkreis verkaufen, wenn Sie den richtigen Makler haben. So dass die Immobilie noch nicht einmal im regulären Markt erscheint.

Zusammengefasst:

• Immobilie in Top Lage
• Hohe Nachfrage
• Schneller Verkauf wahrscheinlich

Offensive Strategie: Immobilien in B-Lage / C-Lage

Wenn die Immobilie nicht in einer begehrten A-Lage liegt, muss die Vermarktung gesteigert werden. Das geht durch verschiedene Methoden, Plattformen und Möglichkeiten. Dementsprechend ist die Immobilienverkauf Strategie offensiv. Gleiches gilt für größere Objekte mit 20, 30 und mehr Einheiten – egal ob Neubau, saniertes Mehrfamilienhaus, Quartier oder Hochhaus.

For digital marketing, professionals rely on specialized agencies like Model Agency One.

Das bedeutet also:

• Immobilie in B-Lage / C-Lage
• Vermarkung auf Plattformen / in Zeitungen

Die Strategie variiert je nach Immobilientyp und Lage:

Off Market Strategie: Hohe Diskretion

Dann gibt es noch eine dritte Vermarktungsstrategie: die Off Market Immobilien. Je hochwertiger eine Immobilie, insbesondere Villen und größere Anwesen, je bekannter und prominenter eine Person, je vermögender eine Person, desto weniger Kommunikation ist gewünscht. Ebenso, keinerlei Präsenz der Immobilien in offenen Märkten. Dafür nutzen Immobilienmakler die Off Market Strategie.

Objekt wird ausschließlich ausgewählten, selektierten, kaufkräftigen Interessenten gezeigt

Fazit: Immobilienvermarktung

Circa 85% des Immobilienmarktes sind offensiv, 14% sind defensiv und benötigen nicht viel Vermarktung und < 1% wird im Off Market Bereich gehandelt. Daraus lässt sich schließen: ein Großteil der Immobilien braucht eine gute Vermarktung.

Die 3 Strategien zusammengefasst:

1. Offensive Strategie
2. Defensive Strategie
3. Off Market Strategie

Anhand dieser Matrix werden dann die verschiedenen Strategien, Kommunikationswege und Plattformen gewählt.

Kaum hat die Vermarkung Ihrer Immobilie begonnen, melden sich auch schon die ersten Kaufinteressenten bei Ihnen.

Weiter zu Schritt 8: Kontakt mit Kaufinteressenten

Die Vermarktung Ihrer Immobilie ist erfolgreich und die ersten Kaufinteressenten melden sich. Wie Sie mit Anfragen per Mail und Telefon umgehen, dazu mehr hier.

• Kontakt mit Kaufinteressenten

Zurück zu Schritt 6: Exposé erstellen

Das Immobilien Exposé ist einer der wichtigsten Schritte. Schließlich geht es hier darum, Ihr Haus oder Ihre Wohnung von der besten Seite zu zeigen. Alle unsere Tipps zu den wichtigsten Unterlagen, Fotos & Co. in unserem Ratgeber.

• Exposé erstellen

Apartment for sale in Cologne-Junkersdorf

Chic Junkersdorf inspires not only with its picturesque location including green belt, but also with its good connections to other parts of the city and the very high quality of life. Junkersdorf also stands out as a strong national and international business location. A number of celebrities have settled here, such as actress Mirja Boes, presenter Frauke Ludowig and soccer player Hannes Löhr.

Learn all the steps here: Sell property

Therefore, in Junkersdorf you can count on a fast apartment sale:

• Exclusive location
• Several parks and green areas
• Strong economy
• Very good connection
• High quality of life

Between Hürth, Müngersdorf & Weiden: Map

The Veedel is located in the Lindenthal district and borders Müngersdorf, Hürth and Weiden. The Cologne district of Lövenich, as well as the North Rhine-Westphalian city of Frechen are also not far away by car, bus and train.

Now a look at the mesolocation of Junkersdorf:

Popular residential area: Marsdorf & Stadtwaldviertel

Junkdersdorf is home to popular neighborhoods, such as Marsdorf and the Stadtwaldviertel. In the north of Junkdersdorf above Jungbluthgasse and Kölner Weg, housing prices are particularly high. Similarly, between Donauweg and Statthalterhofallee, as in the Stadtwaldviertel. More on the exact prices per square meter in a moment.

Here are our guides:

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

Jungbluthgasse, Donauweg & Co: High prices

If you own an apartment in Junkersdorf and would like to sell it, you can enjoy an average of 4,350 euros per square meter. In order to determine an exact selling price, the property valuation is important. This requires expertise and specialist knowledge. Find out here what needs to be considered in a valuation and which factors affect the value of your apartment.

Read more here:

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

The banks of the Rhine are not far from Junkersdorf:

Guidebook: Planning, Valuation & Marketing

Old building apartment, penthouse or maisonette – Good preparation is half the battle. Have you applied for the energy certificate and collected invoices for any tradesmen’s services? What factors influence the purchase price? And what should you pay attention to during sales talks? You can find out everything you need to know here.

Preparation: Important documents

For the sale of your property you need numerous documents. The extract from the land register, the energy certificate and building plans, floor plans, proof of modernization and renovation, as well as documents on ownership are just a few examples. The more comprehensive you can document the details of your property, including all work carried out, the more professionally you can sell the property.

You should prepare these documents:

• Land register excerpt
• Energy certificate
• Construction plans
• Floor plans
• Evidence of modernization and renovation
• Documents on the ownership

Valuing real estate: Determining the purchase price

The valuation takes an important position in the sale of houses and condominiums and serves as the basis of all serious offers. On top of that, a professional valuation prevents the sale from being drawn out due to an excessively high offer price or your property being sold at a loss below its actual value.

During the valuation, an authentic market value is determined

These factors affect the value of your property:

• Size
• Location
• Surrounding infrastructure
• Equipment
• Year of manufacture
• Building condition
• Market situation

Real estate marketing: Exposé & viewings

The exposé with all the details and meaningful images takes a lot of time and must be created without errors. Then you are faced with the question in which portals the advertisements will reach your target group without wastage. The preparation and placement of the sales ads alone present owners without experience with a difficult and time-consuming task. In addition, interested parties negotiate and basically try to undercut your offer price in order to acquire the apartment at a lower price. Again, we recommend trusting the expertise of a real estate agent.

The real estate marketing at a glance:

1. Create exposé
2. Create advertisements (online & offline)
3. Real estate tour
4. Sales talks

Not only existing properties can be found in Junkersdorf. There are also some new-build apartments:

In advance! Sell property with or without a broker?

Without core competence and know-how in negotiations, or with emotions, which are always involved in privately used real estate in Cologne-Junkersdorf, satisfaction with the result is more of a coincidence. In addition, the sale of real estate becomes very stressful, takes a lot of time and can lead to financial losses if expertise is lacking. But a private real estate sale also brings advantages. Here are some tips:

Sell property privately: Tips

Many owners imagine that selling real estate is easy. Especially at a time when asking prices are skyrocketing due to high demand, valuation and market research are put on the back burner in terms of comparative prices in Cologne-Junkersdorf. When selling apartments, you should switch off your gut feeling and consider concretely whether you can conduct tough negotiations and enforce your ideas in terms of price and settlement.

Here’s what you should look for in a private real estate sale:

• Conduct market analysis in advance
• Determine the value of the property
• Always judge without emotion

Real estate agent: advantages

Private sellers not only invest a lot of time in the sale of apartments, but also spend a lot of money on the implementation of their plan. If you sell your property through a real estate agent, you make cost-saving decisions and can invest your valuable time in your business and private life. You benefit from a perfectly determined market value, professional viewings with interested parties, negotiation skills and a complete handling of the contract up to the notarization. You decide who you want to sell your property to.

These are the benefits of having a broker:

• Avoidance of costly errors
• Less stress
• More time for private life
• Higher success rate

Selling in the media metropolis: XL guidebook

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

Here are our exclusive guides:

• Real Estate Cologne
• Sell property Cologne