Villas! Ibiza, Berlin, Los Angeles

https://www.youtube.com/watch?v=CFgmICgnQ98

Here you’ll find my personal favorites from around the world, from the Mediterranean Ibiza, Mallorca, Marbella and Berlin to the fascinating destinations in the USA like Los Angeles – all in one line!

• Lukinski Villas

Lukinski Villas as an App

The best thing about it? I have developed my own Lukinski Villas App, which contains all the photos and property data. This way, you can explore your dream real estate conveniently on your smartphone and have all the information at your fingertips.

My mission: To continue entering, selling, buying, and renting

My journey, however, does not end here. My mission is to continue entering the world of real estate investment, to sell, buy, and rent. Both in Spain and in the USA, I will be looking for new opportunities. I will focus on my personal favorite locations and all relevant destinations in their vicinity.

Discover the world of luxury villas with me!

In my latest video, I take you on a journey through the world of luxury villas. I show you some of my personal favorites and share my experiences in the real estate game. If you’re fascinated by breathtaking villas, exciting travels, and real estate investments, you don’t want to miss this video.

Don’t forget to subscribe to my channel to stay updated, and download the Lukinski Villas App to access all the information.

Lukinski YouTube: Return, Investment & Co. Everything about return and investment: Real Estate as an Investment.

Discover with me the key factors, metrics, and fundamentals of real estate investment. Compared to other investment forms, real estate offers a ‘safer’ way to invest capital with consistent returns and long-term appreciation. Learn more in the guide on property appreciation. Do you want to invest your money meaningfully? My recommendation: real estate, passive income, and a good life. How to achieve positive cash flow: Calculate cash flow.

• Lukinski YouTube

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

Difference: purchase price factor and rental yield

For the calculation of both results, the same factors are used. The annual rental income and the investment costs. The difference lies only in the preparation of the calculation and thus in the result.

Both give an indication of profitability.

Rental yield: result says…. Definition

Result for rental yield calculation:

Rental yield > How much surplus remains each month to cover repayments, interest and reserves for repairs or capital accumulation?

Purchase price factor: result tells… Definition

Result for purchase price factor calculation:

Purchase price factor > In how many years will the investment costs be paid off by the annual rental income?

Simplified, the formulas you’re about to learn look like this:

• X / Y = Z1
• Y / X = Z2

Z = Profitability

My recommendation for beginners: rental yield

As a real estate beginner, you’ll need ongoing income quickly because most of your equity is probably in your first property. For beginners, it therefore makes sense to compare properties on the basis of rental yields. This way, you immediately know what monthly surplus an individual property can generate (for you).

The purchase price factor is more interesting for longer-term investments (target: appreciation and 10, 20, 30 years; before that you pay monthly), where short-term cash flow is not important.

• Tip. Read more about the difference here, on my new project, specifically for real estate buyers! The subtleties between yield & investment real estate – external

Either way, both calculations aim to help them compare different property listings and do it quickly!

Rental yield: Example

Let’s look at both forms of profitability calculation again in detail, with examples.

Once again, briefly the definition: If you calculate the gross rental yield, the result tells you what surplus remains monthly and forms your cash flow. For the repayment and interest (financing of the bank), as well as reserves for maintenance, or everything that then remains for your own, additional asset accumulation.

Formula and comparison

Rental yield = annual net income / investment * 100

Purchase price is 100,000, annual rent 3,200. Calculation looks like this:

• 3,2 = 3.200 / 100.000 * 100
• Result: 3.2

Calculate rental yield: Offer comparison (example)

The result of this calculation is always a percentage. This tells you how much surplus remains to cover the costs (repayment, interest, reserves for maintenance) and ideally a further surplus remains for you as an investor in the property.

With the current interest rate situation, you can expect approx:

• 2 % redemption
• 2% interest
• 2 % Management and maintenance reserves

reckon. Accordingly, properties with a yield of over 6% are interesting for you as a buyer.

• Yield therefore 6% + X

Just like the purchase price factor, you compare different offers in a quick way, based on two factors, the purchase price and the achievable annual rent.

• Object A: Rental yield 6.8%
• Object B: Rental yield 5.3%
• Object C: Rental yield 7.5%
• Property D: Rental yield 4.2%
• …

Accordingly, you would choose to look more closely at Property C, with a 7.5% yield (+1.5% over target of 6%). So the tenant pays off your property and you would have additional monthly income. Also, property A, with still 6.8% yield.

For object B, with 5.3%, you could check later, with your own experience and even more knowledge, whether there are any optimization possibilities, e.g. rent increase, if no adjustments are made by the landlord for a long time.

Learn even more about the return on investment!

At Real Estate-Experience.com, I’ll show you even more about rental yield and ways to make quick valuations, including looking at property location. Learn all about the here:

• Rental yield

Purchase price factor: Example

Again, as a reminder, the definition: if you calculate the purchase price factor as a result, it tells them in how many years the rental income, the investment costs covered.

Calculate purchase price factor: Offer comparison

The purchase price factor is typically between 10 and 40, depending on the region and location of the property, condition and so on. In Berlin the value is between 30 and 38, in cities like Düsseldorf it is between 18 and 24.

Formula and comparison

Purchase price factor = investment / annual net income

Purchase price is 100,000, annual rent 3,200. Calculation looks like this:

• 31,25 = 100.000 / 3.200
• Result: 31.25, so ~ 31

Accordingly, your comparison of real estate listings will look something like this:

• Object A: Purchase price factor 18
• Object B: Purchase price factor 21
• Object C: Purchase price factor 19
• Object D: Purchase price factor 17

So property D is the most profitable, because the financing would be paid by the rent within 17 years. Property A would be paid off within 18 years, property C within 19 years and property B, would need 21 years to pay off the entire financing, through the rental income.

Therefore this tip for you!

Tip. Calculate annual rent

How can you actually calculate the possible annual rent? You are probably looking for your property on a real estate portal, such as ImmobilienScout24, Immonet or another provider. Simply change your search filter from buy to rent. You can already see what rental prices are being charged for comparable properties in the same area or, even better, neighbourhood (1 km radius search). From this, you can forecast the possible annual rent that can be achieved for your property.

Of course, independent of the rent optimization just mentioned, if the previous owner has not made any rent adjustments for a long time, in addition there are upgrading possibilities and expansion possibilities, depending on the type of property.

Conclusion: Purchase price factor and rental yield simply explained

I hope you have found here the simplest explanation there is for purchase price factor and rental yield! If you want to learn even more on the subject of buying a property, whether owner-occupation or investment, numerous articles, guides and checklists, all free and available 24 hours online, with us!

Apartment, house, apartment building, everything for real estate beginners!

Now new on Immobilien-Erfahrung.de:

• Buying real estate: learn – external

In addition, for all beginners, still this tip:

• First property purchase

Owners’ association at a glance

They hold regular owners’ meetings to discuss common issues that affect all residents of the house, such as exterior design of the house and property, garden maintenance, fees and service charges, renovation or refurbishment of common property such as basements or the roof, a common property management or a caretaker service. However, an external property management company can also be requested for these tasks, for a fee.

• Syndicate
• Regular owners’ meetings to clarify common issues
• Can also be requested external property management

Intestate succession

In principle, the topic of “inheritance and estate” is always in good hands with a (specialist) lawyer. The construction of pre- and post-heirs is complicated. Nevertheless, there are a few easy-to-understand principles that every property owner should know and can also easily implement themselves. Here are some questions that come up again and again and which we will answer in the following.

• Pre-heir and post-heir – what is it all about?
• My mother is the previous heir. Is she allowed to sell her part of the house so easily?
• Is the owner (previous heir) entitled to sell the house without the consent of the subsequent heir or does the latter have to agree to the sale?
• I’m heir apparent, now what?
• House sale despite succession?

Pre-heir – post-heir: what does it mean?

Anyone who wants to bequeath something is free to determine the heirs and can therefore also transfer his or her inheritance to several persons in a staggered manner. The subsequent heir is then the person who receives the inheritance only after another person – the so-called previous heir – has previously inherited. The testator can, for example, choose an occasion or a point in time for the succession to occur, such as coming of age or passing the master’s examination.

The previous and subsequent heirs are both legal successors of the testator. However, they do not form a community of heirs in which they would inherit at the same time, but inherit one after the other due to the instigation of the testator.

Pre- and post-heirs for married couples – safeguarding assets in the family

The inheritance regulation by means of a pre- and post-heir is often used by married couples. In this way, they can ensure that all their joint assets remain in their own family. For this purpose, the spouses each name the other as a pre-heir and the joint children as a post-heir. Even in the event of remarriage after the death of one spouse, the assets cannot be inherited by the new spouse.

Pre-heirs – tasks, duties and rights

Pre-heirs are also referred to as ‘temporary heirs’. This is because they only have limited power of disposal over the estate. Particularly in the case of inherited real estate, this situation has consequences for both sides – i.e. the previous and subsequent heirs. First of all there is the inheritance tax. This is always payable initially by the previous heir.

• The previous heir must pay the inheritance tax from the funds of the previous inheritance.
• The previous heir is only the heir until the next of kin occurs.
• If a property is inherited and occupied by the previous and subsequent heirs themselves, no inheritance tax is payable
• The property must be owner-occupied for at least ten years after acceptance of the inheritance
• The owner-occupied living space must not exceed 200 sqm.
• Only then no inheritance tax is due

Statistics – Heritage in Germany

Read more facts and figures here: Real Estate Statistics. We also have other interesting studies, surveys and statistics on the topic: Inheritance in Germany.

Restriction of disposition – exceptions and rights of the previous heirs in real estate transactions

The previous heir cannot dispose freely of the estate. Inheritance law imposes certain restrictions on the disposal of the estate by the previous heir, because in the event of a subsequent inheritance, the assets should accrue to the subsequent heir undiminished. For example, the previous heir may not sell or give away any property from the estate without the consent of the subsequent heir. The previous heir may use other inheritance items for himself, but he is obliged to compensate the successor for the value of the item after the succession has occurred.

However, the testator may exempt the predecessor from many of these restrictions. This is then referred to as an exempt preheir. The “exempt estate” – which may then also include real estate – may be sold by the exempt previous heir alone, without having to obtain the consent of the subsequent heir.

Pre-inheritance & post-inheritance – advice from a lawyer

Broker tip: Watch out when buying inherited real estate

If a property from an estate is to be sold, there are many details to consider – for the seller and also for the buyer. At the latest here – after a lawyer has also been consulted for advice – the broker should come into play. The experts at Lukinski – Lukinski – have the necessary expertise to help with these complex issues.

Especially important: the real estate agent has the necessary distance to accurately determine the value of an inherited property. With inherited houses, money is often given away unnecessarily because the heir wants to get rid of his inherited property quickly. The opposite is also possible: so many memories and emotions are attached to the inherited house that the value is set too high. The property is then difficult to sell.

Find a broker as a pre-heir

Finding a broker as a pre-heir means paying attention to very special services. This is because the broker must be very familiar with the legal intricacies of succession and the connections between the pre- and post-heir.

Lukinski will perform for you as a pre-heir:

• The neutral valuation of your inherited property
• The professional sifting and arrangement of all documents from the inheritance necessary for the sale
• The professional and sales-promoting staging of your object (photos/videos)
• Your emotional state is given special consideration
• The proper creation of an appealing sales exposé
• The discreet placement of your property in all relevant media
• The analysis of our extensive customer file for suitable buyers
• The discreet organisation and execution of viewing appointments
• The discreet conduct of negotiations with prospective buyers (if desired, without your presence)
• Finalization of the purchase contract in cooperation with notaries

When will the broker be paid?

A reputable agent and real estate salesperson will only be paid upon a successful closing and will discuss their fee rate right at the beginning of the sales process. Openness and transparency are therefore fundamental criteria by which the house seller recognizes the good broker.

How much is inherited in Germany?

Here you can see inheritances and gifts in Germany. The survey ranges from 2008 to 2018 and shows that over 110,000 inheritances are distributed each year. Great potential for dispute if the community of heirs does not agree. Here you can find more interesting studies, surveys and statistics on the topic: Inheritance in Germany.

You can find more statistics at Statista

How much money is inherited?

Since 2014, Hamburg in particular has been at the top in Germany. Hamburg is currently at the top with 167.80 euros. In no other city is so much inherited. With a population share 2.19% of total Germany (1.82 million out of 82.79 million), a total volume of 305,731,600 euros is inherited annually.

• Population share Hamburg 2.19%
• Inheritance in Germany (comparison year) 109,635; statistically 2,401 inheritances in Hamburg
• Total inheritance (Hamburg / year) 305.731.600 Euro

You can find more statistics at Statista