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Partial sale of real estate: advantages, disadvantages, tax, divorce, inheritance… Partial purchase

L_kinski — Mon, 27 Dec 2021 15:41:08 +0000

Partial sale of real estate – Is it possible to sell a part of a real estate? Yes! Partial sale of house, apartment and land is possible. Does a partial sale make sense? You can learn the answer here. For many, their own real estate becomes “too big” at some point, and at the same time the money they have saved becomes less and less. Selling part of one’s own property, with full right of residence and right of use(usufruct), sounds tempting – especially if the purchase price is transferred immediately. But does a partial purchase really make sense?

Partial sale / partial purchase: what is it? Explanation + advantage

Surely you have seen the advertisements of the many part purchase providers. This purchase offer is aimed in particular at older property owners who need money, for example, for a more pleasant retirement.

A look at costs of use, advantages, disadvantages, the total sale, the calculated increase in value under inflation and a comparison, what is “cheaper”: partial purchase or the alternative real estate loan, more specifically the mortgage loan? In addition taxes, sale from community of heirs, divorce and much more.

Here you will also find all calculators with examples: Partial sale provider comparison.

First, a quick, short definition.

Definition partial sale or partial purchase

What does real estate partial sale?

Of course, no second person moves into your property; you remain the sole user. However, as the former sole owner, you now pay a fee for the use of the part of the property that no longer belongs to you in full after the partial purchase – comparable to rent. This payment is referred to as “compensation for use” or “usage fee”.

Partial sale summarized:

You sell a part of your property (usually 10-50%)
Partial purchase house: Yes
Partial purchase apartment: Yes
Partial purchase of land: Yes
Financial company becomes part owner
You remain the sole user of the property
You pay monthly usage fee
Total sales in X years (optional)

The most important questions about the partial purchase

The most important questions at a glance:

Can I sell half of the house? Yes, most sellers ~ 20-50%.
Can I sell part of my apartment? Yes.
Partial purchase also for land? Yes.
Advantage? Fast, uncomplicated purchase price transfer.
Disadvantage? Usage fee (~ 3-5% p.a.)
Moreover, for total sale: sometimes below inflation

These important factors in the purchase of parts

The key factors for the partial sale:

Value of the property = 500,000 euros
Desired immediate payout = 100,000 euros
Share for sale = 20%
Monthly usage fee = ?
(if) total sale after X years = ?

You have to answer two key questions in the comparison:

What is the monthly usage fee?
(At total sale, later) appreciation and fees?

Difference: sale vs. partial sale

What distinguishes the partial sale from the normal real estate sale? If you want to sell a property in the normal way, you will go through a total of three major phases (preparation, viewings/credit checks, sale), which in turn contain several steps. The search for solvent buyers (creditworthiness) can take a longer time depending on the real estate situation (demand).

Regular real estate sale: timing

Roughly summarized, the real estate sale includes the following steps:

Prepare documents
Valuation
Real estate marketing
Preparation of an exposé
Realization and planning of the viewing appointments
Purchase negotiations
Processing and drawing up of the purchase contract
Handover of keys

Shortened sales phase

With a partial sale, a large part of these steps is skipped completely. You go directly to a financial service provider who buys your property on a pro rata basis. Accordingly, the following steps remain from the procedure of a regular real estate sale:

Valuation
Processing and drawing up of the purchase contract
Handover of keys

Advantages at a glance: Sold and paid for quickly

Whether it’s a terraced house, a single-family home or even the condominium in an apartment building: you’ve never sold part of your property so quickly.

A partial sale has advantages:

Financing method independent of banks
No credit check, cf. credit financing
Fast sales process

Disadvantage? Use in cost comparison

As described in the introduction, the “Partial Purchase” offer is aimed in particular at older property owners.

“Banks give no / few loans to older people”.

Such a common prejudice. That is why advertising with the “partial purchase of your property” currently works so well. However, the subsequent costs are often not taken into account. For example, if you sell 25% of the property and then pay 300 euros a month usage costs, you should definitely compare the amount with a regular real estate loan, more precisely mortgage loan.

In retrospect, otherwise an experience that will cost you cash, every month.

Let’s start the analysis.

Usage fee for partial purchase: Disadvantage 1

Now for the “follow-up costs.”

What is monthly user fee? Many currently advertise it as “easy,” “convenient,” “no bank.” True. But the price is high. First of all, the ongoing costs incurred in the partial purchase to financial companies. The financial company becomes a co-owner. The sold part of the property, will be returned to you.

So you do not give “half” of the garden or part of your rooms: you continue to use your property alone.

For this you pay the “compensation for use”.

Amount of compensation for use

The compensation that the financial company requires for the use of the property is usually:

Between 3-5% of the amount paid out p.a.

The sum refers to 1 year in each case. The formula for calculating the usage fee (depending on the provider) per month:

Monthly usage fee = 3% * purchase price (share) / 12
= 3% * 100.000 / 12

Thus pay, at the partial sale worth 100,000 euros, 250 euros a month.

User fee at 100.000 Euro = 250 Euro / month

As always, depending on the provider. All providers can be found here in the part purchase house: comparison.

Real estate loan comparison: 2-4% cheaper

How much do you currently pay for a “classic” real estate loan? Due to the low interest rate phase, you currently pay only:

Approximately 1% of the disbursed amount p.a.

Compared to the financing request of 100,000 only ~ 80 euros / month.

Credit only ~ 80 Euro / month

It pays to calculate and consider when it comes to the partial sale of your property. Tip! You will also learn about the “real estate annuity” as another alternative to the partial sale.

Taxes: What do you have to pay?

The tax does not differ in the partial sale from the regular sale.

As you can see in this tax checklist, for private individuals it is actually “only” about the speculation tax. It comes into effect when a property is resold within the first 10 years after purchase. The amount of the speculation tax is calculated according to the individual tax rate, which can be more than 25 percent.

Mentioned for completeness, anyone who sells 3 or more properties in 5 years is also subject to commercial real estate trading and therefore also to trade tax. Last, for the sake of completeness, the sales tax (buyer) for commercial real estate trade.

More on the subject of taxes when selling real estate:

Selling real estate: taxes

Calculator! Provider comparison

In this analysis, I have calculated example for you in all the calculators of the providers. How much is the usage fee? How much do you get in the total sale? Here you can find the big provider comparison:

Partial sale provider comparison

Total purchase price and inflation: Disadvantage 2

If you think carefully about the online calculation of step 2) the total purchase, you will notice that you do not specify any regions(real estate location) of the property. Accordingly, the increase in value is a very rough value. But let’s take this as a basis.

Inflation vs appreciation: comparison (-2.8% loss)

Inflation factor (currency devaluation) – If you now add inflation as a second factor, which according to the European Central Bank should be at 2% per year, but is currently even at 5% (as of 01/22), then you will see:

The increase in value of only 25%, 30% in 15 years, does not even equal inflation.

So let’s compare 30% in 15 years and inflation (“as desired” at 2%, with no increases):

Time	Value	Inflation (Σ)
1st year		2.00%
2nd year		4.20%
Year 3		6.40%
Year 4		8.60%
Year 5		10.80%
Year 6		13.00%
7. year		15.20%
8. year		17.40%
9. year		19.60%
10th year		21.80%
11. year		24.00%
Year 12		26.20%
13th year		28.40%
14. year		30.60%
15. year	30.00%	32.80%

The result of our comparison:

According to (most) online calculators, a loss of -2.8%.

Accordingly, you will not even be compensated for inflation if you are below 32.8%.

Tips for your partial sale: use, annuity, divorce and inheritance

Here are some practical tips and food for thought:

Real estate pension: Another alternative

You have now learned about the partial sale, also the mortgage loan. Perhaps another tip for you, the real estate pension. Especially interesting if you have already reached a higher age, usually from 70, 75 years.

Real estate annuity means: You sell your real estate (directly) completely, but keep a lifelong right of residence and use. In addition, you receive a small monthly amount. For some, this is a good solution. Because you also no longer have anything to do with maintenance costs, the new owner takes care of that.

Real estate pension simply explained:

Direct, complete sale of your property
Lifetime right of residence and use
Small, monthly “extra pension” from the seller
No maintenance costs

Usufructuary right: “Lifetime, sole right of residence

Before we compare the different providers, here is an important tip if you really decide to sell your property in part. As you have already learned in the guide partial sale, you can sell your property in 2 ways: Partial or Partial including total sale in X years.

If you are considering an overall sale after X years, be sure to take a look at the:

Usufructuary right in the event of a total sale

Usufruct right simply means that you have the sole right to use your property – even after the sale (as well as in other cases, such as early inheritance).

Advantage: The usufruct right brings you the advantage that you are not dependent at any time, on the goodwill or the consent of the seller.

Partial sale possible despite current financing?

Partial sales are possible – by arrangement – but both you, as the borrower (property owner), and the bank, are fundamentally bound by the loan agreement you have concluded, at least for an agreed fixed-interest period. Ideally, therefore, your property is paid off.

What is the difference between partial sale and annuity?

Let’s first clarify the term life annuity: Under a life annuity, you sell your property in exchange for an annuity payment and simultaneous, lifelong right of residence and use. It is therefore a special form of selling a property. The advantage: liquidity.

Mostly owners over 70 years
Complete sale to a financial company
In return, lifelong right of residence and use
Additional monthly amount for you (life annuity)
No additional costs / maintenance costs

Community of heirs: sale after inheritance

Is it possible to sell a share in a community of heirs? Yes. With reference to BGB § 2033 Paragraph 1, which states:

“Each co-heir may dispose of the share in the estate.”

Divorce: sale after separation

Is it possible to sell a share from a separation or divorce? In the case of divorce, things are initially a bit more complicated. In principle, only after the separation year, but at the latest after the divorce, can spouses demand that their partner sell their home. Talk to the providers individually about this.

More to:

Divorce: Sell property

Partial sale providers in comparison! House, apartment, land + partial purchase test winner

L_kinski — Sat, 25 Dec 2021 16:15:26 +0000

Partial sale provider – Big house, big apartment, but “little money to live”? This partial sale provider comparison saves you 1-2 hours of searching, calculating and “understanding differences”. Here you will learn about all the major providers, their costs, fees and the test winner. “Wertfaktor”, “Hausanker”, “Engel & Völkers”, “Wertkauf”, “Hausvorsorge”, “Heimkapital” or even “Deutsche Teilkauf” & Co., how do the conditions and subsequent costs(user fee) of the individual providers differ? Here is a look at the most important providers in the market – all important calculators, a comparison of the monthly user fee. The most important companies at a glance.

6 providers in comparison! Test winner + ranking

Here is the overview with test winner! After the list, you will find once again all the detailed calculations for the usage fee and the increase in value.

German part purchase – Best price / performance

Rank 1 by conditions in the 1st step of the partial sale and in the 2nd step of the total sale is currently Deutsche Teilkauf (as of 01/22).

Usage fee p.a. = 2.89 % = 241 Euro
Increase in value (total sales) = + 41.53
Let evaluate on German part purchase

House anchor – Best conditions

Is part of Deutsche partial purchase, almost the same, only +1 euro in the monthly cost of use.

Usage fee p.a. = 2.90 % = 242 Euro
Increase in value (total sales) = + 41.53
Get rated on house anchor

Value factor

At 29.13%, the increase in value over 15 years is -12.4% compared to #1 and #2. Likewise +1 euro per month, compared to the test winner.

Usage fee p.a. = 2.90 % = 242 Euro
Increase in value (total sales) = + 29.13
Let evaluate on value factor

Partial sale One

Teilverkauf One offers fair conditions for sellers with Deutsche Teilkauf and Hausanker.

Usage fee p.a. = 2.89 % = 241 Euro
Increase in value (total sale) = + 28.50
Get rated on partial sale One

House provision

Also with Hausvorsorge you pay monthly + 1 Euro compared to the test winner. In terms of total sales, Hausvorsorge is currently – 15.19% in relation to rank 1 and rank 2.

Usage fee p.a. = 2.90 % = 242 Euro
Increase in value (total sales) = + 26.34

Engels & Völkers

Usage fee p.a. = 2.75 % = 229 Euro
Increase in value (total sale) = + 25.33

German part purchase – test winner

The conditions at a glance (source: Rechner deutsche-teilkauf.de).

Valuation on: German part purchase

User fee: 241 € / month / 2.89 % p.a.

Share: 20%
User fee: 241 Euro

Usage fee after partial sale in %:

User fee / year = 2,892 euros
% p.a. = 2.89

Total sales: + 41.53 % increase in value

Total sale at Deutsche Partial purchase after 15 years, incl. appreciation and fees.

Value in 15 years: 699,128 euros
Residual share: 566,103 euros
Fee: No implementation fee
Second disbursement: 566,103 euros

Value appreciation and fees in %:

Increase in value: 41.53
Fees: 0 %â€¬
Second payout: 41.53

The total revenue is thus (in 15 years) 566,103 euros.

House anchor

Hausanker belongs to Deutsche Teilkauf. The conditions are almost the same. Only in the usage fee you pay monthly + 1 Euro. The conditions at a glance (source: hausanker.de calculator).

Rating on house anchor

User fee: 242 € / month / 2.90 % pa.

Share: 20%
User fee: 242 euros

Usage fee after partial sale in %:

User fee / year = 2,904 Euro
% p.a. = 2.90

Total sales: + 41.53 % increase in value

Total sale at Deutsche Partial purchase after 15 years, incl. appreciation and fees.

Value in 15 years: 699,128 euros
Residual share: 566,103 euros
Fee: No implementation fee
Second disbursement: 566,103 euros

Value appreciation and fees in %:

Increase in value: 41.53
Fees: 0 %â€¬
Second payout: 41.53

The total revenue is thus (in 15 years) 566,103 euros.

Value factor

With Wertfaktor you can sell a property worth 500,000 euros only from 20%, maximum 50%. The conditions at a glance (source: calculator Wertfaktor.de).

Valuation on value factor.

User fee: 242 € / month / 2.90 % pa.

Share: 20%
User fee: 242 euros

Usage fee after partial sale in %:

User fee / year = 2,904 Euro
% p.a. = 2.90

Total sales: + 29.13 % increase in value

Total sale at value factor after 15 years, including appreciation and fees.

Value in 15 years: 673,000 euros
Residual share: 538,400 euros
Fee: – 21.872 Euro
Second disbursement: 516,528 euros

Value appreciation and fees in %:

Value appreciation: 34.60
Fees: 4.06 %â€¬
Second payout: 29.13
Attention: Total sale under inflation

The total revenue is thus (in 15 years) 538,368 euros.

House provision

The conditions at a glance (source: Rechner hausvorsorge.com):

User fee: 242 € / month / 2.90 % pa.

Share: 20%
User fee: 242 euros

Usage fee after partial sale in %:

User fee / year = 2,904 Euro
% p.a. = 2.90

Total sales: + 26.34 % increase in value

Total sale at home provision after 15 years, including appreciation and fees.

Value in 15 years: 672,934 euros
Residual share: 538,347 euros
Fee: – 32.974 Euro
Second disbursement: 505,373 euros

Value appreciation and fees in %:

Increase in value: 34.59
Fees: 6.12 %â€¬
Second payout: 26.34
Attention: Total sale under inflation

The total revenue is thus (in 15 years) 561,813 euros.

Engels & Völkers

Place 5 in the raking of the partial buyers is Engels & Völkers with the following conditions in the overview (source: computer ev-liquidhome.com):

User fee: 229 € / month / 2.75 % pa.

Share: 20%
User fee: 229 Euro

Usage fee after partial sale in %:

User fee / year = 2,748 euros
% p.a. = 2.75

Total sales: + 25.33 % increase in value

Total sale at Engels & Völkers Liquidhome after 15 years, including appreciation and fees.

Value in 15 years: 672,934 euros
Residual share: 538,347 euros
Fee: – 37,011 Euro
Second disbursement: 501,336 euros

Value appreciation and fees in %:

Increase in value: 34.59
Fees: 6.86 %â€¬
Second payout: 25.33
Attention: Total sale under inflation

The total revenue is thus (in 15 years) 560,086 euros.

Partial purchase makes sense? Partial sale + credit comparison

Partial purchase – Can you sell part of your house? Yes. Sell part of your own property, continue to live in it, it sounds tempting, especially if there is immediate money. The terraced house, single-family house or even the condominium in the apartment building. Surely you have already seen the advertisements of the many part purchase offerers. This purchase offer adresses itself in particular to older real estate owners, who need money, for example for a more pleasant Lebensabend. But, is a partial purchase really sensible? A look at usage costs and a small comparison, what is “cheaper”: Partial purchase or real estate loan?

First, a quick, short definition.

What is meant by partial purchase?

With partial purchase you sell a part of your property to a financial company. In return, you get the purchase price (independent of banks / loans), depending on how much share of your property you want to sell. The financial company then becomes the part owner. This makes you a community of owners consisting of two parties.

Advantage! Sold fast, paid fast

So “advantage” could be described as:

Financing method independent of banks

Disadvantage? Use in cost comparison

As described in the introduction, the “Partial Purchase” offer is aimed in particular at older property owners.

“Banks give no / few loans to older people”.

Usage fee for partial purchase – disadvantage

Now for the “follow-up costs.”

So you do not give “half” of the garden or part of your rooms: you continue to use your property alone.

For this you pay the “compensation for use”.

Amount of compensation for use

The compensation that the financial company requires for the use of the property is usually:

between 3-5% of the amount paid out

The sum refers to 1 year in each case.

Real estate loan comparison: 2-4% cheaper

How much do you currently pay for a “classic” real estate loan? Due to the low interest rate phase, you currently only pay:

approximately 1% of the disbursed amount

Total purchase price mostly below inflation – disadvantage

Inflation factor – If you now add inflation as a second factor, which according to the European Central Bank should be at 2% per year, but is currently even at 5% (as of 01/22), then you will see:

The increase in value of only 25%, 30% in 15 years, does not even equal inflation.

Partial sale property

Read more about partial sale here – A look at costs of use, advantages, disadvantages, the total sale, the calculated increase in value under inflation and a comparison, what is “cheaper”: partial purchase or the alternative real estate loan, more specifically the mortgage loan? In addition taxes, sale from community of heirs, divorce and much more. My recommendations for sellers!

Partial sale property

Mistakes when buying real estate: self-interest, bad location, resale value & Co!

Laura — Fri, 22 Oct 2021 06:57:37 +0000

Mistakes when buying real estate – We have identified for you the biggest mistakes when buying real estate. After all, mistakes cost time and money and cause unnecessary extra effort. Do you want to invest in a house as your first property? Or buy a house in C-location, because it reminds you the facade of the house of your childhood? Find out in our checklist which mistakes to avoid at all costs including tips from our real estate experts!

Mistakes when buying real estate: You should avoid them at all costs!

Emotional real estate purchase, a too special property in a bad location and the purchase of a house for personal use – the list of possible mistakes is long. Learn here what you should avoid at all costs!

Error: Poor location of the property

One of the most consequential mistakes is buying a property in a bad location. Demand is low, renting is difficult and the risk of vacancy is high. Large cities in sought-after B locations are best suited. Even a little outside the major cities, in the Speckgürtel, real estate investment is worthwhile. Here are the best locations at a glance:

Buying in major cities (not metropolitan areas in top A locations)
Metropolitan areas, the famous Speckgürtel, with good B-location
Cities in demand with B location

Error: Your real estate is too specific

The more special your property is, the more difficult it is to sell or rent it later. A chic loft with a view of the skyline or a designer villa on the edge of the forest sound tempting, but are nowhere near as sought after as an average 1-3 room apartment on the edge of town. Our tip: So before you start looking for real estate, get to grips with the different types of houses and apartments and their demand and don’t invest in a property that is too fancy.

While each property on the market has its own individual charm, it may not be as easy to resell later:

Mistake: Buying property for personal use

One of the most basic mistakes beginners make is buying a property for their own use. After all, it is not tenants and the tax office who will then pay off the property, but you yourself. This makes owner-occupancy the most expensive form of housing. That’s why we recommend investing in a property as a capital investment first and only then in owner-occupation.

Reading tip: Personal use or capital investment? Advantages and disadvantages

Mistake: Buy house as the first property

Similarly, as with owner-occupancy, you are left with 100% of the costs when you buy a house. So for your first property, do not invest in a house, but in an apartment. As a homeowner, you must always bear all costs alone. However, if you are an apartment owner, these costs are divided among the parties.

Mistake: Emotional real estate purchase

You have dealt with the topic of real estate investment, the different location types and property types and clarified the question of investment or yield property, and suddenly you stumble upon an apartment that reminds you of your childhood? The important thing here is: Never buy a property based on your emotions. Stay true to your strategy and goals and think rationally about the purchase.

Mistake: Resale value not in view

When purchasing your property, also think about the resale value. After all, you should not make a big minus after a later resale. Here, above all, the location again plays an important role.

Here is the comparison of the 3 types of location and their increase in value:

A-location: Annual increase in value of 4-6%.
B-location: Annual value increase of 1-2%.
C-location: no increase in value (possibly small decrease in value)

Error: Buy due to the top equipment

If you buy a property because of its features, you may even end up flipping it unnecessarily when you buy it. Instead, you should apply the strategy of ‘buy and flip’. So you buy a property cheaply, renovate and refurbish it and thus make a profit again when you resell it. After all, you cannot increase the square meters of your property, but you can always improve the facilities.

Buying real estate: Learning from A-Z

If you want to learn even more about the individual sources of error, then take a look at our guide:

Mistakes when buying real estate (external)

If you want to learn even more on the subject of buying a property, whether owner-occupied or capital investment, numerous articles, guides on the subject of rented vs unrented, as well as checklists, all free and 24 hours online available, with us!

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

Now new on Immobilien-Erfahrung.de:

Buy property: learn – external

Investment real estate or yield real estate? Advantages and disadvantages – investment forms in comparison

Laura — Fri, 01 Oct 2021 09:02:54 +0000

Investment property or yield property – both capital investments are popular forms of investment. But what is the difference between a yield property and an investment property? What are the advantages and disadvantages? And how does it affect taxes? We also address the question: Which of the two forms is particularly suitable for the first property as an investment? This and more you will learn here step by step!

New! Especially for real estate buyers

Buying real estate from A-Z: preparation, search criteria, buying process and all that, free of charge and online, from experts.

Now on real estate-experience.com

Buying an apartment, buying a house, owner-occupation or capital investment, yield or investment property? On my new project Immobilien-Erfahrung.de you will now find everything you need to know for your successful real estate purchase! Learn everything you need to know about setting goals when buying real estate, types of locations(A, B and C locations), types of real estate, their yields and more – all online and free of charge! Now on Immobilien-Erfahrung.de:

Return vs. real estate investment

Definition: Investment property or yield property?

So what is an investment property? And what is an investment property? Very important here is the objective. Do you want to generate a direct income through yield or rent? Or is a long-term increase in value more important to you?

Investment real estate: value enhancement over the long term

With an investment property, the aim is to achieve an increase in value over the long term. This also means that you first invest and only then sell your property at a profit and thus capitalize on it. It is not about an immediate return or renting.

The location of the apartment or house is the most important factor for the value of the property. Redevelopment and renovation also have a value-increasing effect on your property.

Here is an overview of the goals of an investment property:

Primary: Increase in value of the property, profit from sale
Real estate with corresponding A-location

Return on investment in real estate: Direct cash flow through letting

The primary goal of a yield property is the immediate profit after the acquisition of such a property. Ideally, these properties generate a rental return. Properties in good C-locations carry higher risks than properties in very good B-locations.

Here is an overview of all destinations:

Primary: profit from renting
Real estate with a rental yield of over 6%
Real estate in C+ to B+ location

Tip: Yield real estate – advantages & disadvantages

Both the yield real estate and the investment real estate bring both their individual advantages and disadvantages. While the investment property requires a particularly large amount of capital, a yield property provides a direct income. Therefore, we recommend investing in a yield property especially in the beginning.

Advantages: Direct income & surpluses

The most obvious advantage of a yield property is the immediate income from renting it out. In addition, if there are any surpluses left over, they can be used to cover other properties in the portfolio.

Instant cash flow
Surpluses can offset other properties with shortfalls

Disadvantages: Higher taxes & temporary in B locations.

However, there are also two disadvantages that bring a return real estate. The first is taxes. Thus, the tax burden increases due to the additional surpluses. On the other hand, yield properties can be found only very rarely in A-locations.

Tax burden increases
Property rarely found in A-locations

Conclusion: Tips for beginners & advanced users

So if this is one of the first investments in real estate, we recommend a yield property. Once a solid real estate profile has been established, a combination of investment and return is recommended later.

For advanced investors: A mix of both types of investment

Real Estate Location: Investing in… – Lukinski Rating / Investment Atlas Germany

L_kinski — Tue, 31 Aug 2021 13:48:29 +0000

Immobilien Lage – Lage macht den Unterschied, zwischen Investitionen mit Ziel Rendite (direkte Einnahmen, meist B- und C-Lagen) oder in eine Investment Immobilie (“Spekulation” auf Wertsteigerung, A-Lagen). Das aktuelle Lukinski Rating zur Attraktivität von Städten in Deutschland, über 40.000 Einwohnern. Danach wird es interessant, denn wir werfen einen Blick auf die Hidden Champions, mit top Lukinski A+ Rating und D- Rating und höherem Risiko. Sie suchen eine günstige Finanzierung in Deutschland? Checken Sie Konditionen und Anbieter in meinem Vergleich.

Lukinski Rating: Lage & Attraktivität

Wer seine erste Immobilie kaufen will, der wird schnell von den verschiedenen Lagearten hören. Doch wie können Sie die Attraktivität von Städten einschätzen? Insbesondere dann, wenn es nicht um die allseits bekannten Städte in A-Lagen geht, sowie München, Hamburg, Berlin, Köln, Frankfurt oder Düsseldorf. More about Düsseldorf: real estate Düsseldorf.

Der Kapitalanlage Atlas Deutschland wirft einen Blick auch fast 500 Städte in Deutschland und vergleicht Ihre Attraktivität und Entwicklung.

Hierbei handelt es sich nicht um eine Kaufempfehlung. Das Rating dient der allgemeinen Information.

Immobilien Atlas: Sortiert nach Rating

Städte sortiert nach Rating:

Immobilien Atlas: Sortiert nach Einwohner

Städte sortiert nach Einwohnerzahl:

Metropolen 500K +

Städte bis 500 K

So funktioniert das Rating

Für die Bewertung einer spezifischen Lage (Makroperspektive) gibt es viele Parameter, zum Beispiel die Wirtschaft, deren Verteilung auf Gewerbe, Industrie und Produktion, die Infrastruktur, Bildungsstätten, ebenso wie Ärzte, Freizeitaktivitäten, aber auch das Umfeld, Stadtteile und Nachbarstädte. Ein weiterer Faktor ist natürlich der Kaufpreis (oder auch Mietpreis), je höher die Quadratmeterpreise, desto er zieht es die Menschen in den Speckgürtel der Großstädte. All das sorgt dafür, dass einzelne lagen an Attraktivität verlieren oder an Attraktivität für Menschen gewinnen. Unser Rating vergleich die Attraktivität und Entwicklung miteinander.

Stand:
Auswertung: Städte in Deutschland
Kriterium: Mindestens 40.000 Einwohnern
Kategorisierung: A (+) bis D (-)

Für Immobilieninvestoren, teilt der Kapitalanlage Atlas, die Attraktivität der einzelnen Städte in 4 Kategorien. Vom Lukinski A+ Rating, für besonders attraktive Regionen, die einen hohen Zuzug erfahren, bis zum D- Rating, Städte die schon seit Jahren und Jahrzehnten stagnieren, wenig attraktiv Menschen und Wirtschaft. Inflationsschutz steht bei uns im Vordergrund. Je höher das Rating, desto attraktiver ist die Lage für den Einstieg von Immobilieninvestoren.

Städte im Vergleich: Wo investieren?

Im Folgenden finden Sie zunächst die wichtigsten deutschen Städte, im Vergleich. Metropolen mit über 500.000 Einwohnern, dazu Großstädte von 250 000 bis 500.000 Einwohnern und noch einmal alle Großstädte von 100.000 bis 250.000 Einwohnern. Danach wird es interessant, denn wir werfen einen Blick auf die Hidden Champions, mit top Lukinski A+ Rating und D- Rating und höherem Risiko mit der Frage:

Wo investieren in Deutschland?

Metropole ( < 500.000 ) - Hoher Kaufpreis, langfristiger Gewinn

Metropolen / Großstädte im Überblick – Tendenziell eher A-Lagen, mit Investment Immobilien. Das heißt, wenig Überschuss aus Mieteinnahmen, dafür hohe Wertsteigerung des Grundbesitzes, egal ob beim Wohnungsverkauf oder Hausverkauf.

Zuerst ein Blick auf die größten Städte, die jeder hier kennt, mit über 500.000 Einwohnern.

Stadt	BL	Rating
		Note	Wert	Kurzzeit	Langzeit
Berlin	BE	B+	5,8	A-	B+
Hamburg	HA	B+	6	A+	B-
München	BA	A+	11,9	A+	A+
Köln	NRW	A	8,7	A+	A
Frankfurt am Main	HE	A+	12,6	A+	A+
Stuttgart	BW	B+	5,2	A	B-
Düsseldorf	NRW	B+	5,8	A	B+
Leipzig	SA	A+	13,1	A+	A+
Dortmund	NRW	C-	0,2	D-	C
Essen	NRW	D-	-1,7	D-	C

Hier kommen Sie zur vollständigen Liste mit allen Metropolen:

Rating: Metropolen ab 500.000 Einwohnern

Großstadt (100.000 – 500.000) – Moderater Kaufpreis, sofortige Rendite

Ein Blick auf die 2. Liga der Städte, Großstädte bis 500.000 Einwohner im Überblick – Tendenziell gute B-Lagen mit Rendite Immobilien. Das heißt, die Kosten (Tilgung des Darlehens, Zinsen und Instandsetzung), werden durch laufende Mieteinnahmen gedeckt. Dafür ist der Wertentwicklung geringer, als in A-Lagen.

Großstädte bis 250.000 Einwohner im Überblick – Tendenziell ein Mix aus B-Lagen und oft guten C-Lagen mit Rendite Immobilien. Das heißt, wie schon bei den Großstädten, die Kosten (Tilgung des Darlehens, Zinsen und Instandsetzung), werden durch laufende Mieteinnahmen gedeckt. Dafür ist der Wertentwicklung geringer, als in A-Lagen. Allerdings Vorsicht bei Immobilien in C-Lage, denn das Risiko, dass Wohnungen oder Häuser auch einmal leer stehen, ist größer als in B- und wesentlich größer, als in A-Lagen.

Stadt	BL	Rating
		Note	Wert	Kurzzeit	Langzeit
Duisburg	NRW	D-	-1,8	D-	C
Bochum	NRW	D-	-4,8	D-	D-
Wuppertal	NRW	D-	-1,7	D-	C
Bielefeld	NRW	B-	3,5	B	B-
Bonn	NRW	B+	5	A+	C
Münster	NRW	A+	13,7	A+	A+
Mannheim	BW	D	-0,8	D	D-
Karlsruhe	BW	A-	6,6	A+	B
Augsburg	BA	A+	11,4	A+	A+
Wiesbaden	HE	C+	2,8	A-	C-

Hier finden Sie die Liste mit allen 67 Großstädten in Deutschland, von 100.000 bis 500.000 Einwohnern:

Rating: Großstädte bis 500.000 Einwohner

Städte ( < 100.000 ) - Mehr Rendite, mehr Risiko

Ihr Vorteile in Städten zwischen 40.000 bis 100.000 Einwohnern? Sie haben weniger nationale und internationale Konkurrenz. Insbesondere, wenn Sie vor Ort wohnen, ein guter, strategischer Vorteil, auch für Immobilien Einsteiger. Welches Rating hat Ihre Stadt? Finden Sie es hier heraus:

Rating: Städte bis 100.000 Einwohner

Hidden Champions für Ihre Kapitalanlage

Jetzt wird es interessant, denn wir werfen einen Blick auf die Hidden Champions, mit top Lukinski A+ Rating!

Danach finden Sie noch eine Liste, mit Städten, die eine sehr negative Entwicklung auf Reisen und mit D- Rating höheres Risiko bergen.

Top 10 A+ Ratings

Hier sehen Sie die top 10 A+ Ratings:

Bernau bei Berlin (Brandenburg), Rating: 25,2
Falkensee (Brandenburg), Rating: 22,3
Oranienburg (Brandenburg), Rating: 17,7
Potsdam (Brandenburg), Rating: 17,0
Bad Kreuznach (Rheinland-Pfalz), Rating: 16,6
Dachau (Bayern), Rating: 15,8
Landshut (Bayern), Rating: 15,3
Gießen (Hessen), Rating: 15,2
Goslar (Niedersachsen), Rating: 14,8
Ostfildern (Baden-Württemberg), Rating: 14,6

Alle A+ / A Ratings in Deutschland

Sie wollen noch mehr Hidden Champions in Deutschland kennen lernen? Dann sehen Sie sich hier alle A-Rating in Deutschland an! Diese Städte sind extrem beliebt, lesen Sie hier mehr, Lukinski A+ / A Ratings für Immobilieninvestoren:

A+ / A Ratings in Deutschland

Hidden Champions mit A+ Rating im Überblick – Starke allgemeine Entwicklung, Zuzug von Menschen, hier können Sie gute Renditen erzielen, insbesondere mit Eigentumswohnungen, die Sie kaufen und vermieten.

Alle B- / B / B+ Ratings

Alle B-Ratings zeigen Städte mit solider Entwicklung. Hier können Sie auch Rendite Immobilien finden, die unmittelbar für Erträge sorgen, die Ihre monatlichen Belastungen um Tilgung, Zinsen und Instandhaltung decken. Im Idealfall mit zusätzlichem Extra, für aktiven Vermögensaufbau.

B- / B / B+ Ratings in Deutschland

Alle C- / C / C+ Ratings

Alle C-Ratings zeigen Städte mit geringeren Wachstumsraten. Hier sind Immobilien als Kapitalanlagen schon eher mit Vorsicht zu genießen, denn das Leerstand Risiko ist größer. Heißt: Jeden Monat, in dem Ihre Rendite Immobilie nicht vermietet ist, bezahlen Sie drauf. Außerdem ist die Wertsteigerung der Immobilie sehr gering, bis kaum vorhanden.

C- / C / C+ Ratings in Deutschland

Risk Champions: Nichts für Einsteiger

Immobilien Einsteiger sollten diese Städte eher meiden. Im Rating liegen diese Städte am unteren Ende, tragen damit das größte Risiko für Leerstand und negative Wertentwicklung der Immobilie.

Top 10 D- Ratings

Hier sehen Sie die am wenigsten, attraktiven D- Ratings:

Frankfurt Oder (Brandenburg), Rating -20,9
Gera (Thüringen), Rating -18,5
Neubrandenburg (Mecklenburg-Vorpommern), Rating -15,6
Zwickau (Sachsen), Rating -15,1
Dessau-Roßlau (Sachsen-Anhalt), Rating -13,7
Wilhelmshaven (Niedersachsen), Rating -12,3
Wismar (Mecklenburg-Vorpommern), Rating -12,3
Cottbus (Brandenburg), Rating -11,5
Schwerin (Mecklenburg-Vorpommern), Rating -10,8
Unna (Nordrhein-Westfalen), Rating -10,3

Alle D- / D Ratings in Deutschland

Risikolagen für Immobilieninvestoren:

D- / D Ratings in Deutschland

Risk Champions mit D- Rating im Überblick – Objekte in schlechter C-Lage sollten Sie nur kaufen, wenn Sie bereits Erfahrungen haben. Nicht nur mit Kauf und Vermietung, auch mit Renovierung und Sanierung.