Market value: Sales price for house & apartment

Let’s start with the 2 most important questions:

What does market value mean?

The market value is the price that can be realized in the ordinary course of business within the specified time frame in accordance with the legal circumstances and actual characteristics, the other properties and the location of the property or the other object of the valuation.

In 2004, the term “market value”, which is used throughout the EU, was added to the definition of market value in Section 194 of the German BuildingCode (BauGB). The market value is therefore an estimate of the price that can be achieved on the market. The market value is generally used for the sale and purchase of land and buildings. It may also be necessary to determine the market value in the event of foreclosures, tax assessments by the tax office, divorces and inheritances .

Where can I find the market value?

You won’t find the market value in a list, it has to be calculated using the typical valuation methods – more on this in a moment.

Determining the market value: How do you calculate the market value?

The market value assessment refers to the macro-location (city/region) and micro-location (immediate surroundings of the property) of the property, its section, size and any existing land charges that may reduce the value. In accordance with the BauGB, the market value is not a permanently fixed value, but refers to the reference date stated in the appraisal. It is possible that the market value may change significantly over a certain period of time.

The market value quantifies the value at the time of valuation. The market value appraisal takes the following points into account:

• Material value of the property, if developed
• Nature and location of the property (size, type of development)
• Legal circumstances (e.g. land register, monument protection)
• Other objects of the valuation

But:

In reality, however, market demand has a decisive influence on the value of your property.

The demand for real estate and the features sought vary greatly from region to region. Just think of A-locations such as Munich and Berlin, where the location plays a major role in the market value.

Documents for determining the market value

The following documents are generally evaluated for the valuation of real estate sales:

• Land register extract
• Building plans, floor plans, sections
• Building description
• Site plan and parcel map
• Calculation of living space
• Energy certificate

For condominiums, the following are also required:

• Minutes of the last three owners’ meetings
• Business plan
• Declaration of division (land register)
• Housing benefit statement

For income-producing properties, these must also be submitted:

• Operating costs
• Rental listings
• Rental agreements

Rights and encumbrances must also be viewed:

• Notarial deeds
• Special registrations (rights of way, residential rights, etc.)

Weighting of criteria for market value

Particular weight is given to the location and the expected future risks of the property. The risks are mostly modernization risks, such as the costs to be expected due to a renovation backlog. The most expensive maintenance measures, which generally include the roof, cellar, windows and heating, are also assessed. The type of house is also assessed. A building built before 1945 is an old building, after 1945 it is classified as a new building. The exterior design, floor plan, garden, façade, room layout and lighting conditions are also taken into account.

Factors such as location, balcony and attractiveness for the target group play an important role in the rentability of the property. Other factors included in the valuation are, for example, an elevator and the property’s fixtures and fittings:

• Plot area (proportionate living space or total area)
• Living space according to the Living Space Ordinance (WoFIV)
• Garage, underground garage, parking spaces (existing renovation risks)
• Basement additionally usable or e.g. renovation backlog in the basement
• Demographics for the property location
• Property type (commercial, residential, care, listed, other special forms, mixed property)

Valuation: 3 valuation methods

All important information on the valuation of real estate sales and the other valuation procedures clearly summarized for you:

Income capitalization approach: Breakdown into market value & building income value

The income capitalization approach divides the property into the market value of the land and the income value of the building. This includes rental income, maintenance costs and the costs of managing the land and building. The rental income less management costs and the land value including interest are therefore compared.

Material value method: Value for the new construction of a property

In the asset value method, the market value of the land is first determined using the standard land value, after which the building asset value is added. The real value of the building is calculated from the building production costs less any age-related reductions.

The tangible land value (market value of the land) and the tangible building value are added together and multiplied by a tangible value factor. The calculation of the asset value factor depends on the type of building, the provisional asset value and the standard land value. The total tangible asset value calculated in this way indicates the financial resources that would be required to rebuild the property.

Comparative value method: Comparison with similar properties

The comparative value method compares your property with similar properties. It is used in particular when selling condominiums and residential buildings. The comparative value can also be determined for undeveloped land.

Only properties in similar locations and with a comparable layout are taken into account in the comparison. The properties included in the valuation should be in the immediate vicinity of the residential property. The comparative value method is considered to be particularly realistic. It is often used to determine the value of properties, as the locations are relatively comparable regionally.

Valuate property

House valuation, apartment valuation, what do you have to pay attention to for a good sales price? You can find my tips here:

• Valuate property

Overview: The 7 + 1 Most Expensive Mistakes When Selling a House

Before we go into detail, here’s an overview. You’ll see: The financial damage is often higher than sellers think.

1. Wrong offer price – the most expensive mistake at all

Setting the correct selling price is the most important decision in the entire process. An overpriced offer scares buyers away, while a too low price gives away five-figure amounts.

The problem: Listing time eats into the margin

Statistics from the German market show a clear pattern: A property that is listed for longer than 90 days is considered “burned” on the market. Buyers automatically ask: “What’s wrong with the house?” The result: The final selling price is on average 8–12% below the original offer price.

What is your house worth?

The solution: Comparative value method + market pulse

On my website you will find detailed articles on Rating. You can do a lot yourself, but you should be aware of the risks and typical mistakes. If you have little time, you can have your real estate appraised.

The right pricing:

• Tipp 1: Conduct thorough market research – analyze at least 5 comparable sales from the last 6 months within a 3-km radius
• Tipp 2: Obtain a professional appraisal from an expert or real estate agent, ideally using the comparison value and asset value methods
• Tipp 3: Setting a price slightly below market value can create a bidding war and may end up above market value
• Tipp 4: Never set the emotional “desired price” – the market is not interested in your memories

Insider Tip: The 95% Rule

Set the offer price at about 95 % of the market value. This creates a “bargain perception,” you receive more inquiries, and due to bidder competition, you often end up at 100–105 % of the market value. I can particularly recommend the comparison value method.

Calculation example: 850,000 € House with Moon Price

• Market value: 850,000 €
• Moon price: 950,000 € (too high)
• Episode: 6 months no serious inquiries
• First price reduction: 899,000 € → no movement again
• Second reduction: 829,000 € → first inquiries
• Final selling price: 795,000 €
• Loss compared to market value with direct 95% approach: approx. 60,000 €

2. Real Estate Presentation and Preparation

An attractive presentation determines whether a buyer even requests a viewing. The first three seconds in the online listing decide 80% of the click rate.

The Problem: First Impressions Count Twice

Poor mobile phone photos, cluttered rooms, unmade beds – studies show: listings with professional photos generate up to 118% more views and sell about 32% faster.

The Solution: Home Staging and Professional Photos

Preparation of the Property:

• Tip 1: Invest 1,500 to 5,000 € in home staging, cleaning, minor repairs, wall paint – ROI typically ranges from 5–10 times the investment
• Tip 2: Hire an architectural or real estate photographer with wide-angle and HDR technology (costs around 300–800 €)
• Tip 3: Create a virtual 360° tour or a short drone video – especially mandatory for premium properties
• Tip 4: De-personalize consistently – remove family photos, religious items, political items, hobby trophies
• Tip 5: Don’t overstyle – buyers want to be able to imagine realistic furnishings, not stand in a showroom

Insider Tip: Show the Exterior First

Buyers decide in the driveway whether they even want to like the house. Invest first in the facade, front garden, entrance door, and mailbox. These 800 € can raise the selling price by 20,000 €.

3. Marketing and Exposure

Successful real estate marketing requires the right strategy – not the most reach, but the right reach.

On-Market vs. Off-Market – the strategic fundamental question

• On-Market: ImmoScout24, Immowelt, eBay Kleinanzeigen – maximum reach, many inquiries, lots of time investment
• Off-Market: Direct approach to pre-qualified buyers from investor networks – discreet, fast, ideal for premium properties

Who wants maximum discretion, sells Off Market. Advantages: No nosy neighbors, no “lifestyle tourists” during viewings, targeted buyer communication.

Marketing and Exposure – the tips:

• Tipp 1: Use online platforms, social media, and targeted advertising – Facebook and Instagram ads are extremely effective for high-end real estate
• Tipp 2: Work with a real estate agent who has their own buyer network – not just someone who lists on ImmoScout
• Tipp 3: Structure viewings as group appointments (“Open House”) – creates competition among buyers
• Tipp 4: High-quality exposé with floor plan, location map, energy certificate, and renovation history – not just the typical two-page flyer

Insider Tip: Premium buyers don’t live on ImmoScout

Wealthy buyers with a budget of at least 1 million € rarely search on their own – they have purchase advisors, family offices, or trusted real estate agents. Whoever sells premium real estate must know where these advisors look.

4. Negotiations and Closings

Negotiations are not a gut feeling, but a craft. Making mistakes here can cost you 3–8 % of the selling price.

The most common negotiation mistakes

• Revealing the minimum price too early
• Reacting emotionally to lowball offers (20 % below the offer)
• No written counteroffers, only verbal promises
• Don’t have a Plan B ready – the buyer will notice immediately

Negotiation Strategy – the Tips:

• Tip 1: Define your minimum price before the first negotiation (BATNA: “Best Alternative To a Negotiated Agreement”) – in writing
• Tip 2: Let the buyer make a specific offer first – whoever names a number first often loses
• Tip 3: Never respond to a lowball offer with outrage, but with a slight counteroffer just below the offer price
• Tip 4: Never sell to the first bidder – always create a competitive situation, at least informatively
• Tip 5: Negotiate not only the price – inventory, handover date, and deposit terms are also negotiable

Insider Tip: The “Silence Tactic”

After a buyer’s offer, remain silent for 5 seconds. Most buyers feel obligated to improve the offer on their own. This technique has already brought in tens of thousands of euros.

5. Inspections and Appraisals

During the sales process, inspections and appraisals are standard. Problems can delay or even derail the sale – and cost money.

The Problem: Re-negotiation over Defects

If the buyer’s appraiser finds mold, leaking roofs, old electrical systems – the buyer typically demands a price reduction of 1.5–3 times the actual repair costs.

The Solution: Pre-Sale Inspection

• Tip 1: Have the property inspected by an appraiser before listing – costs 400–800 €
• Tip 2: Fix fixable defects in advance or openly factor them into the price
• Tip 3: Disclose all documents: heating maintenance contracts, roof inspection, electrical inspection, energy certificate
• Tip 4: Transparency builds trust – hidden defects can lead to contract revocation and compensation claims

6. Market Timing and Market Uncertainty

The real estate market is subject to interest rate cycles, regional trends, and legal changes. Poor timing can cost five-figure amounts.

The Most Important Indicators

• Interest Rate Level: Rising building interest reduces buyers’ purchasing budget by up to 30%
• Inflation: High inflation makes tangible assets more attractive – usually good for sellers
• Regional Demand: Influx, job market, infrastructure projects
• Seasonality: Spring (March to June) and early autumn are the strongest selling periods

The Solution: Flexibility and Plan B

• Tip 1: If you don’t have to sell urgently, observe the market for 6–12 months
• Tip 2: In weak market phases, off-market is often better than public marketing
• Tip 3: Consider as an alternative: Rent out and sell after 2–3 years, possibly tax-free after the speculation period

7. Emotional Challenges

Selling a house is emotionally challenging – especially in the case of inheritance, divorce, or a long-term family home. However, emotions are the worst negotiation partner.

The typical emotional pitfalls

• Desired price based on memories rather than market value
• Rejecting buyers for personal reasons (“I don’t like him”)
• Disputes among heirs about price and strategy
• Hasty decisions due to frustration after a long time on the market

The Solution: External Objectivity

• Tip 1: Separate the owner role and the seller role – from the time of the listing, the house emotionally belongs to the next owner
• Tip 2: In cases of inheritance communities: fix a common strategy and minimum price in writing
• Tip 3: Let a neutral advisor or real estate agent conduct the negotiations – protects against gut decisions
• Tip 4: Allow yourself 24 hours of consideration time before every contract decision

+1. Legal and tax

]]> https://lukinski.com/rent-house-apartment-house-for-sale-location-condition-valuation-broker-taxes-all-steps-in-selling/ Sun, 06 Feb 2022 12:11:37 +0000 https://lukinski.de/rent-house-apartment-house-for-sale-location-condition-valuation-broker-taxes-all-steps-in-selling/ Rent house / apartment building sale – You want to sell your rented house and have questions about the process, real estate agents, valuation and appraisal of your apartment building? Here you will find all the important answers to the first questions and the complete checklist for the sale, in 18 easy steps. First get to know the rough valuation and further (link to article), the 3 typical valuation methods; if you want to know them. Then follows a price comparison, between A, B and C location rental houses and the entire checklist, with all steps in the sale, including taxation (speculation tax for rental house). You want a valuation from us, with direct purchase option? With pleasure, here you will find my contact details.

Sell rental house (apartment building): How it works

Brief definition: A rental house or apartment building is a rented property (multi-family house, two-family house, also a single-family house) owned by one owner – i.e. not a homeowners’ association. That means prospective buyers are investing in what is usually a more substantial project. That’s why I’ve written this little extra guide for you on the subject of selling an apartment building.

Not everyone has experience in the sale of real estate and apartment buildings, some are also facing their very first real estate sale, often heirs who are overwhelmed with the management of such a property, which is too far away or for other reasons should be sold.

Before the first sale, there is of course a lot to know, already with the (important) valuation! Learn the basics here.

They do not sell to owner-occupiers. Investors and capital investors who invest in rental houses calculate and compare key figures. The better prepared the sale is, the more profit you can achieve.

For apartment buildings, 3 key factors apply:

• Location of your property: location and development
• Condition of the apartment house: repairs and renovation
• Tenants, leases and vacancies

Location of your property: location and development

Sellers have many questions, but one of the most important for many is “how much is my rental home worth”? Ultimately, the real estate market, like all other markets, is about supply and demand. Therefore, the valuation includes on the one hand, the property itself (object of sale) and on the other hand, the demand side (prospective buyers).

Location check: city, district, street, house number

Location (city, neighborhood, and street) – the most important aspect, whether it is an apartment building in the form of multi-family, single-family, or two-family, the location of your property has the greatest impact on the price of the land and therefore the overall valuation of your home.

Land prices

What does that mean? A simple example: An apartment building in a poor C-location (for example Duisburg in NRW) is less interesting for buyers than a good B-location property (Essen in NRW). Accordingly, property prices in C-locations are lower. In B-locations, the demand is much higher, as are the land prices. Learn more about real estate location here.

More on this in a moment, in the calculation example Munich vs. Duisburg.

Selling time

Apartment buildings in A-locations (such as Hamburg) are sold quickly, given a realistic valuation and a good network. Especially in Berlin, Düsseldorf, Frankfurt, Hamburg, Cologne, Munich, Stuttgart and other cities with universities, colleges and good general development. It is the same in B-locations, if the “price” is right. For apartment buildings in C-location, the sales process can take a little longer.

At realistic selling price:

• A-location like Hamburg – Sold quickly
• B-location like Essen – Sold relatively quickly
• C-location like Duisburg – Relatively long (sale above price)

Fast ideally means with valid buyer that you in 2-3 weeks at the notary.

Tip: Confirmation of financing from prospective buyers

A tip beforehand: Before you invest a lot of “time” in prospective buyers, have them show you a financing confirmation from their bank. Here, the financing amount of X, for object X, was already approved in advance by its bank.

District and development

After looking at the macro situation, the next step is to look at the meso situation, the specific district. Of course, not only the situation / development of the city (population development, demographics, economy,…) plays a role, but also the development of the district is taken into account in the valuation.

In the last step, it goes to the micro location, the specific street and house number of your property.

So, if you want to make an evaluation of your rental house, with expertise of a third person, you will have to disclose the address – so look for trustworthy partners with references.

Valuation is only possible with address (location) + inspection (condition)

Just think of the difference between an apartment building, on a busy main road and just 200m away, the apartment building, on the urban green space.

Same street, different quality and land prices

Here is a small, interesting comparison:

Selling price in Munich / Leipzig / Duisburg – comparison!

The effect of the location on the value of the apartment building is correspondingly large. As an example, let’s compare an apartment building with a living space of 400 square meters, with a similar year of construction and condition. 400 m² in C-locations like Duisburg (NRW), B-locations in Leipzig (Saxony) and A-location in Munich (Bavaria).

Munich:

• District: Lehel
• Offer price: 6,671,000 euros
• Difference Leipzig: + 4.8 million / + 259 %.
• Difference Duisburg: + 6 million / + 871 %.

Leipzig

• District: Lindenau
• Offer price: 1.860.000 Euro
• Difference Munich: – 4.8 million
• Difference Duisburg: -1.2 million

Duisburg

• District: Hochemmerich
• Offer price: 687.000 Euro
• Difference Munich: – 6 million
• Difference Leipzig: – 1.2 million

The difference between an apartment building in Munich (A-location) and Duisburg (C-location) is therefore a considerable + 871 %.

After the location follows a closer look at their apartment building.

Condition of the apartment house: repairs and renovation

The more work a property does, the less investors want to spend. The less work, the more investors are willing to pay – a simple and sensible rule of thumb.

Accordingly, the second major value factor is the condition of your apartment building. Has everything been maintained or is there perhaps even a backlog of renovations in the old apartment building? Depending on how extensive the repair measures are, this must be included in the offer price.

Old existing properties – Whether built in 1920, 1930 or 1960, old properties have their own individual defects and disadvantages compared to new buildings. Everything about the building fabric, masonry, heat and sound insulation, and which repairs and defects you as the owner must expect.

The older a property is, the larger the list of defects becomes. In this guide, which I actually wrote for buyers, you will find the typical set of properties listed by decade.

• Year of manufacture and defects

Evaluate rental house: get to know methods

Market value, valuation and purchase price of your property – If you want to sell your rental house, then it comes down to one thing: An informed, market-oriented, realistic purchase price.

To give you a first impression of the complexity of location, market value, comparable properties, building fabric & Co. and to help you avoid mistakes when selling, we have written this guide on the subject of valuing multi-family houses for you. Value factors, location, equipment, market value, realistic price: This is how you can value your property.

• Rate apartment house

A 1A comparison from Leipzig, effort in redevelopment (for buyer side) or maintained existing property, the difference is immense.

Tenants, leases and vacancies

Factor 1) location, factor 2) substance, the third major weight in the valuation are the tenants and the leases when it comes to the sale of apartment buildings. The tenant list and tenant history plays the central role. Which tenants do you have in the house? What conditions have been agreed and how do the tenants meet their payment obligations?

Not every house is fully rented, some also have vacancies. The location of the property also has an effect here; in a C-location, the vacancy rate is naturally higher than in a good B-location or in an absolute prime location, the A-location, where living space is always in short supply.

With regard to tenants, but also with regard to the condition of the property, sometimes documents and records are needed for the specific valuation. Very experienced real estate agents, investors and developers, is enough to visit the house.

You’ll learn more about this in a moment, in the 18 Steps to Selling.

Lastly, an important question for those selling for the first time:

Sell with or without a real estate agent?

For those selling for the first time, a good and experienced real estate agent is essential.

In fact, the truth is that a broker takes a lot, really a lot of work off your hands.

In your rental house not about one, simple condominium, which can be put on a real estate portal to find buyers who buy for personal use, a correspondingly high number of buyers.

Rental houses are more likely to be brokered within personal networks, experienced real estate agents, with good reputation and good buyer network from investors.

In fact, a large part of real estate is brokered with real estate agents, especially when it comes to large properties, apartment buildings or even new buildings with many residential units to be sold.

If you make mistakes when selling your property, you will pay an expensive price. Professionally presented properties sell best. That’s why real estate agents achieve the highest sales prices. On average, 72% of all properties are sold through brokers (source: German Federal Statistical Office). Here is a look at the major cities:

1. Berlin with broker: 78.6%
2. Düsseldorf with broker: 76.0
3. Hamburg with broker: 65.1%
4. Cologne with broker: 63.0
5. Stuttgart with broker: 56.8%
6. Munich with broker: 55.2%
7. Frankfurt with broker: 53.3%

However, it is important to know the steps in the sale, so you can find good and experienced real estate agents for your sale. With this knowledge, you can also increasingly build your own network, for example, if you intend to participate in the real estate market more often in the future.

Step by step: checklist sale

Now that you’ve learned a lot about the value or appraisal of rental houses (and apartment buildings), it’s time to move on to the actual sale of a house. Regardless of whether it is a single-family house, a two-family house or a multi-family house, all types of rental houses are ultimately sold along the same path, which leads through 18 steps – unless you happen to know a private buyer and can thus skip individual steps such as the exposé, communication with interested parties and the viewing.

So they sell in the apartment building in 18 steps:

Preparation: prepare and evaluate rental house

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: prospective buyers and negotiation

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: rental house handed over

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

Good luck with the sale!

You have questions, want a valuation from us, with purchase option? Very much, here you will find my contact details.

]]> https://lukinski.com/determine-offer-price-valuing-a-house-and-apartment-tips/ Wed, 26 Jan 2022 10:50:20 +0000 https://lukinski.de/determine-offer-price-valuing-a-house-and-apartment-tips/ Angebotspreis ermitteln – Wie schon zuvor gelernt: ein Angebotspreis ist kein Verkaufspreis! Deshalb ist es wichtig, einen guten Angebotspreis zu definieren. Doch wie berechnet man den Angebotspreis einer Immobilie? Wie wird eine Immobilie bewertet und welche Faktoren sind für die Wertermittlung ausschlaggebend? Das erfahren Sie hier. Außerdem: Die unterschiedlichen Verfahren zur Immobilienbewertung erklärt! Zurück zu: Immobilie verkaufen. See our Real Estate Berlin.

Zurück: Immobilienwert steigern Weiter: Exposé erstellen

Käuferseite: So schätzen Käufer eine Immobilie ein

Kommen wir erst einmal zu einer persönlichen Einschätzung, wie Immobilien aus meiner Erfahrung, von Käufern, bewertet werden – schauen wir also zuerst auf die Käuferseite.

Faktoren: Bausubstanz, Ausstattung & Co.

95% bis 98% vom Verkaufspreis, den Käufer bereit sind für eine Immobilie zu zahlen, hängt von den harten Fakten ab: Bausubstanz, Ausstattung, Grundstücksfläche, Wohnfläche, Zimmeranzahl / -aufteilung und so weiter.

95% bis 98% = Harte Fakten

Diese Kriterien sind dem Käufer wichtig:

• Bausubstanz
• Ausstattung
• Grundstücksfläche
• Wohnfläche
• Zimmeranzahl
• Zimmeraufteilung
• …

Persönliches Interesse: Wohnort & Umgebung

Ein kleinerer Anteil vom persönlich, gerechtfertigten Kaufpreis, von maximal 2% bis 5%, ist dann das persönlich Interesse an einer Immobilie. Ein einfaches Beispiel? Manche Menschen lieben die Natur, sind aber jobbedingt in der Innenstadt gefangen. Dementsprechend sind sie beispielsweise bereit, für Immobilien mit Grünanteil, z.b. Dachterrassen, wesentlich tiefer in die Tasche zu greifen. Obwohl sie die Fläche in Ländern, wie Deutschland nur für ein paar Monate im Jahr wirklich effektiv nutzen können.

2% bis 5% = Persönliches Interesse

Fazit: Lage entscheidet ebenfalls!

Weniger als <0,1% haben ein extrem persönliches Interesse an einem Objekt. Denken Sie an eine Eigentumswohnung in bester Lage, inmitten von München oder Berlin. Hier bieten sich die Käufer teilweise selbst nach oben. Das ist aber die Ausnahme.

Deshalb benötigen Sie einen soliden, berechneten Angebotspreis für Ihre Immobilie.

Verkäuferseite: So bewerten Sie Ihre Immobilie

Sie haben gelernt, dass Sie für die Bewertung einer Immobilie vor allem auch die harten Fakten setzen müssen.

Faktoren: Lage, Immobilie & Extras

Dabei geht es um die Lage, welche Infrastruktur befindet sich in der Nähe? Im nächsten Schritt geht es um die Immobilie selbst, welche Fläche (Grundstück, Wohnraum) steht zur Verfügung, wie ist die Raumaufteilung? Danach kommen die Extras und Ausstattung, vom Carport über Balkon, Wintergarten, Terrasse bis hin zum Swimmingpool.

3 Faktoren: Immobilienbewertung

1. Lage – Infrastruktur in der Nähe
2. Immobilie – Fläche und Substanz
3. Extras – Ausstattung

Dafür gibt es natürlich Methoden und Abläufe. Diese habe ich hier, in einem ersten kurzen Überblick für Sie zusammengefasst.

Immobilienbewertung: Verkehrswert ermitteln

Nun wissen wir zwar, welche Faktoren den Wert der Immobilie beeinflussen, doch um den genauen Angebotspreis zu ermitteln, braucht es eine Immobilienbewertung. Hier wird der Verkehrswert berechnet – auch genannt: Der Marktwert. Sie können sich zwischen drei Verfahren entscheiden.

1. Ertragswertverfahren
2. Sachwertverfahren
3. Vergleichswertverfahren

Hier eine kurze Erläuterung:

Ertragswertverfahren: Gebäudeertragswert und Verkehrswert

Das Ertragswertverfahren eignet sich besonders bei bereits vermieteten Immobilien. Hier wird der Bodenwertverzinsungsbetrag und der Gebäudeertragswert miteinander addiert. Miteinbezogen werden außerdem Mieteinnahmen, die Kosten für Bewirtschaftung der Liegschaft, so wie Instandhaltungskosten.

• Ertragswertverfahren

Sachwertverfahren: Bodenrichtwert und Sachwert

Entscheiden Sie sich für das Sachwertverfahren, addieren Sie stattdessen den Bodenwert und Gebäudesachwert zusammen. Hier werden potenziell anfallende Kosten im Falle eines Neubaus und Kosten für Modernisierungsmaßnahmen mit eingerechnet.

• Sachwertverfahren

Vergleichswertverfahren: Vergleich mit ähnlichen Objekten

Meistens gibt es bereits ähnliche Immobilien auf dem Markt, die Sie preislich mit Ihrem Objekt vergleichen können. Verkaufen Sie eine Eigentumswohnung oder ein Haus, empfehlen wir oft dieses Verfahren. Beim Vergleichswertverfahren sind Baujahr, Größe der Immobilie und Lage sind ausschlaggebende Faktoren.

• Vergleichswertverfahren

Weitere Kriterien der Bewertung: Lage, Größe & Co.

Neben Lage, Immobilienart und Ausstattung, gibt es weitere Faktoren, die den Wert Ihrer Immobilie beeinflussen. Mängel, ähnliche Immobilien auf dem Markt und deren Kaufpreise, sowie die finanzielle Situation der Zielgruppe beeinflussen den Wert Ihres Objektes ebenfalls.

Lesen Sie hier mehr: Immobilie bewerten

Kriterien der Immobilienbewertung:

• Wertermittlung durch Sachwert-, Ertragswert- und Vergleichswertberechnung
• Mängelliste des Objekts erstellen
• Bestehende Finanzierung einkalkulieren
• Finanzielle Situation der Zielgruppe
• Verhandlungsspielraum festlegen

Ein Makler ist gefunden, die Immobilie vorbereitet und der Angebotspreis steht fest? Dann fehlt jetzt nur noch das Erstellen des Exposés.

Zurück: Immobilienwert steigern Weiter: Exposé erstellen

Weiter zu Schritt 6: Exposé erstellen

Das Immobilien Exposé ist einer der wichtigsten Schritte. Welche Unterlagen Sie brauchen und wie Sie professionelle Fotos machen, erfahren Sie hier.

• Exposé erstellen

Zurück zu Schritt 4: Immobilienwert steigern

Bevor Sie Ihre Immobilie inserieren, empfehlen wir immer über eine Wertsteigerung nachzudenken. Schließlich lassen sich durch Sanierung, Renovierung & Co. auf effiziente Weise den Kaufpreis erhöhen.

• Immobilienwert steigern

]]> https://lukinski.com/have-real-estate-appraised-apartment-house-apartment-building-and-land-free-of-charge/ Thu, 02 Dec 2021 11:51:32 +0000 https://lukinski.de/have-real-estate-appraised-apartment-house-apartment-building-and-land-free-of-charge/

Lukinski

Discreet, anonymous, secure.

Let evaluate

We evaluate your property:

1. Free of charge
2. Discreet

Do you have any questions? We and I look forward to your call or e-mail:

• Contact

Have your property valued – Are you looking for a rough, initial valuation of your property? Learn the steps here to be able to give a first, rough valuation. I need these factors to be able to give you an initial assessment. For land, condominium, house, apartment building, but also for special real estate. These 6 factors count for the valuation: property type, location, floor and living space, the year of construction of your property. Optional are: reason for sale (if it has to go fast) and pictures of the object.

Process at a glance: 6 steps Assessment

Free, anonymous, online – you are looking for the right selling price? Let me give you a rough valuation of your property. In this article, I will briefly break down for you what information I need for a first, rough property valuation. You will also find links to further, interesting articles on year of construction, defects, property types, and much more.

Free, first evaluation? I do, for you!

If you want to contact me directly, you can write to me personally here:

• Contact details

First, the process at a glance. The 6 steps:

1. Step: Real estate type
2. Step: Position
3. Step: Floor space and living space
4. Step: Year of manufacture
5. Step: Reason for sale
6. Step: Visuals

Step 1: Land, apartment, house? Real estate type

Step 1 is about the type of property you want to sell. We evaluate:

• House(single-family house, row house, etc.)
• Apartment house
• Apartment
• Commercial(shopping center, hotel, etc.)
• Land(forest land, agricultural land, etc.)
• Special Real Estate

Step 2: Location of the property

Please send the exact information, because already in micro location there are extreme differences. While the main street with traffic artery is cheap, it can be expensive in the side street.

• Street, house number
• Zip code, city

Step 3: Floor space and living area

In step 3, note the floor area and the actual living area.

• Footprint
• Living space

Step 4: Year of construction

Depending on the year of construction of the property, the defects differ.

Tip. Read more about the topic here:

• Rating by year of construction

Step 5: Reason for sale

Why do you want to sell? All information is treated 100% discreetly and under all aspects of data protection. But the reason is important, for example in case of divorce (and separation of property) or sale due to liquidity problems (and lack of time).

• Liquidity
• Inheritance
• Divorce
• Insolvency proceedings
• Foreclosures
• Lending

Step 6: Visuals

Pictures say more than 1,000 words. Please also always send 2, 3 photos of the object, for a first, very rough impression of the substance.

Free of charge, anonymous, online: Get evaluated now

I am looking forward to your inquiry. If you want to contact me directly, you can write me personally here:

• Contact details

Accurate valuation: calculation and cost

After the first, rough valuation, there is almost always an exact valuation, by experts or appraisers. To give you an impression of the methods and calculations used for valuation, here is a brief insight into 3 central valuation methods.

• Comparative value method
• Income capitalization approach
• Material value method

Costs and limit values: Assessment Expert opinion

For a property value that is below a limit of 150,000 euros, you can expect approximate costs of 1,500 euros. For multi-family houses with a property value above 1 million, the assumed fee increases to 3,000 euros.

• Under 150,000 euros value, about 1,500 euros
• Over 1.000.000 Euro value, circa 3.000 Euro

Additional costs: Right of way & Co.

Since a right of way was also assessed, a surcharge of 20 percent = 360 euros can be invoiced. This means that for a property of less than 150,000 euros, the fee would be 1,500 euros for the property valuation plus 360 euros for the processing of the right of way; the total net cost would be 1,860 euros.

Which properties are valued and how?

In the following table we have compiled for the types of real estate and their usual valuation procedures. With the valuation procedure for “offsetting”, a verification of the previously determined values takes place:

Apartments (owner-occupied)

• Comparative value method
• Offsetting with: Income capitalization approach or asset capitalization approach

Apartments (leased to third parties)

• Income capitalization approach
• Offsetting with: Comparative value method or asset value method

Residential house (owner-occupied)

• Material value method
• Offsetting with: Income capitalization approach

Residential building (rented, e.g. apartment building)

• Income capitalization approach
• Offsetting with: Material value method

Land (undeveloped)

• Comparative value method
• Offset with: [None]

Land (undeveloped, but rented)

• Comparative value method
• Offsetting with: Income capitalization approach

Contact

Discreet, anonymous, secure.

Purchase real estate: condominiums + apartment building

Here is an overview for you as a seller*. Our focus in the purchase of real estate:

1. Inventory units (individual or portfolio)
2. Residential units in cities with 100,000 or more inhabitants
3. Project volume from 100,000 Euro to 3 million (above that good contacts)

Do you have any questions? We and I look forward to your call or e-mail:

• Contact

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