For condominiums in Berlin
Sales check with WEG document review
Report within 7 days of receiving your documents. Free of charge and non-binding.
We manage owners’ associations (WEG) in Berlin ourselves and know what buyers and banks ask about. That is why you receive two things from us in writing: a market price assessment of your apartment and a review of your WEG documents.
What we evaluate
- Minutes of the last three years
- House money (Hausgeld) and budget (Wirtschaftsplan)
- Maintenance reserve (Erhaltungsrücklage)
- Special levies (Sonderumlagen) and measures, resolved or pending
- Indications of a maintenance backlog
These are the points on which buyers and banks often renegotiate.
What you provide
- Minutes of the last three years
- Current budget (Wirtschaftsplan)
- Most recent annual statement (Jahresabrechnung)
- Current balance of the maintenance reserve
If you do not have the documents at hand, you authorize us in text form to request them from your property management. The authorization only covers requesting the documents.
How it works
Details
Describe your apartment above and tick the box for the sales check in the last step. For apartments in Berlin you see a first price range beforehand, based on published data of the Berlin committee of valuation experts (Gutachterausschuss für Grundstückswerte in Berlin). The range is an orientation, not a valuation report.
Documents
We get in touch with you. You then send us your documents by email or authorize us in text form to request them from your property management.
Report
7 days after receipt of your WEG documents you have two things in writing: a market price assessment of your apartment and a list of the points from minutes, reserve and budget that buyers and banks typically ask about.
Your decision
The sales check does not oblige you to anything. We only conclude a brokerage agreement if you wish, and then in text form.
For houses, apartment buildings, commercial property and land, you receive the personal price assessment within one working day.
How value is determined
Three methods, one question: what will a buyer pay?
There is no list price for property. The value results from what comparable properties in the location have achieved, from the rents a property generates and from what the land and the building would cost. The German Real Estate Valuation Ordinance (Immobilienwertermittlungsverordnung, ImmoWertV) describes three methods for this. Which one is in the foreground depends on the property.
For a price assessment for a sale we use the same logic, supplemented by our experience with buyers in Berlin and Brandenburg: who buys in this location, how long does it take, and at what price do prospective buyers actually sign a purchase agreement?
Comparative value
The value is derived from the purchase prices of comparable properties (§§ 24 to 26 ImmoWertV). This is the standard case for condominiums and for houses in locations with many sales. What matters is how well the comparable properties match: location, size, year of construction, condition.
Income value
For let apartment buildings and commercial property, the income counts. The rent less the management costs gives the net income, which is capitalized with a market interest rate (§§ 27 to 34 ImmoWertV). Buyers calculate with a multiplier and yield here.
Cost value
If there are hardly any comparable sales, for example for special single-family houses, the value is derived from the land value and the construction costs of the building less depreciation for age and adjusted to the market (§§ 35 to 39 ImmoWertV).
Price factors
What determines the price of your property.
Micro-location
Not just the district, but the street, orientation, noise, transport links and local shops. The price can differ considerably between two streets in the same neighborhood.
Floor area and layout
A documented calculation of the living space creates trust. Walk-through rooms, dark hallways or a missing balcony cost you with buyers who compare.
Condition and modernization
Roof, windows, heating, pipes and bathroom. Buyers deduct upcoming work from the price. Receipts for completed modernization pay off in the negotiation.
Energy efficiency
The key figures of the energy performance certificate (Energieausweis) belong in the listing. With rising heating and CO₂ costs, buyers and banks pay more attention to the efficiency class. More in the article Energy performance certificate when selling (German).
Tenancy
A let apartment usually achieves a different price than a vacant one, because owner-occupiers have to wait and investors calculate with the rent level and the rent index. More in the article Selling a let apartment (German).
Legal situation
Encumbrances in the land register, rights of way, a heritable building right, listed building status or a preservation area change the circle of buyers and therefore the price. More in the article Land register and encumbrances (German).
Comparison
Price assessment, valuation report or online calculator?
All three provide a figure, but for different purposes. For a sale you need a price that buyers in your location will pay. For court, the tax office or a dispute among heirs you need a market value that a certified valuer substantiates.
| HEPA price assessment | Market value report | Online calculator | |
|---|---|---|---|
| Who | Managing directors, personally | Certified property valuer | Algorithm |
| Basis | Property, location, comparable sales, buyer demand | Methods under ImmoWertV, site visit, documents | Statistics without a viewing |
| Cost | free of charge | Fee depending on effort | usually free |
| Duration | one working day | several weeks | immediately |
| Suitable for | Sale, letting, decision-making | Court, tax office, division of an estate, divorce | first orientation |
The market value (Verkehrswert) is defined by law as the price that could be achieved on the valuation date in the ordinary course of business (§ 194 BauGB). Our assessment is a market price assessment and does not replace such a report. What a report costs and when it is worthwhile is explained in the article What does a valuation report cost (German).
Look it up yourself: official sources
- Standard land values: BORIS Berlin and BORIS Brandenburg, free of charge.
- Purchase prices by location and property type: the property market report (Immobilienmarktbericht) of the Berlin committee of valuation experts (Gutachterausschuss für Grundstückswerte in Berlin), for Brandenburg the land market reports of the committees of valuation experts.
- Our calculators (German): land value, purchase costs, speculation tax (Spekulationssteuer) and yield.
Process
How your price assessment comes about.
Details
You describe your property in six short steps. For apartments and houses in Berlin you see your first price range from the official purchase prices right after entering the postcode and floor area. Leave blank what you do not know.
Review
We look at the location, the standard land value, comparable sales and current demand.
Assessment
Within one working day you receive a reasoned price range by email, and a short call if we have questions.
On site, if you wish
If you want to sell or let, we look at the property and refine the price. You are under no obligation.
Selling by property type: Apartment · House · Apartment building · Land · Commercial
Frequently asked questions
Questions about the price assessment.
What does the price assessment cost?
Nothing. The price assessment is free of charge, confidential and non-binding. It does not oblige you to instruct us with the sale.
Who prepares the assessment?
The managing directors personally, not an algorithm. With the address we can take location, surroundings and comparable sales into account.
When do I receive the result?
Within one working day by email. If we have questions, we call you briefly, provided you have given us a number.
Is the assessment a valuation report?
No. It is an agent’s market price assessment and not a market value report under § 194 BauGB (Verkehrswertgutachten). If you need a value that holds up in court or with the tax office, it is prepared by a certified property valuer or by the committee of valuation experts (Gutachterausschuss).
Which details do you need?
Property type, location and a few key figures. Approximate details are enough; leave blank what you do not know. The address is not published.
Which properties do you assess?
Apartments, houses, apartment buildings, commercial property and land in Berlin, Brandenburg and across Germany.
How accurate is an online valuation?
Pure online calculators work with averages and do not see the property. Condition, floor plan, view, encumbrances in the land register or an existing tenancy are hardly captured. That is enough for a first orientation, but not for an asking price. That is why our managing directors assess personally.
Can I calculate the land value myself?
Yes, as an orientation: the standard land value (Bodenrichtwert) from BORIS multiplied by the plot area. The land value calculator does this for you, for a condominium also with your co-ownership share. Land value calculator (German)
Which documents help with the assessment?
None for the first assessment. If you want to sell, an extract from the land register, the calculation of the living space, floor plans, the energy performance certificate (Energieausweis) and, for apartments, the declaration of division and the minutes of the owners’ meetings speed up the sale. Checklist (German)
I am considering letting instead of selling. Is this the right place?
Yes. Simply choose “Letting instead of selling” in the step “What are your plans?”. We take this into account in our reply.