Checklist: Goals and criteria of the first condominium

When buying your first property, you should make a well-considered decision. You should set a goal for yourself, which criteria play the biggest role for you in a property and in no case buy for emotional reasons. Make your decision based on business facts and figures that compare well.

In the following post, we’ve broken down for you the points for setting goals when buying a property. Here are our eleven points summarized in short questions:

1. Self-interest or capital investment?
2. What is the maximum purchase price?
3. How low is the maximum gross rental yield?
4. Should I buy rented or unrented?
5. Which cities are eligible?
6. What is the perfect location?
7. Invest in existing or new buildings?
8. How old can a property be?
9. How big does a property need to be?
10. Ground lease?
11. Social binding or post-binding?

Step 1 – Self-interest or rather capital investment?

As already explained in our article on the subject of owner-occupation vs. capital investment, it is always better to use the first property as a capital investment. Because, with owner-occupancy, you always pay 100% of the running costs yourself. Capital investors, on the other hand, primarily let the tenant and the tax office pay.

• Here you will find everything on the topic of self-interest vs. capital investment

Here in brief what self-interest and capital investment mean:

• Self-interest: 100% responsible for costs
• Capital investment: Tenant and tax office pay

Step 2 – What should be the maximum purchase price?

This question depends on many factors. However, the most important criterion is probably the creditworthiness in terms of assets, as well as the monthly balance of assets and equity. These are all decisive factors for your bank when it comes to deciding on financing.

• Read more about maximum purchase price here.

Here is a brief overview of the most important factors:

• Credit rating
• Monthly balance sheet
• Equity

Step 3 – How low can the minimum gross rental yield be?

You want to make the biggest possible profit from your apartment. How high must the rental yield be at least so that the tenant ideally pays off the property and you yourself do not have to pay for repayment and interest?

• Read more about minimum gross rental yield here.

Here, in brief, is the formula for calculating the gross rental yield:

Formula: Annual rent / purchase price x 100 = gross rental return

This goal is also called efficient asset accumulation. Accordingly, the gross rental yield of an investment property should also be high.

Step 4 – Buy a property rented or unrented?

When buying an apartment for personal use, it is always advisable to buy unrented. The exception: notice of termination for personal use. For capital investors, however, an unrented property would be much more time-consuming, since you have to look for new tenants.

• Read all about buying rented or unrented here.

Buy unrented as an investment:

Here in brief the advantages and disadvantages!

Advantages:

• Renovation work: Immediately feasible and deductible
• Use of own lease
• Market rent

Disadvantages:

• Vacancy at the beginning: loss of rent
• Renovation expense

Buy rented as an investment:

Advantages:

• No time required for new leasing
• Payment behavior and behavior of existing tenants is known
• Low risk of vacancy

Disadvantages:

• Rental mostly below current market value
• Existing rental agreements must be taken over

Step 5 – Which cities are eligible?

A-, B- or C- location, where is the best place to buy my property? The central question here is whether I choose an investment property or a yield property.

• Read more about layer types here.

A, B or C position

Here is a brief overview of how which of the three layer types is defined:

• A-location (simply: metropolis)
• B-location (simple: large city / city with positive development)
• C-location (simple: small town / country in stagnation)

Where do I buy which property?

The different location types compare areas. Higher yields go hand in hand with lower appreciation. Therefore, depending on the location, one chooses between yield or investment property.

• Investment property: Only to be found in A-location
• Yield property: Good B- or also C- location

Macro, meso, micro location

After the comparison of the A-, B- or C- location, districts and the concrete neighborhood are compared.

• Read all about macro- meso- micro- location here.

Here is a brief overview:

• Macro location (A, B and C location, i.e. where in the country / which city?)
• Meso location (where in the city)
• Micro-location (exact location)

Step 6 – What is the perfect location?

Where exactly should I buy my first property? Owner-occupiers and capital investors, as well as yield properties or investors with the goal of value appreciation, accordingly, the decision of the perfect location is different. Here we go into the analysis again to help you find the best location for your goals!

• The perfect location

Step 7 – Invest in existing or new buildings?

When buying a home, in addition to the question of owner-occupancy or capital investment and return or investment property, one wonders whether to invest in existing or new construction. Both forms have their advantages and disadvantages. In this article, you will learn what they are.

• Read all about existing or new construction here.

Advantages of new construction

• Current state of the art
• Low risk for maintenance and repairs
• Co-determination in interior design

Disadvantages of new construction

• Higher purchase price and incidental purchase costs
• Lower rental yield
• High value loss at the beginning
• Other costs for public development

Step 8 – How old can a property be?

You want to invest in an old building? Then you need to consider a few things before buying. Old properties have some advantages, but also disadvantages. We have compiled a brief overview of all the facts of the different construction years in comparison.

The age of a property is a decisive factor when it comes to buying a property. But what are the differences and defects depending on the age and year of construction of a property? Is it worth investing in an aging house or apartment?

• Year of manufacture and condition

Step 9 – How big does a property need to be?

How big should my first property be? Micro-apartment, 2, 3 or even more rooms? This question is answered here by comparing living space for owner-occupancy and investment. In general, the number of square meters and the room layout is particularly important.

• Read all about the maximum size of a property here.

Here is a brief summary of the criteria for owner-occupants:

• Well-being has priority
• Plan sufficient living space for the future, e.g. family planning
• Area not too oversized > Purchase price, ancillary costs
• Equipment can be improved later

Here is an overview of the three goals for capital investors:

1. High rental yield
2. Good rentability
3. Few vacancies

Step 10 – Is a ground lease necessary?

When dealing with the topic of ground leases for the first time, many questions arise. What is a ground lease and does it make sense? Also one wants to know whether one can deduct the costs of the ground lease, the ground rent from the tax? All your questions will be answered here.

• Read more about ground leases here.

Here is the ground lease summarized in brief:

• Ownership and usage rights permanently separated
• 2 parties: ground lease giver and ground lease taker
• Leasehold lender cedes a plot of land for development
• Leasehold owner receives ground rent for it

Step 11 – Social binding & post-binding?

Before looking for housing, you should know everything about the topic of social commitment in housing. Here you will learn all the pros and cons and what you can do everything from low-interest loans by public authorities for social housing, to obligations, to the grace period.

• Here you will find everything else about social binding and post-binding.

Social binding summarized in brief:

• Affordable housing through public funding
• Very good conditions for loans or grants
• Rent for persons with a certificate of eligibility for housing

The rebinding in a nutshell:

• Commitment to social housing until loan is repaid

Vacation home in Denmark: What to look for?

Let’s start with my vacation home checklist! Then to the question: Baltic Sea or North Sea? Finally, my little Denmark review from the summer! Denmark is a charming country known for its stunning nature, friendly inhabitants and cozy vacation homes. If you’re planning to spend a vacation home vacation in Denmark, there are some tips and advice that can help you make your stay memorable. It doesn’t always have to be Airbnb, there are also many good local vacation home portals. When choosing a vacation home in Denmark, consider how many people you need to accommodate and what amenities you want, such as a kitchen, a terrace or a garden. But above all, look for reputable cottage portals and reviews when you book.

Choose the right region

Denmark has many different regions with different characteristics. Consider whether you want to stay on the coast, near cities or in rural areas to choose the region that best suits your vacation goals.

In addition, 10 tips from me for the most beautiful places in Denmark!

Denmark has a lot of nature and especially more sea!

Booking period: high season and low season

Denmark is especially popular in the summer. If you plan to travel in the high season, you should book your vacation home early to get the best options.

Packing List: Changeable weather on the coast

Remember, the weather in Denmark can be changeable. Make sure you bring appropriate clothing for all weather conditions, including rain jackets and sunscreen.

The current weather in Denmark

Small service from us, this is how the weather is now in Denmark:

Enjoy Danish cuisine: a must!

Sample delicious Danish cuisine, including smørrebrød (sandwiches), fish dishes and sweet treats like Æbleskiver (pancake balls).

Relax and enjoy: your vacation home!

A cottage vacation in Denmark offers the perfect opportunity to relax and enjoy the simple life. Spend time with your family or friends and leave the stress of everyday life behind.

Vacation home checklist: How to book correctly

Let’s summarize the most important tips for beautiful vacation homes:

Check	That’s what it’s about
Location	Desired location near
Size	Suitable for tour group
Equipment	Necessary amenities
Price	On budget
Availability	Suitable travel dates
Reviews	Check guest experience
Pet friendly	Observe pet regulations
Cancellation conditions	Check cancellation options
Cleaning and hygiene	Ensure cleanliness
Extras	Check additional fees

Vacation by the sea: Baltic Sea or North Sea coast?

Directly on the sea, directly on the beach, …

Vacation at the North Sea

The North Sea coast offers a rugged and impressive landscape with wide sandy beaches and high dunes. The North Sea is known for its strong tides and rough sea climate, which makes it a popular destination for water sports enthusiasts and nature lovers. The coastal towns on the North Sea are often characterized by traditional fishing villages and historical charm. The opportunity to enjoy fresh fish is a highlight for gourmets.

• Vacation at the North Sea
• The most beautiful beaches of the North Sea

Vacation on the Baltic Sea

The Baltic Sea coast, on the other hand, offers a rather mild and calm coastal climate. The Baltic Sea is famous for its shallow sandy beaches and calm, often crystal clear waters. This makes it an ideal place for family vacations and water sports activities such as sailing and swimming. The Baltic coast is rich in historic architecture and offers picturesque coastal towns with a relaxed atmosphere. Enjoy the diverse regional cuisine here and explore historical sights.

• Vacation on the Baltic Sea
• The most beautiful beaches of the Baltic Sea

The 10 most popular resorts in Denmark

Besides the capital Copenhagen, the second largest city Aarhus, these are the 3 most popular vacation spots in Denmark that might be perfect for your trip. You want more? Check out here my:

• 10 Tips for Denmark: Holiday in a cottage!

North Jutland: Beach & Danish Culture

The region of North Jutland offers stunning coastal scenery, beautiful beaches and picturesque towns like Skagen. Here tourists can experience the Nordic nature and culture.

Why North Jutland?

1. Coastal landscape: North Jutland impresses with spectacular coastlines, dunes and beautiful beaches on the North Sea.
2. Cultural heritage: The region is rich in culture and history, including charming cities like Skagen and Aalborg.
3. Nature experiences: National parks such as Thy National Park offer unique opportunities for hiking, biking and bird watching.
4. Relaxation: North Jutland exudes a relaxed atmosphere, perfect for escaping the stress of everyday life and enjoying nature.

Islands like Rømø and Fanø: For Stand Fans

Denmark has many beautiful islands on the North Sea, which are popular with German tourists. Rømø and Fanø are known for their wide sandy beaches and relaxed atmosphere.

Why islands like Rømø and Fanø?

1. Beaches: These islands are known for their beautiful sandy beaches, ideal for sunbathing and water sports.
2. Natural paradise: The Wadden Sea surrounds the islands and offers a unique ecosystem and fantastic bird watching opportunities.
3. Tradition and culture: Rømø and Fanø are also famous for their traditional fishing villages and cultural events.
4. Peace and quiet: The islands have a relaxed atmosphere and are perfect for vacationers who want to enjoy the silence and vastness of nature.

Skagen: harbor town in Jutland – Denmark Tip #3

Skagen, the charming harbor town on the northern tip of Jutland, is famous for its picturesque beaches and the unique meeting of the North Sea and the Baltic Sea. This coastal town has inspired artists from around the world and is home to the Skagen Museum, which houses an impressive art collection. Skagen is the perfect place to experience the beauty of the Danish coast, taste freshly caught fish and walk in the footsteps of famous painters.

Why Skagen?

1. Skagen is a harbor town on the northern tip of Jutland.
2. The city is known for its picturesque beaches and the meeting of the North Sea and the Baltic Sea.
3. Here you can visit the Skagen Museum, known for its impressive art collection.
4. Skagen is a popular place for art lovers and nature lovers alike.

Skagen: The end of Denmark!

Want more Denmark travel tips? Read my full list of them here:

• 10 tips for Denmark

My first vacation home in Denmark: Experiences

Experiences say more than 1,000 words! My highlight was the sea, the fresh air, the dunes and more.

What did I like best?

• Sea air, the sea right in front of the door, dunes
• Peace and space, also for my dog (Pomeranian)
• Swimming pool and sauna in the house
• Quickly and easily accessible
• Two floors, space for children and parents

My trip to Denmark and my stay in this vacation home on the Baltic Sea were simply unforgettable. The fresh sea air and the breathtaking sea view I had right outside my door were truly magical. The dunes and the endless walk on the beach made it a perfect place to just unwind.

The peace and quiet and the open space were another highlight. My little dog, a Pomeranian, had as much fun here as I did. He could romp in the dunes and we enjoyed extended walks on the beach.

The cottage itself was excellently equipped. The indoor pool and sauna provided the perfect opportunity to relax. The fact that it was on two floors allowed my children and I to enjoy our privacy.

The location of the house was very convenient, just a short drive from many attractions. And getting there was also a breeze.

Overall it was a perfect vacation and I can’t wait to return here again!

So beautiful! The beach:

This is why you should start with Airbnb – The advantages

Who couldn’t enjoy some extra income? By renting out your property or rental apartment through Airbnb, you can generate a steady flow of cash. Whether you provide a room in your own home or a separate unit, Airbnb allows you to make the most of your property and generate income that can reduce your monthly expenses or even enable financial goals.

Generate an attractive side income with Airbnb and unused living space.

As an Airbnb host, you have full control over your availability. You decide when you want to rent out your property and you can offer it according to your own needs and schedules. Want to rent out your property only on weekends? No problem. Do you want to make it available during your own vacation time? This is also possible.

You stay as flexible as you want with Airbnb.

Are you worried about possible damages or inconveniences that could arise from renting out your property? Airbnb offers comprehensive host insurance that protects you from financial risks. Also, Airbnb’s customer support is available around the clock to help you with any questions or problems.

The advantages of Airbnb for hosts at a glance:

• Additional income
• Flexibility and control
• Intercultural exchange
• Airbnb Support + Insurance
• Worldwide network

Sounds attractive? Then there is only the question regarding the legal and tax aspects.

Is renting through Airbnb legal? What you need to know

You’ve already learned about the many benefits of hosting on Airbnb. But before you jump into this exciting adventure, it’s important to consider the legal and tax aspects. You may be wondering, “Is Airbnb even legal?” Let us give you all the information you need to be a safe and legal Airbnb host.

Are you allowed to rent out your apartment? Authorities and landlord permits

The legal situation regarding Airbnb can vary depending on the country, region and city. It is therefore of utmost importance that you familiarize yourself with the local regulations to avoid potential legal problems. Some points you should consider are:

• Zoning and permit regulations
• Rent laws
• Neighborhood agreements

If you live in a rented apartment, you must also obtain permission to sublet from your landlord. If you do not do this in advance, you may be threatened with termination of your apartment in the worst case.

Do you have to register a business as an Airbnb landlord?

In Germany, renting out Airbnb accommodation is generally considered a commercial activity. According to § 14 Gewerbeordnung (GewO), you must register a commercial activity in Germany with the local trade office. This means that as an Airbnb host, you are required to register a business in most cases.

If you rent permanently through Airbnb, you must register a business with the local trade office.

However, there are some exceptions to the business registration requirement. For example, if you only rent occasionally and temporarily, a business registration may not be required. However, it is important to note that the exact definition of “occasional and temporary” may vary from state to state.

Location, amenities, etc.: Is every apartment suitable for Airbnb?

Do you have a property or permission to sublet your rental property and now want to turn it into Airbnb accommodation? Before you take the plunge, it’s important to check if your property has the right conditions to build a successful Airbnb business.

Most importantly:

the situation.

The location of your property is one of the most important factors for success as an Airbnb host. Consider if your property is located in an attractive and easily accessible area. Are attractions, public transportation, restaurants, or shopping nearby? A central location in cities is especially desirable to guests and potentially attracts more guests.

In addition, the following aspects are still relevant to the question of whether your property or apartment is suitable for the Airbnb business:

• Equipment
• Space available
• Cleanliness
• Availability

The equipment should be both attractive and useful. It should have the necessary amenities to provide your guests with a pleasant stay. These include a well-equipped kitchen, comfortable beds, clean bathrooms, working heating or air conditioning, and a reliable internet connection.

These are the mistakes you should avoid when starting out as a host

Now you’ve learned a lot about getting started on Airbnb – but are there risks associated with renting on Airbnb? Getting started in the Airbnb business offers a variety of opportunities, but it’s also important to understand the risks involved and common mistakes. By being aware of these aspects and being prepared, you can maximize your chances of success.

Here are the most common risks and mistakes when getting started in the Airbnb business:

• As a host you bear a certain liability risk
• Handling and scope of guest communication
• Over- and underestimation of prices
• Lack of flexibility and adaptability

As a host, you bear a certain liability risk. It is important to take out a suitable insurance policy that protects you and your guests from possible damage or accidents. Inform yourself about the insurance conditions and make sure that you are sufficiently covered.

Setting the right prices for your accommodation can also be a challenge. A common mistake is to price either too high or too low. Overpricing can scare off potential guests, while underpricing can hurt your profitability.

Airbnb Guide: How to start your Airbnb business

Convinced by Airbnb? Then the question is how to become a host. Here are the steps you need to take to get started as a successful Airbnb host:

1. Research and planning
2. Registration and profile
3. Design of the advertisement
4. Setting the prices
5. House rules
6. Booking Management

Now you can learn exactly which tasks are hidden behind these steps.

Set goals and plan concept

You have already started this step when you opened this guide. Start by researching the Airbnb platform to see if it’s a good fit for you and your goals. Read reviews from other hosts and guests to get insight into their experiences. Think about the type of accommodation you want to offer (e.g. a whole house, an apartment or a single room) and the target audience you want to attract.

Checklist for research and planning:

1. Understanding the platform – does it fit your ideas?
2. Read reviews from other hosts.
3. Considerations for your accommodation – What? Where? When?

Once you have clarified these points, it’s time to move on to the next step: creating a profile on the platform.

How to create a profile on Airbnb

Registering on the platform is relatively simple. Go to the Airbnb website or download the mobile app and create a host account. Fill out the registration form and provide all the required information, including your contact details. You should create a meaningful profile that represents your home and personality.

How to register with Airbnb:

1. Open the web page.
2. Open the registration form and fill it out.
3. Verify your email address and account.
4. Store profile information.

Create the advertisement of your accommodation

You should take enough time for this step, because this is how you want to earn your money. Take your time to create an appealing and meaningful advertisement. Describe your accommodation in detail, provide high-quality photos and emphasize the unique features and amenities your accommodation offers. Be honest and transparent to meet the expectations of your future guests. The listing is the basis for marketing your accommodation and attracting potential guests.

Let’s summarize the most important things about the advertisement:

• Appealing images
• Attractive price
• Meaningful title
• Detailed description

Let’s now take a closer look at the attractive price.

How to set the right price

Besides pictures, price is one of the most important criteria for most Airbnb users when choosing a vacation rental. Think about how you want to price your accommodation. Consider factors such as location, size of the accommodation, amenities, and demand in your area. Also, use Airbnb’s price suggestion feature to set competitive prices.

You should take this into consideration when setting the price of your accommodation:

1. Competitive prices and regional/seasonal demand
2. Location, facilities and surroundings of the accommodation

Set rules for your guests

As an Airbnb host, you have the ability to set your own rules and expectations for your guests. House rules are important to ensure a pleasant and smooth stay for both you as a host and your guests. In principle, you are free to choose your own rules, but you should keep the following tips in mind:

• Be clear and precise
• Be realistic and fair
• Communicate the rules in advance

Think about what rules are important to you personally and what you expect from your guests. Think about aspects such as smoking, pets, noise levels, use of common areas and compliance with local laws. Also consider the specifics of your accommodation or environment that may require specific rules.

Airbnb Interview: Getting started, costs and advantages – Expert tips

Now that you’ve learned the basic steps to successfuly get started as an Airbnb host, you may want to get more insights and expert tips. That’s why we’ve conducted an interview with an experienced Airbnb expert who will share his knowledge and experience with us.

Click here for the interview:

• Airbnb Interview

When is a building too old?

The commercial audit and the technical audit are followed by the valuation by year of construction. So when does a building have too many years on its back? For you as a buyer of a property, the year of construction is a central factor in the final purchase price. The older and more dilapidated a property, the lower the price, but you have to expect high renovation and maintenance costs. The newer and more modern, the higher. Exceptions are buildings under monument protection.

When buying real estate applies:

• The year of construction and the age of buildings, are always a key value factor for real estate buyers.

If you want to know more about the years a property was built, read our article on properties by year of construction here.

Advantage and disadvantage of old real estate?

Advantage of old real estate:

• Lower purchase price

Disadvantage of old real estate:

• High maintenance costs

Does the age of a property matter?

Maintenance, renovation and modernization play an important role in real estate. If you are the owner of a building or apartment, you should take care of it regularly, so real estate will last for many years. Nowadays, the trend goes in the direction of old buildings, many people are attracted to the charming apartments with high ceilings and stucco. Such an old building is almost always in a good location, so in the city center and thus also cost a lot of money. So you should always weigh whether you buy a new or old building and in what location this property is located.

• Old building in downtown very expensive
• Through maintenance, renovation and modernization, real estate lasts longer
• Trend: old apartments

The next step: Incidental purchase costs

Buying a property is not always cheap. But so that you don’t rush blindly into financing, the final purchase price can be calculated quite easily. Find out how here! Important factors here are the incidental purchase costs, which include the land transfer tax and the broker’s commission. Here you can find out how these costs contribute to the final purchase price of your first home. This way, nothing can go wrong with your first real estate purchase!

Year of construction and condition of real estate: defects, damages & Co.

We know now, about the age of a property must be well thought. You want to invest in an old building? Then you need to consider a few things before buying. Old real estate brings some advantages, but also disadvantages. What defects do buildings from a certain period have? We have compiled a brief overview of all the facts of the different construction years in comparison.

• Year of construction and condition of real estate

Crowdinvesting: basics and rental yields

Invest in real estate instead of the next sneaker? Sounds strange, but that’s no longer a problem with crowdinvesting. Crowdinvestment means as much as real estate investment for everyone. But what exactly is crowdinvesting?

Here in short, before we go into details, the most important summarized on the subject of crowdinvestment:

• Many shares of a property divided to private individuals
• Only a small outlay of equity
• Loan is not paid to developer, but only participation in property

What does crowdinvestment mean exactly?

Crowdinvestments are very similar to a corporation that sells many company shares to private individuals and institutions in order to obtain the necessary financing for the company’s growth. So too, with crowdinvestments, individual shares of a property are sold to private investors. The advantage? You can invest in such real estate even with a small amount of equity and thus secure your pension.

• Comparison: stock corporation
• Many shares of a property divided to private individuals
• Only a small outlay of equity

How does crowdinvestment work in the first place?

Let’s stay with the example of the stock corporation. When a property is newly built or renovated, it is published on a special crowdinvestment platform. This is responsible for the distribution of the real estate shares to capital investors. Through the platforms, the owners are considerably relieved.

Differences from a normal investment:

• No targeted partners for financing, but division of the property by platform
• Loan is not paid to developer, but only participation in property
• Share is not used for personal use, one obtains the part of a yield

How do I find profitable real estate?

In order to know which property is worth investing in, one should know what the return on investment of the respective property is. Here you can use a simple formula to calculate this.

Formula Rental Yield:

Annual rent / investment x 100 = rental yield

If you want to know even more about rental yield, read our article Rental yield and purchase price factor here.

Financing real estate yourself? Equity

When you’re young, you often don’t have the equity directly available to invest in a property. Thus, equity probably plays the biggest role in real estate purchases for first-time investors. Many ask themselves the question, how much equity do you need at all for a regular property?

Equity depending on the situation

The answer is always related to the location of the property. If your property is in an A location such as Munich, Cologne or Hamburg, it is unaffordable for most people. In a B – location or good C- location, however, the prices fall. Depending on the micro-location, prices can also vary depending on how far into the city center you want to live.

• A- location (big city) extremely expensive
• B- location and good C- location moderate prices
• Microlocation is crucial

Equity investment depending on financing

No matter what the final purchase price of a property, the bank usually always requires an equity contribution of 15%, especially for first-time investors. In addition, one must always reckon with the addition of the ancillary purchase costs, brokerage costs (if commissioned) and the land transfer tax.

• 15% equity investment

Real estate as an investment: Provision for old age

Our pension is getting smaller and smaller and our money in the bank is subject to inflation in any case. So we are left with real estate as a good way to invest our money, as it neither loses its value due to inflation nor is it always in demand. Moreover, after a few years we benefit from the increase in value of the property.

The great advantage of a property as an investment is that it is rented out, unless you want to buy your property for your own use. The income from the rent generates a constant cash flow, with which the property and all costs incurred can be covered. By earning a high return at best, you build wealth on top of that. In addition, real estate always remains fairly constant on the market, which means that you minimize risk when you buy.

• Real estate is stable in value
• Real estate offers inflation protection
• Real estate provides constant cash flow
• Asset building

Crowdinvesting: Videos

To better illustrate crowdfunding, we have two videos here for you to illustrate the point.

What is crowdinvesting?

Here, crowdinvesting is explained to you with the help of graphics and drawings.

The concept of Eleven Decks

The new form of living in the Eleven Decks is something very special. Inspired by the American way of life, community spaces have been created here to make living in general even more diverse and sustainable. Through this new, connecting way of living, a wide variety of target groups have a place in the community here. Singles, couples or families, from young to old can exchange ideas and spend their daily lives together. Smart home technologies and two building apps make living in the 30-meter-high building complex much easier.

• Community Spaces
• Exchange and joint organization of everyday life

Co-working spaces enable a shared working atmosphere and exchange.

Image: DC Developments

Location in Hamburg: Luxury at the Elbe Philharmonic Hall

Eleven Decks will be built in the heart of the popular Überseequartier neighborhood on the Elbe River in Hamburg. Here is a little insight into the port city.

Highlights: Fitness, bar and gaming room

Eleven Decks has a lot to offer besides its open community areas. Co-working spaces invite people to work together, an open kitchen in the clubbing area to cook together and a gaming room to get together. These opportunities for exchange are intended to enable different daily routines within one building. Everyone should have the opportunity to shape their lives individually within the building. There will also be no shortage of sustainability, with 70 charging points for electric cars.

Here are all the highlights at a glance:

• Co-working Spaces
• Fitness and yoga rooms
• Clubbing area with open kitchen
• Diningroom
• Bar
• Lounge
• Gaming room with pool table
• Terrace with outdoor kitchen
• Green courtyard
• Workroom
• Dog washing place
• E-charging stations for cars

Green roofs and the unique inner courtyard create numerous oases of tranquility.

Image: DC Developments

The yoga room to switch off and relax.

Image: DC Developments

Price, square meters and housing units

Living in such a luxury complex is, of course, not entirely inexpensive. Those who can afford it can purchase the first units at a price per square meter of 8,500 euros, albeit including built-in wardrobes and a kitchen. On average, the price per square meter is 11,300 euros. In total, Eleven Decks has 306 planned units, 18 of which function as penthouses and 224 as one- and two-bedroom apartments. Each of the apartments varies between a floor area of 39 and 200 square meters.

• Average price per square meter: 11,300 euros
• 306 units
• 18 penthouse apartments
• 224 one- and two-room apartments

Design concepts: Bright, friendly and modern

We conducted an insightful interview with Björn Dahler, CEO of DC Development, about Eleven Decks. We got an insight into the three design concepts.

The three design concepts:

• “GIO”
• “CHIA”
• “JET”

All design concepts were developed by the designer duo PASCH Design.

The GIO concept: Light and calm colors create a pleasant atmosphere.

Image: DC Developments

Image: DC Developments

The CHIA concept: Natural tones and a rooftop terrace invite you to relax after a stressful day.

Image: DC Developments

Image: DC Developments

The JET concept: This focuses on a modern, industrial look and uses cool yet appealing colors.

Image: DC Developments

Image: DC Developments

About Highlights, Interior Design & C0.: Interview with Björn Dahler

What’s it like to live in the new Eleven Decks residential complex? Björn Dahler answered some questions about his latest construction project.

• Interview with Björn Dahler

Eleven Decks: Life next to the Elbe Philharmonic Hall

Eleven Decks is a unique, new construction project that aims to create new impulses for living in Germany. Living and working are combined and linked by common community spaces. In addition to 18 penthouse apartments, green roof areas, as well as numerous recreational spaces, sports facilities and a spacious terrace, offer good networking among residents. Centrally located in Hamburg’s Überseequartier, which offers a great mix of culture, gastronomy and retail, Eleven Decks has more urbanity to offer than any other building in Germany.

Interview with Björn Dahler: About highlights, interior design & C0.

What’s it like to live in the new Eleven Decks residential complex? Björn Dahler, Managing Director of DC Developments, answered a few questions about his latest construction project.

The location in Hamburg: Westfield-Hamburg-Überseequartier

FIV: Living in Westfield-Hamburg-Überseequartier – Why did you choose this location in Hamburg? What makes this special place?

Björn Dahler: The Westfield-Hamburg-Überseequartier is probably one of the most urban locations in Hamburg, if not in Germany. It is something special for us to create over 300 apartments at this location. That’s why, on the one hand, we want to be bold here and bring trends like community spaces, which have long been established in the U.S., for example, to our Hanseatic city. On the other hand, with the Eleven Decks project, we want to show that green living is also possible in the middle of a metropolis: with our total of around 4,600 square meters of green space (roof terraces, community space), we are creating oases of calm in the heart of HafenCity (currently Europe’s largest urban development project). The site is also a prime example of how the 15-minute city concept is lived out. Our neighborhood study, in which we surveyed 11,000 people, clearly shows that in addition to community and green spaces, quick accessibility is particularly important to Germans.

Location of Eleven Decks in Hamburg

Here is a short insight into the newly developed Westfield-Überseequartier in Hamburg at the harbor. In the middle of the urban metropolis, the new Eleven Decks will be built.

“Germans particularly value quick accessibility in addition to community and green spaces.” – Björn Dahler

Location in the heart of Hafencity: quick accessibility is guaranteed here in addition to oases of peace on the numerous balconies!

Image: DC Developments

Highlights: Co-working space, fitness rooms and co.

Eleven Decks has a lot to offer its residents. In addition to fitness and yoga facilities, there are numerous leisure activities such as a clubbing area with an open kitchen, a bar and lounge, as well as a gaming room with a pool table and a large monitor to exchange ideas with the community. What Björn Dahler himself is particularly proud of, you can read here!

FIV: There are many highlights in Eleven Decks, such as the co-working spaces or the fitness rooms, what are you particularly proud of? What sets the property apart from other urban buildings?

Björn Dahler: The many green spaces and the community space on over 600 square meters are unique in Germany. With the aim of democratizing luxury to a certain extent, we have focused on 1- and 2-room apartments (from 39 square meters) in this project. These meet the highest standards in terms of furnishings and location, but are small in terms of floor space. The community space with clubbing area, outdoor kitchen, pool table or yoga room enlarges the living space of the residents. In spite of the small apartment, the 1-room resident can organize a meal in a large group or celebrate a birthday with friends.

“The many green spaces and the community space on more than 600 square meters are unique in Germany.” – Björn Dahler

The gaming room with integrated billiards table, where you can spend many fun hours together.

Image: DC Developments

The fitness room is a great place to work out. Whether alone or together with other residents – the community can be felt here as well.

Image: DC Developments

The naming: influence of the port

FIV: Your last project “The Crown Strandkai” next to the Elbphilharmonie, which we reported on, also has a special name. Why does your latest project bear the name “Eleven Decks”? To what extent is it related to the port or its construction method?

Björn Dahler: The name comes from the way the building is constructed. Designed by Carsten Roth, by the way. Eleven decks = 11 floors – the ship’s bow look and terrace-like arrangement allow us to develop a total of 18 penthouses: each on top of the apartments, which are laid out around the inner courtyard. These have their own green roof terraces facing the Elbe River, up to 240 square meters in size. The exciting construction method also contributes to the fact that we have apartments with 39 different floor plans. There’s something for everyone.

Eleven Decks – Eleven stories and a ship bow look that fits perfectly into the harbor theme.

Image: DC Developments

Interior design: Three design lines

FIV: With three exclusive design lines, several brands are integrated in the unique building. Which designers did you rely on for the open and urban concept?

Björn Dahler: The three styles named “GIO”, “CHIA” and “JET” were carefully developed by the designer duo PASCH Design. Armin Panahi and Randi Schumacher have also already created the design lines for The Crown Strandkai project.

The “GIO” style implemented in a one-room apartment- bright, light-flooded and calm colors create a pleasant oasis of well-being.

Image: DC Developments

Eleven Decks: Experience the whole building

You want to learn more about the unique and new building in one of Hamburg’s most popular neighborhoods? Want to know how much one of the coveted apartments costs and what highlights the building has to offer? Then read all about the latest construction project in Hafencity Hamburg here.

• Eleven decks

New construction housing: Green building for new ideas

The self-proclaimed garden city is innovative, modern and ahead of classical urban planning, because it incorporates the environment and local conditions and integrates them into the cityscape. You can find out here how the north of Cologne is to be strengthened by Kreuzfeld and what special features the district brings with it.

The new district is to be built in the Chorweiler borough, adjacent to the Blumenberg borough to the north:

Cross field at a glance + location

First the key figures:

• Location: Cologne
• District: Chorweiler
• Size: 80 ha (Comp. soccer field approx. 0.7 ha)
• Population: 8,000

Project and planning time:

• Planning: 2021-2022
• Plan / Landscape: ADEPT + Karres en Brands
• Consulting: Metabolic, Argus

Urban development project of the city of Cologne

Kreuzfeld, or WoodHood is the result of a new urban development project of the city of Cologne. The ambitious 80-hectare project was penned by the planning team led by ADEPT and Karres en Brands (Plan and Landscape) in collaboration with Argus (Mobility) and Metabolic (Energy).

Mayor Henriette Reker convinced

Their project design for a green city convinced the committees as well as Mayor Henriette Reker and is now to be implemented. Wood Hood is more than a classic garden city. According to the developers, the new district requires a new approach to planning, rethinking the connection between city and nature, landscape.

Green urban development: “Back to nature”.

Instead of defining the new urban structure through buildings, streets and technology, WoodHood’s urban layout builds on the landscape, surrounding forests, use of water, play with the sun, planting and local conditions. True to the motto: Back to Nature! For many who want to live close to nature while enjoying the benefits of the city, perhaps a reason to move to Cologne.

Martin Laursen (partner of ADEPT): “The whole process of developing the new district in Cologne-Kreuzfeld, WoodHood, was carried out with a view to the future and in dialogue with numerous local stakeholders (…).”

She goes on to say:

“WoodHood is a new kind of city that focuses on collective communities in close relationship with nature.”

Goal: Jobs, open spaces

The goals of the new district are clear: Strengthen the north of Cologne! Numerous new residential units for up to 8,000 residents are to be created on a total of 80 hectares. In addition to new jobs, the focus will be on multiple-use open spaces, social, cultural and educational facilities.

Structure, hoods, use of space

WoodHood is not intended to be just an extension of the existing city, but a neighborhood in its own right that is adjacent to the others through innovation, sustainability, and village-like community. The district consists of 5 individual hoods, each with its own character and individual function. The main focus is to promote community and collective and shared functions, with the goal of minimizing private space and strengthening the quality and use of public spaces. WoodHood will provide versatile opportunities for activities and recreation.

Climate protection & infrastructure with water storage

In addition to social coexistence, Cologne Kreuzfeld promotes climate protection, ecology and water storage through open green spaces and a complex ecosystem. The infrastructure and mobility network is also more differentiated and makes the use of bicycles and walking more attractive.

Henriette Reker (Mayor of Cologne): “The selected design is in line with our great ambitions and high standards, because we want to launch a particularly innovative, sustainable and multi-layered urban development and open space concept.”

Further, she said stressed:

“(…) We also place high demands on the topics of environmental compatibility, energy efficiency and sustainability.”

Tip. How to create a neighborhood in Berlin Schöneberg

The Bricks in Berlin Schöneberg is one of the flagships of the renowned Berlin architectural firm Graft, as you can also read in our interview with the architects: Residential Real Estate Graft. What was and is particularly exciting about this project is the aspect of historic preservation and revitalization. The aim here was not a pure new building, but the upgrading and preservation of a former post office site.

• Quartier Berlin Schöneberg

Old properties: Aging properties

The age of a property is a decisive factor when it comes to buying a property. But what are the differences and defects depending on the age and year of construction of a property? Is it worth investing in an aging house or apartment?

Purchase price and return

Older properties often have a lower purchase price and thus lower ancillary purchase costs. Thus, the return is also significantly higher than for newer houses with a high purchase price.

Maintenance costs and defects

Due to the age of the property, the running costs are significantly higher. Different years of construction have different defects, which should be taken into account during the technical inspection of a property. The better the location in which you buy, the older a property may be.

Advantages and disadvantages

Here are briefly summarized the advantages and disadvantages of buying an old property!

Advantages:

• Favorable purchase price, better return
• Costs are calculable if defects are known
• Location in grown infrastructure

Disadvantages:

• Higher costs for maintenance
• Possible hidden defects

Existing real estate: typical defects

Among the disadvantages of buying existing real estate is the occurrence of possible defects. Generally, these include mold, water damage, vermin infestation or dry rot.

Here is a brief overview of typical damage and defects:

• Building fabric: cracks in the plaster or masonry, mold
• Building services: insulation of water pipes, sometimes still lead pipe in use
• Electrical engineering: Too few sockets in the rooms or cables too thin according to old standards
• Roof: missing and slipped roof tiles (moisture penetrates) or mold infestation
• Leaky: windows, basement and roof

Checklist 1900-1999: Defects, Damage & Co.

Here you can find a list of old buildings from 1900 to 1999 and what typical defects and damages they have.

Existing properties up to 1900

Properties built before 1900 are now over 120 years old! It should come as no surprise that these properties have defects. Weather, weather and Co. have here a large influence. But also the electrical and sanitary systems can be outdated and need to be replaced urgently. Here you can find an overview of the possible defects:

Facade, insulation, roof and basement:

• Cracks in plaster and masonry
• Non-existent thermal insulation (subject of energy efficiency)
• Single glazed windows
• No sound insulation

Plumbing and electrical:

• Damp basements and attics
• Lead pipes as water supply (No longer permitted!)
• Obsolete electronic system

Existing real estate 1900 – 1939

Properties in these years also have certain defects. Here is an overview.

• Missing underlays in the roof
• Dampness in the roof & basement
• Sponge infestation of wooden beams in ceilings
• Defects of the outer walls due to too thin constructions
• Condensation problems and mold
• Lack of fire protection
• Lead pipes as water pipe

Existing real estate 1939 – 1945

These years are considered very eventful in Germany. Political changes and the Second World War took their toll on the building stock, and as a result very little new construction took place.

Overview of deficiencies due to the Second World War:

• Severe shortage of building materials
• Construction waste and miscellaneous became building material
• Pest infestation due to wrong building material
• Fast building can also cause static problems
• Cracks in the plaster or masonry
• Exterior and interior, thin walls
• Leaking gas pipes
• Lack of fire protection

Existing real estate 1945 – 1959

Properties built in the post-war period from 1945 to 1959 also have some defects due to Germany’s difficult situation.

• Lead pipes still in use (increasingly steel pipes)
• Use of questionable building materials such as asbestos and lead paint
• Lack of fire protection (fire department access, fire doors)
• Gas pipes leaking
• Vermin in the wooden ceilings
• Poor sound insulation (thin walls and wooden floors)
• Here too, cracks in the plaster or masonry

Portfolio properties 1959 – 1969

While property defect lists were relatively long before 1960, the items on the checklist already shorten considerably for post-1960 construction. Here is a brief overview:

• Single glazing
• Building materials of concern (parquet adhesives containing tar)
• Insulation harmful to health (fibers too short)
• Roof trusses not insulated
• Concrete damage to balconies and loggias

Portfolio properties 1969 – 1979

From 1970 onwards, the introduction of soundproofing and insulation requirements allowed even more deficiencies to be crossed off the list. There was also a revolution in the subject of water pipes and building efficiency

Here is the brief overview of remaining deficiencies:

• Concrete as a building material with difficulties in cold / moisture
• Already, often in need of renovation (balconies, old water pipes, heating systems).
• Parquet adhesives containing tar were still in use
• Central heating (year of construction before ’85 must be replaced)

Portfolio properties 1979 – 1999

Here you can often find a very solid stock of used building materials that do not need to be replaced.

Here are just the few defects that are present:

• Connections and terminations for flat roof
• Central heating (year of construction before ’85 must be replaced)
• Upcoming maintenance in view
• Weak insulation

More on the subject of construction defects/ Immobilien-Erfahrung.de

The next step: maximum size of your property

How big should my first condo be? Micro-apartment, 2, 3 or even more rooms? This question is answered here by comparing living space for owner-occupancy and capital investment. In general, the number of square meters and the room layout are particularly important. Everything else, you will learn here!

Rental yield: What is it actually?

When you finance your purchased property and rent it out, you generate income from the tenants. The rental yield puts your investment in relation to the potential rental income.

This simple formula makes it easy to calculate the rental yield:

• Annual rent /investment x 100 = rental yield

The rental yield factor can be used to determine whether the rental income covers the interest, repayment and ongoing operating costs and whether a surplus is left over at the end for asset accumulation. In addition, this is the best way to compare yield properties on offer.

Yield and location: Dependent factors

The location is particularly important for the yield of a property. In addition, it depends on the goal as an investor whether one wants to invest in an investment or yield property.

What does it depend on?

• Location of the property
• Investment strategy/return or investment real estate

Excursus: A – B- C- location and their yields

Here we have briefly summarized the potential return for the three location types:

A- Location:

• Low return
• Long-term value enhancement

B- Location:

• Good return
• Increases moderately but steadily in value

C- Location:

• Very good return
• No increase in value (+ greater risk of vacancy)

Rental yield: When is it worthwhile?

Basically, the higher the return, the less I have to pay myself and the more I get paid off. Ideally, there is even a monthly surplus that can be used to build up direct assets.

Here are a couple examples of possible returns:

A-Layers:

• Top A-location like Munich Ø Yield ~ 3 %
• A-location like Frankfurt Ø yield ~ 4 %

B-Layers:

• Good B-location like Dresden Ø Yield ~ 5%
• B-location like Nuremberg Ø yield ~ 6 %

C-layers:

• Good C-location like Wuppertal Ø Yield ~ 7%
• C-location like Chemnitz Ø yield ~ 8 %
• Poor C-location like Krefeld Ø Yield ~10%

The next step: existing or new building

When buying a home, in addition to the question of owner-occupancy or capital investment and return or investment property, one wonders whether to invest in existing or new construction. Both forms have their advantages and disadvantages. In this article, you will learn what they are.

The right location: owner-occupier or capital investment?

Where exactly should I buy my first property? Owner-occupiers and capital investors, as well as yield properties or investors with the goal of value appreciation, accordingly, the decision of the perfect location is different. Here we go into the analysis again to help you find the best location for your goals!

• The right location