Rent, buy, live in Stuttgart

A good start in the real estate world is always the purchase of the first apartment. Michael Maile explains in his interview with FIV Magazine his experience with real estate in a good A-location. The yield here depends on the type of house or apartment. For example, microapartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Bad Canstatt, Feuerbach and other districts such as Sillenbuch or Vaihingen.

This is Stuttgart in Germany:

Stuttgart from close up:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your newly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy: Return on investment through real estate

In our interview, you will learn everything about real estate and returns in Stuttgart. Should you buy a property in Stuttgart or is it more worthwhile to buy nearby, for example in Esslingen or Ludwigsburg?

Real estate agent interview about real estate in Stuttgart

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Stuttgart but also tips for capital investments. We ask the questions, he provides the answers.

Maile Immobilien: Interview Partner

FIV: Before we go into Stuttgart and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Maile Immobilien. Could you briefly summarize for our readers what your agency does and what you specialize in?

Michael Maile: We are a real family business with me in the 4th generation. To guarantee a service with one’s name for so many decades is not a matter of course and of course totally shapes one’s daily actions and dealings with our customers.

Some of our customer relationships even date back to the founding year of 1925.
We have been located extremely centrally in Stuttgart’s Königstraße for almost 100 years and serve the entire greater Stuttgart area from here as a reliable contact for valuations, sales and rentals.

Interview partner Michael Maile:

Single family home or townhouse? Favorite properties

FIV: As a real estate agent in Stuttgart, which properties do you personally prefer to broker?

Michael Maile: Most people probably think that real estate agents always dream of the large luxury villas that undoubtedly exist in Stuttgart. Personally, however, I have always had the best experiences with somewhat smaller properties such as small detached houses, semi-detached houses or terraced houses. These are basically my favorite objects, also because you often have to deal with very pleasant customers on both the seller’s and the buyer’s side.

Rents in Stuttgart: Neighborhoods with a future

FIV: Neighborhoods for Singles, Families & Co. – For those who do not yet live in Stuttgart and want to move to Stuttgart, which neighborhoods have a future? Where should you move to in Stuttgart if you want to live nicely?

Michael Maile: Stuttgart has a very unique topography with the well-known Stuttgart Kessel. This in turn means that the city center is relatively limited. So if you want to live very urban with short distances or perfect local connections, there is something for everyone here. I wouldn’t make any big distinctions between the districts.

As before, the west and south is certainly the most popular.

For families, again, other priorities apply with something quieter, safer and greener location. There are plenty of these around Stuttgart, too. I personally favor the southern parts of the city, such as Sillenbuch, Degerloch and Möhringen, because of their very good infrastructure and short distances not only to the city center, but also to the airport or the highway.

Development of the real estate market: rent stagnation

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Stuttgart developed in recent years and how will they develop in the future?

Michael Maile: Even if you hear different things in the media. We are noticing a clear stagnation of rents in all areas. The times of constant increases seem to be over for the time being. However, due to the natural limitation of the Stuttgart cauldron, the supply remains fundamentally very manageable. Even redensification or additions to existing buildings are only marginally feasible. In this respect, demand is still significantly higher than supply.

Through Corona, however, there are already sustainable reasons here, such as the home office, which rather provide for some relaxation in the inner city area. In turn, the green peripheral locations have become more sought-after. The future always means looking into a crystal ball, but I still consider Stuttgart to be a very stable location, although it seems to be settling at a fairly high level.

Modern apartments in Stuttgart-Vaihingen:

Recommendations for beginners: rent or buy?

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Stuttgart?

Michael Maile: As you know, there are different philosophies here. And there are simply no blanket statements here. I myself am a big fan of owner-occupied property because it simply means a lot of freedom in everyday life and, in case of doubt, also a good retirement provision.

However, this must be preceded by a clear commitment to the location and solid financing that still leaves enough leeway for vacation, children, etc. These are often quite big hurdles. On the one hand, flexibility in the job often has to be higher today, and on the other hand, the purchase price is so high that financing is only possible with considerable restrictions.

In such cases I advise then rather to rent and rather to buy only if a family is to be founded. And then, in case of doubt, clearly outside the city at affordable prices and with other priorities such as short distances to school or a large garden.

Buying the first condominium in the city

FIV: Anyone who rents in Stuttgart is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property for the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Michael Maile: There are plenty of mistakes lurking around when selling and buying. For example, buyers tend to underestimate the capital required, look too much at the property and not enough at the location, or inspect the property superficially without an expert opinion. For me, however, one of the most serious is the lack of willingness to make sacrifices.

The perfect property simply does not exist.

And the sooner you recognize this and consciously set priorities, the sooner you will find something. In many cases, people have been looking for many years. And while the real estate became more and more expensive, it simply did not succeed at some points to be satisfied with less. In the end, I often hear “if only we had…”.

Therefore: Make a clear priority list with weightings and then do not hesitate for long when a good object appears. You will not find the perfect object.

Real estate transfer tax and incidental purchase costs

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Stuttgart expect?

Michael Maile: The land transfer tax in Baden-Württemberg is currently 5% of the purchase price. For the notary and the land registry you should calculate 1.5%. If a broker is involved, this is between 0%-3.5%. Sometimes the seller pays the broker alone. In total, this is about 6.5-10% of the purchase price.

Stuttgart at a glance:

• Real estate transfer tax: 5%
• Notary fees: 1.5%
• Brokerage costs: 0-3.5%
• Total: 6.5 – 10%

Real estate as an investment – city proximity & old buildings

FIV: Stuttgart districts for real estate investment – we come still to real estates as capital investment in Stuttgart, for those, which want to buy and letting. If our*r Leser*in for the purchase, with following letting, decides: Which 2 districts or even satellites around Stuttgart, would you recommend to a buyer for their capital investment in Stuttgart? In your opinion as an expert, where do the most future opportunities lie?

Locations close to the city center continue to be of interest to investors.

Michael Maile: Here I would rather aim at charming old buildings than at replaceable new buildings. The development of the Rosenstein Quarter in particular will mean that quite a lot of apartments will be built in the city center in the medium term. So you should also be able to offer something unique here in the long term.
The better returns, however, are certainly to be found outside the confines of the city. I see Möhringen and Vaihingen, for example, as very interesting locations with very good infrastructure and large employers.

Types of real estate with a future – optics and efficiency

FIV: In your opinion, what type of real estate has a future in Stuttgart, what should one invest in? Small, large, existing, new construction?

Michael Maile: As already mentioned, I am rather a friend of the charming old building. Energy efficiency will certainly play an even more important role in the future, but the beautiful sandstone Art Nouveau façade will certainly not be insulated. Such buildings will always be sought after and in demand. Personally, I am not a fan of the often very monotonous new building architecture with the same residential silos that are arranged around a sad little playground, in which even the last square meter of the property is built on.

Nevertheless, it must also be emphasized that, for example, accessibility will be a more important issue, which is more likely to be found in newer buildings. Here, everyone has to weigh things up for themselves. And then, of course, it’s better to have three small apartments than one large one, also in terms of risk diversification.

Attic room of a family house:

Selling a property – quality check

FIV: Finally, one more question: You had mentioned the typical mistakes buying a property. Many buy, but some also want to sell. As an experienced real estate agent in Stuttgart, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Stuttgart?

Michael Maile: First of all: In principle, you can do most things in the world yourself. The question is always how much time you have available and in what quality you can do this sustainably. Therefore, I would always strongly advise an inexperienced real estate seller to take an experienced broker on board. Simply because selling real estate at the best possible price involves much more effort than is commonly imagined. You should ask around among friends and acquaintances, check references and get a non-binding impression of the real estate company.

Renovation and modernization are always worthwhile!

Otherwise, it is important to make the bride pretty before the wedding. Small renovation works up to the conscious “stagen” of the real estate are financially worthwhile practically always. You should not only have all the documents relevant for the banks at hand, but also understand them and thus know, for example, the circumstances under land registry law or the regulations in the declaration of partition and be able to communicate them accordingly.

Deficiencies must be known and skillfully communicated. What is fatal here, of course, is the wilful concealment of such a defect.
On site it is important to arouse the emotions of a buyer. To understand which priorities he has and with which details you can arouse his final interest. Price negotiations are also often a fine line, where inexperienced sellers all too often have great difficulties.

Conclusion: Inexperienced sellers should definitely seek advice from a reliable and trustworthy expert first. Experienced sellers usually know that a good broker does not cost money, but brings money through his know-how, contacts and the enormous time savings.

FIV: Thanks to Maile Immobilien for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Stuttgart

For the realization of their dream of the first home, whether you rent with or buy, and how to achieve the maximum return in Stuttgart, you can learn in our article about realtors in Stuttgart.

• Real estate agent in Stuttgart

First condominium in Duisburg

A good start in the real estate world is always the purchase of the first apartment. Manuela Ceresa explains in his interview with FIV Magazine his experience with real estate in a good B location. The yield here depends on the type of house or apartment. For example, microapartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Buchholz, Wedau and other districts such as Meiderich/Beeck and Hamborn.

Here Duisburg is located in Germany:

Duisburg up close:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your freshly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy in Duisburg

In our interview, you will learn everything about real estate and returns in Duisburg. Should you buy a property in Duisburg or is it more worthwhile to buy nearby, for example in Oberhausen or Moers?

Real estate agent interview about real estate in Duisburg

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Duisburg but also tips for capital investment. We ask the questions, she provides the answers.

MC Immo Service: Interview Partner

FIV: Before we go into Duisburg and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency MC Immo Service. Could you briefly summarize for our readers what your agency does and what you specialize in?

Manuela Ceresa: My goal in principle (and I mean it exactly as I say) is that both sides, i.e. buyer and seller, are really satisfied and happy in the end. This is our top priority and starts already with the contact to the customer. To be open and honest and never lose the charm – is the basis for a trustful cooperation and very important to us.

Offers of MC Immo Service Agency

Manuela Ceresa: We mainly sell single-family houses, apartments and investments, so we have quite a large target group. We are very well positioned through our business partner Magnu GmbH because they cover insurance and finance, so the customer doesn’t have to go far.

In addition, we offer a pool of craftsmen of all kinds, moving companies, banks, etc. so that we can cover any area very well and recommend.

Service is everything in the end and with us the customer is indeed still king. We also work with great cooperation partners and have a good network. Commitment and many years of market experience are a prerequisite for us to keep the right perspective in a real estate market that is very complex and constantly changing.

Favorite properties: special youth villas

FIV: As a real estate agent in Duisburg, which properties do you personally prefer to broker?

Manuela Ceresa: Personally, I have an absolute soft spot for charming old buildings. I love high ceilings, the charm of the youth villas, the old creaky parquet and wooden floors… I could list a lot more. In principle, however, I rent and sell all types of real estate and I have no tendencies to do so, because each property has its specificity and is valued.

Modern bathroom in an apartment in Duisburg:

Neighborhoods with a future: Südstadt trend

FIV: Neighborhoods for Singles, Families & Co. – For those who do not yet live in Duisburg and want to move to Duisburg, which neighborhoods have a future? Where should you move to in Duisburg if you want to live nicely?

Manuela Ceresa: I clearly recommend the south of Duisburg, because it has a lot to offer, such as the Sechs-Seen-Platte, a lot of “green”, the Kletterwald, the proximity to the city, but it is also a stone’s throw to Düsseldorf. An excellent connection and also with public transport no problem.

Real Estate Market Development: Rents & Yields

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Duisburg developed in recent years and how will they develop in the future?

The rent prices have generally increased, some major cities are now unaffordable, I can absolutely confirm this

Manuela Ceresa: Especially in the south of Duisburg, which is very popular with Düsseldorfers because of the short distance to Düsseldorf. Here, Duisburg has absolutely benefited, but I think at least currently due to the crisis that rental prices will not continue to rise at the moment.

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Duisburg?

Manuela Ceresa: A mobile home, so you always have your home with you! Joking aside, in principle it makes sense to own property, which in my view many young people have also taken advantage of due to the low interest rates. Depending on what demands you have, renting can also be quite expensive, especially over the years.

First condominium in Duisburg: costs & financing

FIV: Anyone who rents in Duisburg is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property for the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Manuela Ceresa: Many people (so my observations) is not always clear when buying a property that these are then also first bound to their loan agreement and in the event of premature sale or exit from the contract must pay significant prepayments to the bank, these sums are of course based on the financing and are not without!

The rent is then omitted, however, one must include several other expenses in the budget. This includes the maintenance of the property, the administration, the running costs, possible follow-up financing etc. With the purchase itself, the land transfer tax, the brokerage for the broker and the fees for the notary, this must not remain unconsidered and must be included in the calculation.

Real estate transfer tax and incidental purchase costs

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Duisburg expect?

Manuela Ceresa: The purchase is subject to real estate transfer tax, which is currently 6.5%, notary fees (fee table) and the broker’s commission.

Apartments in Duisburg:

Good capital investments: which districts?

FIV: Duisburg districts for real estate investment – we come still to real estates as capital investment in Duisburg, for those, which want to buy and let. If our*r Leser*in decides for the purchase, with following letting: Which 2 districts or even satellites around Duisburg, would you recommend to a buyer for their capital investment in Duisburg? In your opinion as an expert, where do the most future opportunities lie?

Manuela Ceresa: Buchholz, Wedau – directly at the Sechs-Seen-Platte and Wanheim-Angerhausen, but for investors the districts like Meiderich/Beeck and Hamborn are also very interesting. These districts are developing very positively.

The districts summarized:

• Buchholz
• Wedau
• Wanheim-Angerhausen
• Meiderich/Beeck
• Hamborn

Invest: Real estate return

FIV: In your opinion, what type of real estate has a future in Duisburg, what should one invest in? Small, large, existing, new construction?

Manuela Ceresa: The decisive factor is the location. Would you rather live in the city or in the country? Can you imagine growing old here? What are the conditions, etc., and all the rest of course corresponds to the need. In the case of capital investments, of course, the return plays a major role, and capital investors can assess that very well.

Selling an apartment in Duisburg: Documents for notary

FIV: Finally, one more question: You had mentioned the typical mistakes buying a property. Many buy, but some also want to sell. As an experienced broker in Duisburg, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Duisburg?

A sale not only costs time but is also associated with some challenges.

Manuela Ceresa: First of all, sellers, i.e. owners, should know what their property is realistically worth, clarify the ownership situation in advance (in the case of married couples or communities of heirs), check any encumbrances on the property, take a look at the building encumbrance register, a possible right of residence or right of first refusal, would you like to work with or without a broker, involve a notary, at the latest when selling, plan the move in good time etc.

What is also very important, are various documents that must be provided to the buyer such as a current land register extract, floor plans, living space calculation, etc..

In my opinion, a property can be sold successfuly if it is dealt with openly and honestly. Damages and defects must not be concealed, the purchase price should correspond to the current market value, create a trusting basis between the seller and buyer and in the end the property must please!

FIV: Thanks to MC Immo Service for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Duisburg

For the realization of their dream of the first home, whether you rent with or buy, and how to achieve the maximum return in Duisburg learn in our article about brokers in Duisburg.

• Real estate agent in Duisburg

Buy a house or rent an apartment in Halle (Saale)

A good start in the real estate world is always the purchase of the first apartment. Jens Lehmann explains in her interview with us his experience with real estate in a good D-location. The yield here depends on the type of house or apartment. For example, micro apartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Hausen, Bockenheim and other districts such as the Gutleutviertel or Eschersheim.

Get acquainted with Halle’s neighboring cities like Morl, Petersberg and Kabelsketa. Halle (Saale) in macro location:

Here is an overview of the city and its districts. In addition to Trotha, the districts of Ammendorf, Neustadt and Lettin are popular in Halle (Saale). Halle (Saale) in micro location:

Rent, buy, live: Your future in Halle

Are you planning to move into a house or apartment for rent in Halle (Saale)? Then you should not miss these tips for bedroom furnishing and terrace design. How do you furnish your new home?

Or is your dream your own home in Trotha, Ammendorf, Neustadt or Lettin, but you do not know how to finance it? What you should consider before buying real estate, an experienced real estate agent from Halle (Saale) will tell you later in the interview.

Many want to become financially independent through real estate, you too? – Then another strategy is the right one for you. Tips from professionals on how to achieve your individual goals are available here.

Real estate agent interview about real estate in Halle (Saale)

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Frankfurt but also tips for capital investments. We ask the questions, he provides the answers.

Immobilienagentur Lehmann: Top real estate agent team

FIV: Before we talk about Halle (Saale) and its real estate market, we want to know a little about your real estate agency. What does your agency do and what exactly do you specialize in?

Answer: We are Immobilienagentur Lehmann and deal with three pillars of the real estate business: management, leasing and sales. The focus is on the interests and the goals of the customer. In recent years we have specialized in capital investors and investors. Our job is to develop a strategy from an idea of the owner and to apply it successfuly. In the interest of the owners. In doing so, we very often also take on an advisory role and accompany the processes until the goal is reached. This part is especially fun for us and our clients, because every property and the associated development projects are always different.

Condominium: A popular capital investment

FIV: As a real estate agent in Halle (Saale), which properties do you personally prefer to broker?

Answer: We prefer to broker commercial real estate, condominiums and apartment buildings. Why? Behind all this marketing are people who invest to “create” and make a difference. These people have values and high goals. Whether it’s an early twentysomething buying their first condo or an established investor planning the next step to buy their first multi-family home, these people are highly motivated. It’s just fun to support these people and accompany them on this journey.

Increasing returns is fun

But the seller’s side is also fun. Let’s take the seller of a condominium again, for example. They had been working with us for years because we were managing the condominium. We modernized, optimized and increased the return. The goal was achieved, the strategy worked and now these apartments are being sold at a profit. It is not uncommon that you have built up a good relationship with the seller during this time and you are almost sad to sell the condominium because it and the seller have grown close to you over time and you have had a good time with them.

Kitchen of a family house in Halle (Saale):

Rather rent or buy in Halle (Saale)

Which districts have potential in the future? How are rents developing in Halle (Saale)? Location and rental price trends are important factors that influence your decision whether to rent or buy in Halle.

Living downtown vs. further south?

FIV: Neighborhoods for Singles, Families & Co. – For those who do not yet live in Halle (Saale) and want to move to Halle (Saale), which neighborhoods have a future? Where should you move to in Halle (Saale) if you want to live nicely?

Answer: I think that especially for families, but also for singles, the city center, as well as the southern and northern city center are the most beautiful. Short distances, playgrounds, good infrastructure and social activities can be found right here. We are experiencing a huge increase in students and families in the southern downtown. Both in the purchase and rental market. A lot has been done here by the city of Halle in recent years and many beautiful old buildings have been renovated by owners and ownership associations. So if you don’t want to afford the prime location Paulusviertel or Mühlwegviertel, invest or buy in the southern city center.

This is how rents are developing in Halle

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Halle (Saale) developed in recent years and how will they develop in the future?

Answer: Rents will continue to rise despite the rent index. This is simply due to the high demand and the relatively low supply. Halle is not only a student city, but also well located thanks to the A14, A9 and A38 freeway connections. You can be in Leipzig in 40 minutes. Halle has a lot to offer and is constantly developing. In my opinion, the prices per square meter for both sales and rentals are below expectations.

Tip. Real estate as equity and security

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Halle (Saale)?

Answer: It depends on what the couple’s life goals are. For example, we always ask our clients what the optimal state should be. What is the goal? The strategy depends on that and the path associated with it.

If, for example, the goal is to start a family and buy a house in Halle Kröllwitz or Dölau and live there with dog and children, then I would definitely recommend a rental apartment for the couple and develop a strategy to finance one, two, three or more condominiums in parallel to rent them out. These properties then serve as equity and collateral. It always depends on people’s individual goals. In principle, anything is possible if it is sensibly planned.

Old building with bay window in Haale (Saale):

Avoid first-time buyer mistakes: Buy in Hall

FIV: Anyone who rents in Halle (Saale) is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property in the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Have conscious goals for the future – Tip 1

Answer: In principle, we see most first-time buyer mistakes in the first conversation when we ask the questions “Where do you want to go? What is the goal?” many are not really aware of this and make the wrong decisions here.

There are different approaches to achieve goals.

As in the example above with our pair. Furthermore, there are some points to consider in a strategy chain. For example, if you want to buy an owner-occupied property first and then buy an income property later, this is possible, but much more difficult than the other way around. If wealth accumulation or financial independence is the goal, you have to consider different criteria than if you “only” want to finance an owner-occupied property. It all depends on the goal and then you develop the right strategy for it.

Collect real estate knowledge – Tip 2

Since real estate is not part of most people’s core business, knowledge and experience are often lacking here. What do I have to consider regarding financing with banks, how much can I afford, what purchase criteria should my property meet, when do I want to sell it again, etc.?

Allow time or hire expert – Tip 3

Another mistake is to underestimate the time involved. There are things you need to know and understand, but not implement alone. For this, you can turn to a professional who will avoid mistakes, be faster in the end and also save you money. Rather, you should continue to focus on your goal. There are many people who want to do everything themselves in order to save money. Unfortunately, we see very often that expensive mistakes are then made and the most important and expensive asset, namely time, is wasted on things that should rather have been handed over.

Real estate agent Jens Lehmann:

Preventing mistakes when buying at a glance

The tips for buying real estate for the first time in brief. In summary, you should remember the following:

• Have clear goals
• Buy investment property before owner-occupied property
• Develop suitable strategy
• Collect knowledge
• Allow time

You should also be aware of the incidental costs of buying real estate.

Incidental costs when buying real estate in Saale

FIV: The purchase price of a property is one thing, but what additional costs and taxes must buyers in Halle (Saale) expect?

Answer: To the additional costs of a real estate purchase one should include the notary (1.5%), the land transfer tax (5.0%) and optionally the brokerage (3.57%). So if you buy a property for 100T€, you should calculate around 11% with broker and 7% without broker on the purchase price. If a broker is involved in the purchase, it is right and important to claim these costs for tax purposes. Here a good tax advisor (not a tax clerk!) is needed, who is familiar with the matter.

The costs summarized

When you buy a property in Halle (Saale), these are the incidental costs of purchase that come your way:

• Notary (1.5%)
• Real estate transfer tax (5.0%)
• Brokerage fee (3.57%)

Example: Purchase price 100.000€

With a purchase price of 100.000€ you pay:

• 11% with broker
• 7% without broker

New construction unit in Halle (Saale):

Expert recommendation: Real estate as an investment

FIV: Halle (Saale) neighborhoods for real estate investment – Let’s move on to real estate as a capital investment in Halle (Saale), for those who want to buy and rent. If our*r reader*in decides for the purchase, with following letting: Which 2 districts or satellites around Halle (Saale) would you recommend to a buyer for their capital investment in Halle (Saale)? In your opinion as an expert, where do the most future opportunities lie?

Answer: Even if I repeat myself, it always depends on the goal of the capital investor. I continue to see good investment opportunities in the south downtown (the profit is made on the purchase) and also in the north downtown. Both districts serve as good investments for different pockets.

Existing real estate or new construction: investing the right way

FIV: In your opinion, what type of real estate has a future in Halle (Saale), what should one invest in? Small, large, existing, new construction?

Answer: In principle, you should have every type of real estate on the screen. All types have advantages and disadvantages and, as always, it depends on your goals. When building a new building, for example, the margin is highest if you build properly and have a good network of service providers that you already know and trust. For newcomers to real estate, existing properties are a good place to start.

Selling real estate in Halle: Hiring a real estate agent?

FIV: Finally, one more question: You mentioned the typical mistakes when buying a property. Many buy, but some also want to sell. As an experienced real estate agent in Halle (Saale), what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Halle (Saale)?

Answer: I am actually asked this very often. Anyone can sell a property. Somehow. Some do it better than others. Again, it’s a question of how involved you are and how often you will handle a sale. My own advice to anyone who wants to sell their property in the best possible way, who does not have the necessary expertise, who has no experience with authorities and notaries, and who does not have the time for marketing, is to hire a well-chosen real estate agent. As a counter-argument I sometimes hear that this is quite expensive. However, the past has shown in numerous cases that a broker can save costs, effort and a lot of trouble in the end.

Achieve a high sales price: Here’s how

In addition, sellers with brokers in most cases achieve a higher sales price and the sale is also much faster. Mind you, if you put a little time into choosing the right broker. Another mistake is getting too emotionally attached to the property and seeing a value that is not there. For some sellers, it is also the other way around and they value the property for less. That’s why a seller needs to take a hard look at value and how to calculate value, or hire someone who knows about it.

Thanks to Immobilienagentur Lehmann for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of your first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Halle (Saale)

For the realization of their dream of the first home, whether you rent with or buy, and how to achieve the maximum return in Halle (Saale), you will learn in our article about realtors in Halle (Saale).

• Broker recommendation in Halle (Saale)

Rent, buy, live in Bochum

Real Estate Urban lead a dynamic and experienced company that specializes in brokering, selling and renting real estate in Bochum. FIV Magazine has talked to the real estate agent team from Bochum in an interview about attractive districts, financing options and the Bochum real estate market. Here you can learn everything about buying your first home, different types of houses and apartments.

Overview of Bochum and surrounding cities:

Bochum from close up:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your newly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy: Return on investment through real estate

In our interview you will learn everything about real estate and returns in Bochum. Should you buy a property in Bochum or is it more worthwhile to buy nearby, for example in Witten or Herne?

Real estate agent interview about real estate in Bochum

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Bochum but also tips for capital investments. We ask the questions, he provides the answers.

Urban real estate: Real estate agent in Bochum

FIV: Before we talk about Bochum and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Immobilien Urban. Could you briefly summarize for our readers what your agency does and what you specialize in?

Immobilien Urban: I founded Immobilien Urban GmbH almost five years ago as a young and innovative real estate agency. We have specialized in the sale of residential real estate. We would like to set ourselves apart from old-established brokers in Bochum and the surrounding area with our service and our open and communicative manner. Technical means, such as drone photography, professional object photos, visualizations of exterior and interior spaces, as well as homestaging raise the brokering to a new level. It is our claim to inspire not only the seller, but also the prospective buyer.

Buying a property: emotional decision

Despite all the possibilities offered by technology, the purchase of a future home is “fortunately” still a very emotional decision. The communication with prospective buyers and a personal inspection as well as consultation are therefore essential. Our greatest ambition is to present the property perfectly and to accompany buyers as well as sellers in the best possible way during the buying or selling process.

Hallway in a luxury property in Bochum:

Real estate mediation

FIV: As an agent in Bochum, which properties do you personally prefer to broker?

Urban Real Estate: I prefer to broker the classic single-family home. Here it is primarily about emotional decisions and not about a rational return. On the one hand, I try to pick up on the seller’s personal connection to the property and incorporate it into our exposé. It is often an emotional moment for our clients to decide to sell their home.

The only thing that helps is a close exchange of ideas and a response to the seller’s personal wishes. On the other hand, prospective buyers are in the process of fulfilling their dream of owning their own home, and it is a pleasure to be able to accompany this process in most cases. Especially the handing over of the keys and the anticipation of the buyers for the object motivate me for further tasks. I help people with an important step in their lives and this task I take very seriously with pleasure.

Districts with future opportunities: Stiepel & Altenbochum

FIV: Neighborhoods for Singles, Families & Co. – For those who don’t live in Bochum yet and want to move to Bochum, which neighborhoods have a future? Where should you move to in Bochum if you want to live nicely?

Urban real estate: Bochum is on the whole a very beautiful and green city. Often as a gray mouse in the shadow of the big ones, Essen as well as Dortmund, Bochum offers singles and families very much quality of life. The complete south over Weitmar, Altenbochum as well as Stiepel, in order to name only the largest districts, offers families short ways and a large leisure offer. As a university city, it also offers singles many small apartments in and around the city center.

Real estate agent Peter Urban:

Ehrenfeld as a popular district

Especially the Ehrenfeld district, south of the city center, has grown in recent years into a very popular hotspot for young people on the one hand, but also for wealthy families for whom the short distance to the city center is important. This continues to spread in the direction of Springerplatz. Every Friday afternoon, for example, the Moltkemarkt takes place on Springerplatz, this offers special culinary experiences from merchants from the Bochum area. Here, especially in nice weather, many families with children meet and start the weekend with pleasure.

Young people and singles of all ages then find their way to the Bermuda Triangle. There are countless restaurants and pubs there.
But Bochum also has many beautiful neighborhoods to offer for families with lower incomes. It is particularly pleasing that there are no social hotspots in Bochum. Most of the neighborhoods have a very balanced population and that is what makes Bochum so special.

Development of rental prices in Bochum

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Bochum developed in recent years and how will they develop in the future?

Urban real estate: In Bochum, too, purchase prices and rents have risen sharply in recent years, to be honest. However, with the exception of a few districts, we are still far from the prices in Düsseldorf, Cologne or Münster. Bochum offers sufficient living space for families of all income levels, even if the search for a single-family home is becoming more and more of a waiting game. Due to the many former miners’ settlements, however, there are also many alternatives to new construction.

The houses are somewhat older, but have large garden plots and offer a lot of potential. The purchase prices are much more affordable than a new construction project. In the future, the market will remain tight and will depend on interest rate policies. If these remain at the current level, owning a home is a perfect alternative to renting. For an investor, the investment in multi-family housing remains a perfect alternative to a savings account.

The office of Urban Real Estate:

Rent or buy as a young couple/ single person

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Bochum?

Immobilien Urban: This is not an easy question to answer, because many personal factors of the seekers play a big role here. How flexible do I want to remain, how do I envision my future. Quitting a rented apartment often doesn’t require an emotional decision, which is likely to be much more difficult with a home of one’s own. We recommend taking one step at a time. Real estate has always been a stable value investment, so we always tend to buy, but it must fit into the life situation of the seeker.

Typical mistakes when buying real estate: tips for first-time buyers

FIV: Anyone who rents in Bochum is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property in the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Immobilien Urban: Many first-time buyers are inexperienced in terms of the buying process and the liabilities that a property entails. We can only recommend to everyone to get many opinions, to compare the market and not to make any hasty actions. The purchase should be well considered and fit into the medium-term life planning. In recent years, however, a purchase has rarely turned out to be a mistake, because even if your own use is no longer an option, an apartment or even a house can be rented out well.

The long-term nature of financing a property should, of course, always be linked to life planning. If you are planning to buy or even build something, always seek advice from an external expert. Both in terms of the condition of the property, but also on the financing of the object and on tax issues.

• Get many opinions
• No rash purchases
• Linking financing to life planning
• Broker advice the be-all and end-all
• Condition check of the object
• Financing & Taxes

Incidental expenses and taxes of a real estate

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Bochum expect?

Urban real estate: In addition to the purchase price, the buyer has to pay the so-called ancillary purchase costs. First and foremost and the largest part is the land transfer tax. Here relatively briskly after the notarial authentication 6.5% of the purchase price become due to the tax office. Furthermore, the buyer bears the costs of the notarization at the notary, about 1% of the purchase price, as well as all costs that have to do with the processing of the purchase contract, for example, all entries in the land register. Here, too, you have to calculate with about one percent. Thus, the incidental purchase costs amount to about 8.5%.

Incidental costs at a glance:

• 6.5% of the purchase price to the tax office
• 1% Notary
• 1% Land register
• 8.5% Incidental purchase costs

Another important point is the brokerage fees. Here, the federal government has created a novelty. The buyer’s costs may not exceed the seller’s costs. This means nothing other than that the seller must either pay the entire brokerage fee or can pass on a maximum of half of it to the buyer. This must be clearly evident in the exposé for the prospective buyer. However, this regulation only applies to the purchase of condominiums as well as detached and semi-detached houses.

The modern office building from the inside:

Capital investment Bochum: Most future opportunities

FIV: Bochum neighborhoods for real estate investment – Let’s move on to real estate as an investment in Bochum, for those who want to buy and rent. If our*r reader*in decides for the purchase, with following letting: Which 2 districts or satellites around Bochum would you recommend to a buyer for their capital investment in Bochum? In your opinion as an expert, where do the most future opportunities lie?

Urban real estate: When investing in real estate, I would always recommend paying attention to the infrastructure. Apartment sizes must fit the location of the building. There is no point in owning small apartments outside the city, it will be just as difficult to rent out family-sized apartments in the city center. A good investment is also characterized by the ratio of the purchase price and the rental income, this should be balanced and be able to guarantee a long-term planned rent. The choice of the district depends solely on the willingness of the buyer to take risks. For the beginning with a manageable risk, districts such as Altenbochum, Weitmar or Riemke are perfectly suitable.

Objects in which to invest

FIV: In your opinion, what type of real estate has a future in Bochum, what should one invest in? Small, large, existing, new construction?

Urban real estate: This question cannot be answered so sweepingly. Bochum is a university town, small apartments for students are essential. The campus around the university continues to expand every year and there is a need for more housing for students and university employees. Small age-appropriate apartments are also needed and built for older city residents. On the other hand, Bochum has a great need for family-friendly apartments that are affordable for everyone. We often have well over one hundred inquiries for an advertised 4.5 room apartment, which speaks for little choice in the area. I prefer a healthy mix.

What’s wrong with building houses with different apartment sizes, mixing families with students and seniors?

Private investors are very important for the real estate industry in Germany. In addition to looking at returns, they must also look at the efficiency of buildings. CO2-neutral construction will certainly be a major topic in the future. It is important that the higher construction costs are offset by subsidies and support from the state and do not necessarily have to have an impact on rents. Real estate must remain an attractive investment in order to create more living space for all age groups and social classes.

Sell house or apartment in Bochum

FIV: Lastly, one more question – you had mentioned the typical mistakes buying a property. Many buy, but some also want to sell. As an experienced real estate agent in Bochum, what tips can you give to those who are selling a property for the first time? What are the first steps and how to sell a property in Bochum successfuly?

Immobilien Urban: Of course, we can only advise every seller to hire a real estate expert. It starts with the determination of the selling price, continues with the compilation of all necessary documents and the preparation of suitable photographs as well as an exposé. Often, these things are underestimated and the search begins after the first visits. We offer a property only when all the necessary documents have been compiled. As a more experienced real estate agent, I have a good eye for a possible target group of interested parties.

This is important for the presentation of the property in the exposé. Our real estate agency also has a large database of searchers. This has the advantage that specifically selected interested parties can be adressed directly. We have enormous success with this and often find the suitable buyer after only a few viewing appointments. Also in negotiations about the purchase price, it is always easier if you can communicate your ideas to a third party, without a lot of emotion. It is then my task to implement these in the sense of the seller. Bochum has the advantage that there are many good real estate agencies, but to stand out from many others is a task that I gladly accept.

Avoid mistakes with these steps:

• Determination of the sales price
• Compilation of all documents
• Creation of suitable photographs
• Council: to hire a real estate agent

Thanks to Immobilien Urban for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Bochum

For the realization of their dream of the first home, whether you rent with or buy, and how to achieve the maximum return in Frankfurt, you can learn in our article about realtors in Frankfurt.

• Real estate agent in Bochum

Rent, buy, live in Frankfurt

A good start in the real estate world is always the purchase of the first apartment. Rainer Ballwanz explains in his interview with us their experiences with real estate in a good A-location. The yield here depends on the type of house or apartment. For example, microapartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Hausen, Bockenheim and other districts such as the Gutleutviertel or Eschersheim.

Here Frankfurt is located in Germany:

Frankfurt up close:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your newly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy: Return on investment through real estate

In our interview, you will learn everything about real estate and returns in Frankfurt. Should you buy a property in Frankfurt or is it more worthwhile to buy nearby, for example in Offenbach or Wiesbaden?

Real estate agent interview about real estate in Frankfurt

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Frankfurt but also tips for capital investments. We ask the questions, he provides the answers.

The real estate agent team from Frankfurt: Ballwanz Immobilien

FIV: Before we talk about Frankfurt and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Ballwanz Immobilien. Could you briefly summarize for our readers what your agency does and what you specialize in?

Rainer M. Ballwanz: Ballwanz Immobilien has been specializing in residential tasks and challenges in Frankfurt-Rhine-Main for 30 years. With a highly specialized team, we advise cities and municipalities on concepts for planned construction areas as well as property developers and project developers on product concepts for new construction projects. Of course, we also handle the marketing of these new construction projects on the basis of marketing and communication strategies developed in-house.

We are just as happy to advise private sellers and landlords of residential real estate and to broker purchase and rental agreements. In all our activities, the focus is on the individual. Our aim is to meet their wishes and requirements.

Rainer M. Ballwanz and his real estate agent team from Frankfurt in the meeting:

Real estate with potential in Frankfurt

FIV: As a broker in Frankfurt, which properties do you personally prefer to broker?

Rainer M. Ballwanz: We prefer to broker properties where the price/performance ratio is right from the point of view of demand. In the case of new construction projects, there is also the requirement that the buildings integrate organically into the urban development through their architecture and quality and fulfill their responsibility for the public space.

Popular districts with a future: Rents in Frankfurt

FIV: Neighborhoods for Singles, Families & Co. – For those who don’t live in Frankfurt yet and want to move to Frankfurt, which neighborhoods have a future? Where should you move to in Frankfurt if you want to live nicely?

Rainer M. Ballwanz: Frankfurt is rather small in terms of its geographic extent compared to other major German cities, so that actually all districts have a very good infrastructure and good connections to the core city.

Property in Sachsenhausen, Bockenheim or Frankfurt Ostend?

There are the established residential locations such as Westend, Nordend or Sachsenhausen, where it is somewhat more expensive, but fully satisfactory to live. Those who prefer more urbanity should look around in Bornheim, Bockenheim, for example. In addition to the Gallus and Gutleutviertel districts, Frankfurt’s Ostend district has been one of the most up-and-coming in recent years. If you are moving to Frankfurt with your family, you should definitely check out the new construction areas of Rebstock, Riedberg or the Lyon Quarter.

Rent: Is it worth it? Frankfurt rents

FIV: Rents are a big topic, all over Germany. How has the real estate market and rents in Frankfurt developed in recent years and how will they develop in the future?

Rainer M. Ballwanz: Supply and demand naturally also regulate rents in the city of Frankfurt, which has been growing demographically by around 5,000 to 10,000 residents for years. Residential rents are rising sustainably and are already at a high level when measured against the national average. For existing apartments, average rents of €11 to €13 per square meter can be expected, but for new buildings, depending on location and quality, rents range from €16 to €20 per square meter. If you want to live in one of the modern and exposed high-rises in a central location, you have to calculate a bit more.

Rental prices in Frankfurt at a glance:

In summary, you can expect the following average rents in Frankfurt and the surrounding area:

• Existing apartments: Average rent from € 11,- to 13,-/sqm
• New buildings: Average rent from € 16,- to 20,-/sqm
• High-rise buildings in central locations: average rent over € 20/sqm

Rising prices for new construction rental apartments: Alternatives?

Rainer M. Ballwanz: Due to the fact that the space reserves for new buildings in the Frankfurt urban area are very limited, it can be assumed that there will continue to be an undersupply on the market and that prices for rental apartments will therefore continue to rise.

We should learn that Frankfurt does not only consist of the actual city area, but that there are a large number of towns and surrounding communities directly adjacent and excellently connected, which “feel” as if they belong to the city of Frankfurt. These locations in Frankfurt-Rhine-Main, such as Bad Vilbel, Neu-Isenburg or Offenbach, certainly represent a good alternative for those looking for a home. And usually at a more favorable price level.

Manageable risk for capital investors in Frankfurt

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Frankfurt?

Rainer M. Ballwanz: That depends on personal circumstances and financial feasibility. To answer this question, it always requires an individual consideration. Anyone who basically wants to invest in real estate, whether for personal use or as a capital investment, can do so quite safely with the right property in Frankfurt with a very manageable risk.

The probability of losing money on a residential property with an investment period greater than 10 years is rather unrealistic. Those who come to Frankfurt for work and know that they will probably only stay in the city for one to three years should rather look for a rental property that suits this current stage of life.

Dining room and living room area in a penthouse:

Photo: XOXO Studios

Home & condominium: avoiding buying mistakes

FIV: Anyone who rents in Frankfurt is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property for the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Rainer M. Ballwanz: The biggest mistake is to believe that real estate prices in the Rhine-Main region will fall again on a sustained basis. Assuming that the world remains more or less the same as we know it, prices will move sideways at most as a result of temporary external influences. It is unlikely to get any more favorable.

Tip. Assess investment risk correctly

Contrary to common practice, we recommend not only evaluating the current purchase price, which is often perceived as too high, when making an investment. In our opinion, it is more important to estimate the price that the property is likely to achieve at a later resale and with what probability. Only in this way can the buyer assess the risk or the possible success of his investment.

Attention: Take a long-term view of construction interest rates

Construction interest rates have been at a historically low level for some time, even though they are currently slowly starting to rise. This sometimes tempts potential buyers to underestimate the potentially significantly higher burden when the first fixed interest rate period expires. Financing should also fit the buyers’ individual circumstances and life plans in the long term. We recommend seeking advice from independent financing experts in good time.

Apartment for rent in Omni Tower:

Do not do without expert knowledge

One big mistake is to believe that when buying a residential property, it is best to do everything yourself, without the expertise of a lawyer, financial broker or real estate agent, and thus save money. Digitalization has supposedly made the markets more transparent, at least on the supply side. We do not believe this and advise first-time buyers in particular to seek out trusted advisors who can provide expert guidance through the complex process of a purchase. The decision to buy a property is often rather emotionally driven. Assessing the expected value development, setting up individual financing or evaluating purchase contracts are certainly tasks for experts.

In short – so what you should consider

All tips on the subject of home ownership and condominiums from the expert at a glance:

• Real estate prices in the Rhine-Main region will not fall again on a sustained basis
• Assess investment risk in the long term
• Construction interest rates slowly starting to rise
• Financing must be considered in the long term
• Do not do without expert knowledge

Buying in Frankfurt: Factoring in ancillary costs

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Frankfurt expect?

Rainer M. Ballwanz: In Hesse, the purchase of real estate is subject to 6% land transfer tax, notary fees for the notarization of the purchase contract and, if applicable, the creation of a land charge, as well as fees for the land registry. If one adds the brokerage costs of up to 3.57% of the purchase price, which are to be paid in half by the buyer, for existing properties, ancillary purchase costs of 10 – 12% can arise.

However, the price trend for residential real estate in Frankfurt should also be taken into account here, which has risen by around 8% on average over the past 10 years for existing apartments and by around 9.5% for new apartments. This means that with a similar price development forecast for the coming years, the relatively high ancillary costs of acquisition would be compensated for relatively quickly.

Costs in the purchase of real estate summarized

Incidental purchase costs in Frankfurt and the surrounding area at a glance:

• Real estate transfer tax –> 6
• Brokerage costs –> up to 3,57 %
• Notary fees

Total incidental purchase costs = 10 – 12 %.

Bedroom in the rental apartment Omniturm:

Buy and rent in Frankfurt: Tips

FIV: Frankfurt districts for real estate investment – we come still to real estates as capital investment in Frankfurt, for those, which want to buy and letting. If our*r Leser*in for the purchase, with following letting, decides: Which 2 districts or even satelites around Frankfurt, would you recommend to a buyer for their capital investment in Frankfurt? In your opinion as an expert, where do the most future opportunities lie?

Have clear goals as an investor – Tip 1

Answer: As in the stock market, this depends significantly on the investor’s profile. What does he want to achieve? Is he prepared to take a certain speculative risk with perhaps a higher increase in value, or does he prefer to “sleep soundly” and go for a lower increase in value with the highest possible value stability at the same time? What time horizon is the buyer planning for his investment?

Priority Safety: Investing Westend & Nordend – Tip 2

A large or metropolitan city like Frankfurt always develops from the inside out. Those who tend to seek security are excellently invested in the established locations close to the city center, such as the Westend or Nordend. The city center and the Ostend of Frankfurt have developed exceptionally positively in recent years and have the potential to remain quite exciting for capital investors in the future.

District of Frankfurt with potential: Offenbach – Tip 3

If you are a bit more of a visionary and have some time to spare, you should take a close look at Offenbach, which is separated from Frankfurt only by the Main River. We assume that Offenbach could be one of the biggest winners in the Rhine-Main region in the coming decades.

All tips at a glance:

• Have clear goals as an investor
• With safety a priority: investing in Westend & Nordend
• District of Frankfurt with future potential: Offenbach

These types of real estate have a future: new construction & apartments

FIV: In your opinion, what type of real estate has a future in Frankfurt, what should one invest in? Small, large, existing, new construction?

Real estate trend: micro apartments, student rooms & one-bedroom apartment

Answer: Investing in residential real estate will generally be a good decision in Frankfurt for the foreseeable future. Those who want to diversify their risk and are not looking for self-interest should perhaps rather buy two small apartments instead of one large apartment.

New construction, condominium or existing property?

New construction has the advantage that the buildings are built to the current state of the art and building regulations and one does not have to expect any subsequent investments in the first few years. If the location of the property is more important to you, you will find a broader offer in existing apartments. When investing in existing properties, however, we recommend checking in advance whether the legal requirements to be expected in the medium term with regard to energy efficiency upgrades will be feasible in principle.

Last but not least: Prices for condominiums in exclusive high-rise buildings have developed disproportionately well in Frankfurt and also represent an exciting sub-segment of the investment market for the future.

Selling real estate: Advisor for help

Finally, one more question: You had mentioned the typical mistakes buying a property. Many buy, but some also want to sell. As an experienced real estate agent in Frankfurt, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Frankfurt?

Answer: We recommend to the private seller of a property to take an expert advisor to the side, who understands the market/price mechanisms analytically and knows how to estimate the value of the property well-founded. Only in this way can the best possible price be realized in the time frame in which the seller would like to dispose of the proceeds.

Many thanks to Rainer M. Ballwanz for the interview!

Rent, buy, live in Gelsenkirchen

The real estate market in Frankfurt is large and for this reason it is important to find the best real estate agent for you. In our overview you will find the 10 best real estate agents from Frankfurt, who can make your dream of your property possible.

• Broker Frankfurt

First apartment? Step by step to capital investment

As soon as you move into your first own apartment, for most people it’s rent, rent, rent. Every month you go to work for many hours in order to spend most of it on the next rent due at the beginning of the month. It’s no wonder that many young people are considering buying a condominium as soon as possible.

• Buy first apartment

Rent, buy, live in Wuppertal

A good start in the real estate world is always the purchase of the first apartment. Daniel von Baum explains in his interview with FIV Magazine his experience with real estate in a good C-location. The yield here depends on the type of house or apartment. For example, micro-apartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Elberfeld, Vohwinkel and other districts such as Cronenberg and Uellendahl-Katernberg.

This is Wuppertal in Germany:

Wuppertal from close up:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your freshly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy: Return on investment through real estate

In our interview, you can find out everything about real estate and returns in Wuppertal. Should you buy a property in Wuppertal or is it more worthwhile to buy nearby, for example in Solingen and Hagen?

Real estate agent interview about real estate in Wuppertal

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Wuppertal but also tips for capital investments. We ask the questions, he provides the answers.

Daniel von Baum Immobilien: Interview Partner

FIV: Before we go into Wuppertal and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Daniel von Baum Immobilien. Could you briefly summarize for our readers what your agency does and what you specialize in?

Daniel von Baum: Dear readers, we specialize in the marketing of private real estate. In particular, single-family homes, duplexes and townhouses. And, of course, apartments, which are also increasingly being brokered to capital investors and not just owner-occupiers.

Favorite properties in the city

FIV: As an agent in Wuppertal, which properties do you personally prefer to broker?

Daniel von Baum: I prefer to broker special properties, because it’s simply something special. I currently have a carpenter on offer and am looking for a successor there. Tragically, the owner’s wife suddenly became a widow, and I was asked to help out through recommendations. I do that of course gladly and also completely unselfishly. If I find a buyer, then I am happy for the heirs or young family.

Old building in the center of Wuppertal:

Neighborhoods with a future: The Briller Viertel

FIV: Neighborhoods for Singles, Families & Co. – For those who do not yet live in Wuppertal and want to move to Wuppertal, which neighborhoods have a future? Where should you move to in Wuppertal if you want to live nicely?

Daniel von Baum: The Briller Viertel, which has the largest contiguous villa district in Germany, is definitely a classic. I, too, am lucky to work in such great locations. Young people prefer the Nordstadt or the Ölberg, also called the “Kreuzberg of Wuppertal”.

Development of the real estate market: rising rents

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Wuppertal developed in recent years and how will they develop in the future?

Daniel von Baum: Rents are also continuing to rise in Wuppertal. In contrast to Düsseldorf and Cologne, rents are still affordable, but they are on the rise.

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Wuppertal?

Daniel von Baum: Definitely buy! You should not miss the start of the purchase, otherwise the redemption period will be shorter and shorter and you will have to raise more equity. I have the feeling that Wuppertal still has room to maneuver in terms of square meter prices, even if you notice that interest rates have already risen.

Buying your first home: Mistakes & Safety

FIV: Anyone who rents in Wuppertal is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property for the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Daniel von Baum: It is certainly important that the monthly burden is not too high. Also one should read into the minutes of the owner meetings, since one is finally “married” with such then and if there is already dispute, then better not say “yes”.

Real estate transfer tax and incidental purchase costs

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Wuppertal expect?

Daniel von Baum: A very big issue at the moment is the property tax, which is being reformed. It will certainly not become cheaper with the reformation, which is why it can then also become much more expensive in good locations. How a building is heated or what energy standard it has is also important – of course. A good value to calculate the current burden (tax and ancillary costs) of a property is: 3 EUR/sqm.

Suspension railroad in Wuppertal:

Tips for All: Real Estate as an Investment

FIV: Wuppertal neighborhoods for real estate investment – Let’s move on to real estate as an investment in Wuppertal, for those who want to buy and rent. If our*r reader*in for the purchase, with subsequent letting, decides: Which 2 districts or satellites around Wuppertal would you recommend to a buyer for their capital investment in Wuppertal? In your opinion as an expert, where do the most future opportunities lie?

Daniel von Baum: In the meantime, some districts in Wuppertal have really become very expensive. You can hardly find anything for less than 20 times the annual net cold rent, and I suspect that prices will not continue to rise much further. Along the valley axis, there are cheaper properties here and there with corresponding returns. Furthermore, the Nordstadt is of course a good investment, as it is still very popular for living.

The best types of real estate: renovate factory building?

FIV: In your opinion, what type of real estate has a future in Wuppertal, what should one invest in? Small, large, existing, new construction?

Daniel von Baum: I would invest in the existing stock. There are great old factory buildings that can be converted and re-rented. There are also a lot of listed properties that want to be brought back up to today’s standards and re-rented. Unfortunately, another issue is problem properties where the owners can no longer be located. These properties fall into disrepair and the city’s hands are tied. I think such properties should be able to change owners more quickly so that they are restored to a good condition!

Experience selling in Wuppertal

FIV: Finally, one more question: You mentioned the typical mistakes when buying a property. Many buy, but some also want to sell. As an experienced broker in Wuppertal, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Wuppertal?

Daniel von Baum: Experience has taught me that the thorough processing of property-related data/information is essential for marketing success. It is better to take a little time with the thorough processing of the object than to start directly with the marketing!

Thanks to Daniel from Baum Immobilien for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Wuppertal

For the realization of their dream of the first home, whether you rent or buy, and how to achieve the maximum return in Wuppertal learn in our article about realtors in Wuppertal.

• Real estate agent in Wuppertal

Rent, buy, live in Freiburg

A good start in the real estate world is always the purchase of the first apartment. Pierre Bruns of Brumani Immobilien explains in his interview with FIV Magazine his experience with properties in a good C-location. The return on investment here depends on the type of house or apartment. For example, micro-apartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Betzenhausen, Ebnet and other districts such as Haslach and Günterstal.

Here is Freiburg in Germany:

Freiburg seen from close up:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your freshly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buying: Return on the property

In our interview, you will learn everything about real estate and returns in Freiburg. Should you buy a property in Freiburg or is it more worthwhile to buy nearby, for example in Denzlingen or Kirchzarten? Or you may find what you are looking for in another city in Baden-Württemberg.

Real estate agent interview about real estate in Freiburg

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Freiburg but also tips for capital investments. We ask the questions, he provides the answers.

Brumani Real Estate: Interview Partner

FIV: Before we talk about Freiburg im Breisgau and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Brumani Immobilien. Could you briefly summarize for our readers what your agency does and what you specialize in?

Pierre Bruns: The company was founded in 2017 by Pierre Bruns and Joachim Niehaus. Thanks to the entrepreneurial experience of Joachim Niehaus and the sales and marketing experience of Pierre Brun, the two founders were able to complement each other well. This is how the vision to change the real estate market in Freiburg was born. We work for this with a unique and innovative concept.

Our mission is to help property owners sell their property and achieve the best possible result for him. At the same time, we are always looking to find the ideal buyer for the seller, who brings the maximum appreciation for the property and is a perfect match for the property. Through this concept, we have already made many buyers happy and even more sellers.

Favorite properties: apartment & generation house

FIV: As a real estate agent in Freiburg im Breisgau, which properties do you personally prefer to broker?

Pierre Bruns: Preferably all of them! From large multi-generation houses to cozy 1-room apartments. As a real estate agent, it is simply the nicest thing to look into two happy faces at the notary appointment. Of course, demand is particularly high for upscale properties, especially in the popular districts of Freiburg, such as Herdern or Wiehre, and it is always nice to see how prospective buyers fall in love with the property and can’t get out of their amazement. Which makes the rejections all the more difficult for us.

But even our smaller objects have their own charm, so that in the end the new owners are happy with their purchase.

The team of Brumani Real Estate:

Neighborhoods with a future in Freiburg: Littenweiler & Wiehre

FIV: Neighborhoods for Singles, Families & Co. – For those who do not yet live in Freiburg im Breisgau and want to move to Freiburg im Breisgau, which neighborhoods have a future? Where should you move to in Freiburg im Breisgau if you want to live nicely?

Pierre Bruns: Freiburg has a lot to offer and no matter which of the 28 districts someone moves to, it is always beautiful! We are also noticing that more and more people want to combine city life with proximity to nature.

Every district of Freiburg is special and unique.

Even if you know them all and have lived here for a long time, it’s hard to make a decision. Littenweiler, Wiehre, Zähringen and Herdern are of course in vogue with families. The fact that these districts have quasi direct access to nature is very attractive. For students and singles, the districts of Altstadt, Oberau, Stühlingen or Betzenhausen can be interesting. There is definitely something going on here day and night. A small tip for the future is the district Brühl at the old customs hall.

There has been a very great development here in recent years with many new buildings. This could become a new place-to-be in the future. Of course, this is also a matter of taste. As real estate agents in Freiburg, we are sure that the districts that are particularly in demand in Freiburg will remain in demand in the future.

On our website brumani.de we have also created a small subpage for each district, where everyone can get detailed information about the respective district.

Development of the real estate market: rising purchase prices

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Freiburg im Breisgau developed in recent years and how will they develop in the future?

Pierre Bruns: It is probably no secret that purchase and rental prices in Freiburg have risen rapidly. The market value development over the last ten years in Freiburg is between +96.1% and 108%. Forecasts predict that there will be a small dip next year. By the end of 2023, market values will be back at current real estate prices. Which forecast will ultimately come to pass remains to be seen; no one can look into the future.

Regarding rents. Due to the constantly rising purchase prices, it is also no wonder that rents are increasing. In 2017, the average price per square meter for a 40m² apartment was €14.20. In 2019, the average rental price in Freiburg was then already at 15.40€. We assume that rents will continue to rise in the future. Please visit our website to learn more about the price developments in the individual districts of Freiburg.

Buying or renting real estate: Risks with the loan

FIV: In Germany, people rent more than they buy. What would you recommend to a young couple or even a single person, renting or buying in Freiburg im Breisgau?

Pierre Bruns: With current interest rates, it is of course very lucrative to buy a condominium. Provided the property is in good condition and is bought at a fair market price. If you are considering buying an apartment or even a house in Freiburg, you should basically consider how much equity you bring with you and what risks you are taking on with a real estate loan.

In addition, you should definitely prepare a profit and loss account. This way you will definitely make sure that the purchased property does not only cause expenses. A real estate purchase is always a very individual and should be very well thought out.

The first home of one’s own in Freiburg: Opportunities for financing

FIV: Anyone who rents in Freiburg im Breisgau is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property for the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Pierre Bruns: You raise an important point there! The long-term burden of a real estate loan should not be underestimated. Especially with the first condominium, it is important to contact several financial advisors and to look closely at the current interest rates. Another typical mistake made by first-time buyers is not informing themselves extensively about the location and the living experience of the purchased property.

In any case, look at several different properties. Find out about the location, transport connections, public facilities and the quality of life in the respective region. Although Freiburg is a very green and lively city, each district has its own charm. Perhaps you would prefer to get out of the city life and move to one of the communities bordering Freiburg.

Incidental purchase costs and land transfer tax

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Freiburg im Breisgau expect?

Pierre Bruns: When selling real estate in Freiburg, which is part of the state of Baden-Württemberg, a real estate transfer tax of 5% must be paid by the buyer. In addition, there are the notary fees and the broker’s commission. Since the end of 2020, both buyer and seller bear the brokerage costs equally. If the real estate agent and the owner consequently agree on a commission of 3 percent, the agent may also demand up to 3 percent from the buyer.

The costs for the notary and the land registry are borne by the buyer alone, which is about 1.5% of the purchase price. In total, the buyer can add another 10% to the purchase price when buying a property.

The purchase costs at a glance:

• Real estate transfer tax: 5%
• Brokerage costs 50/50
• Notary & land registry fees: 1.5%

Freiburg’s cemetery:

Tips for investors in Freiburg im Breisgau

FIV: Freiburg im Breisgau neighborhoods for real estate investment – Let’s move on to real estate as an investment in Freiburg im Breisgau, for those who want to buy and rent. If our*r Leser*in decides for the purchase, with following letting: Which 2 districts or satellites around Freiburg im Breisgau would you recommend to a buyer for their capital investment in Freiburg im Breisgau? In your opinion as an expert, where do the most future opportunities lie?

Pierre Bruns: Freiburg is currently a paradise for investors, because constant rental income is very secure here. The vacancy rate is 0.4 percent and the city of Freiburg is actively combating misuse and vacancies, because demand is high! We firmly believe that real estate investors will have no problem finding a suitable tenant in all of Freiburg’s districts in the future.

The Brühl district could be particularly interesting for the future.

As mentioned earlier, the infrastructure in Brühl is being expanded further and further and many new construction projects are being built. In February 2019, 60 percent of Freiburg residents voted in a referendum for the construction of the new Dietenbach district. Here, living space
for 16,000 people will be built, which naturally offers a lot of potential for real estate investors. The new district is located in the west of Freiburg, adjacent to the Rieselfeld district.

Types of real estate with a future – new buildings as capital investment

FIV: In your opinion, what type of real estate has a future in Freiburg im Breisgau, what should one invest in? Small, large, existing, new construction?

Pierre Bruns: There is no standard formula for this, because there are always several factors that play a role in a real estate investment. Ultimately, it always depends on one’s own purchasing power and the interests that a real estate investor brings with him. Both small and large properties can be interesting for investors. Due to Freiburg’s reputation as a student city, smaller properties will always be in high demand.

However, the larger properties are very popular with families. Pay close attention to the condition of the object in the case of existing properties. The big advantage is the lower purchase price compared to newly built properties. Usually there are already tenants in the property, so the rental income is already ongoing. New buildings are interesting for capital investments, because you can deduct a part of the acquisition, production and maintenance costs for the purchased property from your taxes.

This is not the only reason why new buildings are very popular with investors; they usually retain their value very well and are equipped with modern facilities. However, the price and location are also decisive here. It is no secret that the location of a property is a central factor in any purchase.

Sell house or apartment in Freiburg im Breisgau

FIV: Finally, one more question. You had mentioned the typical mistakes buying a property. Many buy, but some also want to sell. As an experienced real estate agent in Freiburg im Breisgau, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Freiburg im Breisgau?

Pierre Bruns: To provide sellers with the best possible support when selling their property, we have compiled guides and checklists for a successful property sale. By these private owners receive detailed pieces of advice and practical Tipps. The councellors and check lists can download themselves everyone free of charge on our web page brumani.de.

Thanks to Brumani Real Estate for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Freiburg

For the realization of their dream of the first home, whether you rent or buy, and how to achieve the maximum return in Freiburg learn in our article about realtors in Freiburg.

• Real estate agent in Freiburg

Rent, buy, live in Oldenburg

A good start in the real estate world is always the purchase of the first apartment. Ingo Eden of Eden-Ehbrecht Immobilien explains in his interview with FIV Magazine his experiences with real estate in a good D-location. The return on investment here depends on the type of house or apartment. For example, microapartments have different exploitation possibilities than single-family homes. The meso location is also decisive in pricing, whether in Eversten, Thomasburg and other districts such as Haarentor and Wechloy.

This is Oldenburg in Germany:

Oldenburg again from close up:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your newly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy: Return on investment through real estate

In our interview, you can find out everything about real estate and returns in Freiburg. Should you buy a property in Oldenburg or is it more worthwhile to buy nearby, for example in Rastede or Wardenburg? Or you can find a property in another city in Lower Saxony.

Real estate agent interview about real estate in Oldenburg

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Oldenburg but also tips for capital investments. We ask the questions, he provides the answers.

Eden-Ehbrecht Immobilien: Interview Partner

FIV: Before we talk about Oldenburg and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Eden-Ehbrecht Immobilien. Could you briefly summarize for our readers what your agency does and what you specialize in?

Ingo Eden: When we founded our real estate agency in 1999, we started with the slogan “Oldenburg’s new first address for real estate”. In the meantime we stand for nearly 23 years for trustful and reliable service approximately around the sales and the letting of high-quality living real estates and trade real estates in Oldenburg and environment.

Our customers and partners entrust us with high assets. Naturally, a high standard of service is particularly important to us. Confidentiality, reliability and intensive and personal communication are therefore the basis for a long-term and successful cooperation.

We are happy to be measured against this maxim every day.

Our claim is now underlined by the numerous awards and customer reviews we have received over the years. Most recently, Eden-Ehbrecht Immobilien was awarded the IDA Award 2022 for the second time. The Real Estate Service Provider Award is presented annually as an industry award by a jury of experts from BVFI, the Federal Association for the Real Estate Industry, together with the German Real Estate Fair.

Special attention is paid to reliability, service, appealing and versatile offer, trustworthiness, accessibility, communication and transparency of processes. Already in 2017, we received the coveted award and were even named one of the top 50 real estate agents in Germany in this context!

In addition to the industry awards, we are also particularly proud of our now 500 customer reviews with an average of 4.6 out of 5 stars, which confirm and motivate us every day in what we do.

The best real estate in Oldenburg

FIV: As a real estate agent in Oldenburg, which properties do you personally prefer to broker?

Ingo Eden: Of course, it is a special honor and pleasure for us when we are entrusted with so-called lighthouse projects or projects that shape neighborhoods for marketing. Such properties are always an exciting challenge, as they are often complex in structure and very long-term in marketing. It takes a lot of know-how, experience and stamina, things that we have proven to have after all this time.

The DREI HÖFE, for example, are one of these special projects that set new standards and will develop their appeal far beyond the city limits of Oldenburg. The Drei Höfe are being realized by four renowned companies that have already been responsible for a large number of projects in and around Oldenburg.

The trend-setting mixed concept combines hotel, gastronomy, retail, urban living and working on a total of 9,500 m² on five floors and a high level.

Eden-Ehbrecht Immobilien has successfuly marketed a large number of such projects in the past. This proves to us again and again that we can always prevail over other market participants with personality, expertise, reliability and many years of experience!

The Eden-Ehbrecht Real Estate Team:

Neighborhoods with a future: leisure and families

FIV: Neighborhoods for Singles, Families & Co. – For those who do not yet live in Oldenburg and want to move to Oldenburg, which neighborhoods have a future? Where should you move to in Oldenburg if you want to live nicely?

Ingo Eden: Which district is the right one is, of course, a very individual decision. For singles and couples, the area around the Old City Harbor could be interesting. In recent years, an attractive neighborhood close to the city center has developed there in a prime waterfront location. Modern architecture, a good infrastructure paired with the proximity to various restaurants, cinemas, theaters, museums and the offers of the city are certainly very exciting for younger new Oldenburger.

Families who are looking for a house with a garden naturally have other requirements. Proximity to nature, schools and the like are more important here. They often opt for the outskirts of the city. Here, the development area on the former air base site is a possibility if you are still looking for land for a new building.

People like to live closer to the city center in Bloherfelde or Eversten.

Here, however, it is currently rather multi-family houses that are being built by densification of the older structure. It will be difficult or expensive to get hold of a plot of land for a new single-family house. If you are looking for the typical Oldenburg doghouse, you will of course be happy to look for opportunities in the Dobbenviertel or the Gerichtsviertel.

In general, however, the demand in Oldenburg has been so high in all areas for years that one has to be quite patient to find or build the house of one’s dreams.

Development of the market: rising rents

FIV: Rents are a big topic, all over Germany. How has the real estate market and rental prices in Oldenburg developed in recent years and how will they develop in the future?

Ingo Eden: Demand for rental apartments in Oldenburg has been above average for years. Oldenburg is one of the few cities of its size that has grown continuously and will continue to do so for some years to come. Despite high construction activity, especially in the smaller residential segment, supply is lower than it has been for a long time. This is likely to remain the case for some years to come.

The effects of the pandemic have certainly eased the situation somewhat. Nevertheless, you should start looking early enough to find something suitable.

In terms of prices, the trend means that rents are rising steadily in both existing and new buildings. Particularly in preferred locations and in the new-build segment, we have now definitely reached big-city level in Oldenburg.

Recommendations in Oldenburg: long-term orientation

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Oldenburg?

Answer: Since the situation in Oldenburg, as described above, is currently not quite easy and prices are relatively high, this is certainly a question of long-term orientation. If you plan to find your new home in Oldenburg, a purchase can of course make sense. For a limited time, renting certainly makes sense. If you are new to Oldenburg and don’t know your way around yet, we like to advise you to first look for a rental apartment, get to know Oldenburg and the various districts, and then get a picture of the city on the spot.

This certainly also facilitates the search, as one can then react to offers accordingly at short notice. The dream properties at reasonable prices are rare and accordingly quickly allocated.

The first home: mistakes in the purchase

FIV: Anyone who rents in Oldenburg is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is at least tied to the property for the long term by the loan or financing. What are typical first-time buyer mistakes from your experience as a real estate agent and how can you avoid them?

Ingo Eden: A typical first-time buyer mistake would of course be to purchase property without the support of a professional, such as an experienced real estate agent. The assessment of a property, whether new or existing, is relatively extensive and complex. If you do not know exactly what you should pay attention to, you can of course quickly make decisions that you may later regret or pay dearly. Especially in a tight market like Oldenburg, where quick decision-making is often the key to being able to buy a property at all.

As the saying goes, he who commits himself for eternity will be tested.

You should consult a specialist and not let the seller put you under pressure. Only when you are sure that the location, condition and price match your expectations should you make a decision. If any of this is still unclear, perhaps it was not yet the right object.

Incidental purchase costs and land transfer tax

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Oldenburg expect?

Ingo Eden: The standard items here are, on the one hand, of course the land transfer tax, with currently 5% of the purchase price in Lower Saxony. Then approx. 1.5 – 2% for the notary and all necessary formalities must be calculated in. Depending on whether you buy the property through a real estate agent, you usually have to calculate up to 5.95% commission. According to the new legal situation, the seller and the buyer share the commission half each in the case of real estate for own use.

An overview of ancillary purchase costs:

• Real estate transfer tax: 5%
• Notary & land registry costs: 1.5-2%.
• Brokerage commission 50/50: 5.95%

Oldenburg from the bird’s eye view:

Real estate in Oldenburg as an investment

FIV: Oldenburg neighborhoods for real estate investment – Let’s move on to real estate as an investment in Oldenburg, for those who want to buy and rent. If our*r reader*in decides for the purchase, with following letting: Which 2 districts or satellites around Oldenburg would you recommend to a buyer for their capital investment in Oldenburg? In your opinion as an expert, where do the most future opportunities lie?

Ingo Eden: First of all, you would have to talk about whether it should be a residential property, commercial property or mixed property for investment. Since Eden-Ehbrecht Immobilien is now definitely one of, if not the largest commercial broker in Oldenburg, there is definitely a lot of potential here for experienced investors.

The very high demand for properties of all kinds certainly does not make it easy for new investors to enter the market in Oldenburg at the moment. Project developers are currently prepared to pay above-average prices per square meter. There is a lot of competition with other investors. Experience, speed and liquidity are often the decisive factors here.

Interesting places for investments: security and sustainability

In principle, you can certainly say that any options within the beltway are very interesting and certainly sustainable in the long term. But you certainly can’t go wrong in any urban area with a good, established infrastructure at the moment. New buildings with reasonable amenities and a price level in line with the market are currently not vacant for long in any urban area.

Interesting satellites have certainly always been Bad Zwischenahn and Rastede. But also the areas between the satellites and the urban area have become very interesting in the meantime.

What is certainly important in the long term is above all sensible financing, control of construction costs and price expectations in marketing. If an owner is dependent on having to rent out his property at very high prices per square meter for over 30 years, this can become problematic at some point in the face of demographic change and declining demand.

The best types of real estate in the city

FIV: In your opinion, what type of real estate has a future in Oldenburg, what should one invest in? Small, large, existing, new construction?

Ingo Eden: The most popular form of investment at the moment is certainly the new multi-family house. 4-family, 6-family, 8-family, 12-family, depending on the property and the available liquidity. Especially the densified properties in popular urban areas are certainly attractive in the long term. With possible proximity to university, police academy or even clinics, smaller residential units are probably the right choice.

In structurally more mixed areas, a reasonable mix of smaller, medium and larger units will ensure long-term rentability. If you’re lucky, you can certainly buy an existing property with several parties in areas close to the city center, such as the Dobbenviertel or Gerichtsviertel. In the recent past, however, these have tended to be lucky cases.

The market for commercial real estate is certainly even more specialized. The opportunities to invest here are mainly used by expanding companies or strong project developers.

Living room of an apartment in Oldenburg:

Tips for selling real estate: expertise & experience

FIV: Finally, one more question: You had mentioned the typical mistakes buying a property. Many buy, but some also want to sell. As an experienced real estate agent in Oldenburg, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Oldenburg?

Ingo Eden: The first and best step would of course be to call or email Eden-Ehbrecht Immobilien. We have the expertise and experience to accompany the entire process from the first to the last step and to lead it to success together. As a seller, you certainly don’t do anything wrong, but everything right.

But seriously. If you want to sell a property in Oldenburg, we would recommend doing it together with a “professional” such as a real estate agent like us. Assessing the condition, market value and chances of selling are a bouquet of challenges that you don’t necessarily get right the first time. This is where experience will make a significant contribution to success.

Many owners think, if you carry out a free real estate evaluation on the Internet at one of the popular portals “evenly”, that they are then already well positioned. Here often only data are queried, in order to sell these then further to a broker. These companies act first of all in their own interest.

With real estate agent to successful sale

So recommendation would be to find out who are the best local real estate agents that can help you sell. After all, they still know the market the best. Look for customer reviews, experience, references as well as prompt communication once you have made contact. Invite a selection of 1, 2 or a maximum of three agents to meet them in person and show the property.

You will then usually receive appropriate estimates and valuations for the sale of the property. When making the comparison, it is especially important not to go by who gives them the highest selling price. That would be too easy.

In a hotly contested market like Oldenburg, some sellers like to use this method to get orders quickly. Because owners would naturally like to sell at the best possible price. But if the stated selling price is 20-30 percent above market value, disappointment quickly follows, with a reduction in the selling price.

Cooperation in the sale: important documents

Above all, sellers should listen to their gut feeling as to who they could imagine working with, regardless of the final price. The sale requires quite intensive assistance in terms of documents, appointments and so on. Above all, the “chemistry” should be right.

Some sellers use the information of the brokers, in order to sell the real estate then nevertheless themselves, because you shun perhaps the meanwhile half commission. That must know then everyone itself.

As one of the most and best rated real estate agents in Oldenburg, with over 20 years of experience and countless references in all areas, we are of course convinced that it definitely makes sense to sell a property with a professional at your side. The result will usually always be better than if you try it alone.

Thanks to Eden-Ehbrecht Immobilien for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Oldenburg

For the realization of their dream of the first home, whether you rent or buy, and how to achieve the maximum return in Oldenburg learn in our article about realtors in Oldenburg.

• Real estate agent in Oldenburg

Leasehold: What is it actually?

Leasehold, also called hereditary building right, means that the right of ownership and the right of use are permanently separated. When you build on a leasehold land, you do not buy the land, you lease it from the owner for a certain, contractually agreed time. Thus, there are two parties, the ground lease grantor (1st person) and the ground lease taker (2nd person).

The grantor of the ground lease grants the holder of the ground lease a plot of land for development. The former receives a ground rent in return.

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

Advantages and disadvantages of ground lease: costs and purchase price

Here we have listed all the advantages and disadvantages of leasehold.

Advantages of ground lease

A leaseholder only builds or buys the property on the leasehold land. This lowers the purchase price, because you don’t have to pay anything for the land.

• Leasehold reduces purchase price

Disadvantage of ground lease

As a leaseholder, you always have to pay a ground rent, which results in additional costs. In addition, the mortgage lending value of the property at the bank decreases, because due to the fehelenden land value and the ground rent, the hereditary building lease has a negative effect on the determination of the mortgage lending value.

• Permanent payment of the ground rent
• Mortgage lending value of the property decreases at the bank

Tips for capital investors: Tax deductions

As an investor, you cannot pass on the ground rent to the tenant, which increases the monthly charges. On the other hand, the costs are tax-deductible. Since the financing of ground leases is complex, we have briefly summarized here what you should pay attention to when buying:

• Residual term at least 30 years
• Purchase price plus imaginary land share min. 30% cheaper than in the market

The next step: social binding and post-binding

Before looking for your first condominium, you should know everything about social commitment in housing. Here you will learn all the pros and cons and what you need to know about everything from low-interest loans by public authorities for social housing, to obligations, to the post-commitment period.

Rent, buy, live in Frankfurt

A good start in the real estate world is always buying your first apartment. Lydia Ishikawa explains in her interview with us her experience with real estate in a good A-location. The yield here depends on the type of house or apartment. For example, microapartments have different exploitation possibilities than single-family homes. The meso location is also decisive for pricing, whether in Hausen, Bockenheim and other districts such as the Gutleutviertel or Eschersheim.

Here Frankfurt is located in Germany:

Frankfurt up close:

Rent: Contract & Settlement

After the successful purchase of the property and the execution of the purchase contract, you naturally want to furnish your newly acquired property according to your individual needs. From the living room furnishings, to the garden design, nothing stands in their way of your creative imagination.

Buy: Return on investment through real estate

In our interview, you will learn everything about real estate and returns in Frankfurt. Should you buy a property in Frankfurt or is it more worthwhile to buy nearby, for example in Offenbach or Wiesbaden?

Real estate agent interview about real estate in Frankfurt

The first condominium or real estate as an investment? In this interview you will learn the most important tips & tricks. Buy, rent, live in Frankfurt but also tips for capital investments. We ask the questions, she provides the answers.

Lydia Ishikawa Real Estate: Interview Partner

FIV: Before we talk about Frankfurt and its real estate market and your recommendations for tenants and buyers, we would like to know a little more about your agency Lydia Ishikawa Immobilien. Could you briefly summarize for our readers what your agency does and what you specialize in?

Lydia Ishikawa: As an owner-managed company, we have been active in the Frankfurt real estate market for 30 years. Our main focus is the marketing of high-quality residential and commercial real estate, including both rentals and sales. Our international, well-trained and very experienced team is at our clients’ disposal with full commitment.

Favorite real estate: old building or new construction

FIV: As a broker in Frankfurt, which properties do you personally prefer to broker?

Lydia Ishikawa: We actually broker any property, but we are fortunate in that I can select the right employee depending on the type of property. So among us there are lovers of old buildings, Bauhaus lovers, lovers of new buildings. I personally love the 50s and 60s buildings.

The Lydia Ishikawa Real Estate Team:

Neighborhoods with a future: Lerchesberg & Nordend

FIV: Neighborhoods for Singles, Families & Co.: For those who don’t live in Frankfurt yet and want to move to Frankfurt, which neighborhoods have a future? Where should you move to in Frankfurt if you want to live nicely?

Lydia Ishikawa: My favorite part of town is Sachsenhausen. Sitting outside in the evening on Schweizer Straße in one of the many restaurants is like a day’s vacation. In Sachsenhausen-North there are beautiful old-style buildings, Sachsenhausen-South is known for its single-family houses and Lerchesberg for its villas.

For young people the Nordend is a good address

Here, within walking distance of the city center, there are not only numerous well-maintained apartments in old buildings, but also many restaurants and shopping opportunities. If you want to live a little outside, then the Riedberg is a good place. Many families have settled here.

Real estate market development: policies and supports

FIV: Rents are a big topic, all over Germany. How have the real estate market and rents in Frankfurt developed in recent years, and how will they develop in the future?

Lydia Ishikawa: In Frankfurt, there is a lack of housing for low-income earners. Here, the policy of privatizing social housing is still making itself felt. The rental prices for new apartments show an upward trend, because here the rent index does not apply.

FIV: In Germany, more people rent than buy. What would you recommend to a young couple or even a single person, renting or buying in Frankfurt?

Lydia Ishikawa: With interest rates still low, I would recommend young people to buy. Here I would also like to see more help from the state for young families.

First home through credit & financing

FIV: Anyone who rents in Frankfurt is relatively flexible and can move if necessary. Anyone who buys a property, whether a home or a condominium, is tied to the property for the long term at least by the loan or the financing. What are typical first-time buyer mistakes from your experience as a real estate agent, and how can you avoid them?

Lydia Ishikawa: Often the loan installment is lower than the rent would have been, depending on how high the equity portion was. In this case, you can invest in real estate with peace of mind, because if you relocate, you could rent out that apartment and use the income to pay off the loan. When buying, however, one should make sure that the apartment is also rentable. For example, a 100-square-meter two-room apartment that was ideal for owner-occupancy will be far more difficult to rent out than one that is only 60 square meters.

An apartment in downtown Frankfurt:

Incidental purchase costs and land transfer tax

FIV: The purchase price of a property is one thing, but what ancillary costs and taxes must buyers in Frankfurt expect?

Lydia Ishikawa: Incidental costs in Frankfurt, and actually in Germany in general, are very high. The biggest item is the land transfer tax of 6 percent in Hesse, followed by brokerage costs of 3.57 percent and notary and transcription costs of 1.5 percent.

• Real estate transfer tax: 6%
• Brokerage costs: 3.57%
• Notary & transcription costs: 1.5%

Real estate as an investment: What has a future?

FIV: Frankfurt’s districts for real estate investment – we come still to real estates as capital investment in Frankfurt, for those, which want to buy and letting. If our*r Leser*in for the purchase with following letting, decides: Which two districts or satellites around Frankfurt would you recommend to a buyer for their capital investment in Frankfurt? In your opinion as an expert, where do the most future opportunities lie?

Lydia Ishikawa: I would recommend Sachsenhausen, Nordend, Westend, Riedberg and the Europaviertel.

FIV: In your opinion, what type of real estate has a future in Frankfurt, what should one invest in? Small, large, existing, new construction?

Lydia Ishikawa: With the existing property, I know what I’m getting, and the numerous defects that have to be worked out in new buildings have already been taken care of. In addition, prices for new-build apartments are already very high at the moment. Two- and three-room apartments for singles and dinks, i.e. couples with “double income, no kids,” are interesting here, but also single-family homes for young families.

The best districts for capital investment:

• Sachsenhausen
• North End
• Westend
• Riedberg
• European Quarter

Experience in the sale in Frankfurt

FIV: Finally, one more question: You mentioned the typical mistakes when buying a property. Many buy, but some also want to sell. As an experienced broker in Frankfurt, what tips can you give to those who are selling a property for the first time? What are the first steps and how do you successfuly sell a property in Frankfurt?

Lydia Ishikawa: The first step is realistic pricing. You should rely on the judgment and experience of experts. They are close to the market and can judge it best. When selling real estate, I also recommend choosing an experienced, trustworthy broker who specializes in the type of real estate your property is selling, and then staying in close contact with this expert.

FIV: Thanks to Lydia Ishikawa Real Estate for the interview!

Buying your first apartment: Owner occupation or capital investment

You want to realize the dream of the first own property, but do not know where to start? Learn everything about the first home and the most important steps in our article.

• Buy first apartment

Rent, buy, live in Frankfurt

For the realization of their dream of the first home, whether you rent with or buy, and how to achieve the maximum return in Frankfurt, you will learn in our article about realtors in Frankfurt.

• Real estate agent in Frankfurt