Selling an Inherited Property in Berlin
The sale of an inherited flat or house comes at a time when no one feels like dealing with authorities, deadlines, and co-heirs. That is precisely why we take over the structuring: What needs to happen first, what can wait, who needs to consent – and what the property is really worth. Calmly, neutrally, and with a clear timetable.
Reihenfolge
What You Should Do in the First Few Weeks
- 1
Submit the will to the probate court (Nachlassgericht)
Anyone who finds a will must immediately submit it to the probate court (Amtsgericht Schöneberg for Berlin). Without a will, the legal order of succession applies.
- 2
Check the Renunciation Period
Six weeks from knowledge of the inheritance. If the property is heavily encumbered or in need of renovation, it's worth checking the land register (Grundbuch) and loan documents before the deadline expires.
- 3
Obtain a certificate of inheritance (Erbschein) or a notarised will.
For the rectification of the land register, the Land Registry Office (Grundbuchamt) requires either a certificate of inheritance (Erbschein) or a notarised will with a certificate of probate. A holographic will is not sufficient.
- 4
Have the land register rectified.
Within two years of the inheritance, the transfer to the heirs is free of charge. We prepare and submit the application.
- 5
Manage ongoing costs.
Service charges (Hausgeld), property tax (Grundsteuer), insurance, loan instalments, and energy costs continue. Clarify with the bank whether instalments can be suspended, and report the inheritance to the property management.
- 6
Report inheritance tax.
The acquisition must be reported to the tax office (Finanzamt) within three months. Exemptions: €500,000 for spouses, €400,000 per child, €200,000 per grandchild.
- 7
Determine a neutral market value.
Before anyone talks about keeping or selling, the community of heirs (Erbengemeinschaft) needs a figure that everyone trusts. We provide this valuation free of charge and disclose its derivation.
Community of heirs: capable of acting only jointly.
Multiple heirs automatically form a community of heirs. It can only sell unanimously – every co-heir must sign the purchase agreement before a notary or grant a notarised power of attorney. While an individual heir can dispose of their share of the inheritance as a whole, they cannot dispose of their share in the apartment. Anyone who blocks the process can ultimately only be compelled through a partition auction (Teilungsversteigerung) – with significant loss of value for all.
Keep, rent out, or sell?
Whether keeping it is worthwhile depends on the condition, location, rent level, and whether one heir can buy out the others. We objectively calculate the three options: achievable sales price, realistic net rent according to the Berlin rent index (Berliner Mietspiegel), and the payout sum if taken over by an heir. Often, this comparison alone resolves disputes.
Taxes: Speculation period and exemption.
The ten-year speculation period does not begin with the inheritance but continues from the purchase by the deceased – often it has long since expired. For inheritance tax, the family home can remain tax-free if the spouse or children move in themselves immediately and stay for ten years. A sale within this period retrospectively cancels the exemption – this should be clarified with a tax advisor before making a decision.
Inherited property that is let.
The tenancy agreement transfers to the heirs unchanged. A let apartment is then sold – with a different buyer group and usually at a lower price than if it were vacant. We check whether an amicable solution with the tenant or a sale to an investor is economically more favourable.
Unsere Rolle
What we do for heirs.
You don't have to travel to Berlin, call five authorities, or conduct viewings yourself.
Neutral valuation for all co-heirs.
A market value with disclosed derivation, sent simultaneously to all parties involved. The common numerical basis, which can no longer be disputed.
Coordination of the community of heirs.
We keep all heirs equally informed – including those living abroad – and organise notarised powers of attorney, so not everyone has to travel to the notary.
Obtain documents.
Land register extract, declaration of division (Teilungserklärung), energy performance certificate (Energieausweis), minutes of owners' meetings (WEG-Protokolle), economic plans, building plans. We request whatever is missing.
Clearance and household dissolution.
We arrange vetted clearance companies, coordinate appointments, and document the condition. You send us the keys by post.
Discreet or open marketing.
Depending on the property, we either specifically approach registered buyers or advertise widely. We conduct viewings without you.
Support until distribution of proceeds.
Notary contract, payment due date, handover. The proceeds are paid directly from the notary's escrow account (Notaranderkonto) proportionally to the heirs – without detours.
Vermeiden
Typical mistakes when selling an inherited property.
Planning a sale without a rectified land register.
The purchase agreement can be prepared, but without proof of inheritance, the transfer of ownership will be delayed by months. Certificate of inheritance (Erbschein) first.
Estimating the value based on gut feeling or the old purchase price.
Berlin prices have multiplied over twenty years – or corrected in individual areas since 2022. Only a current market value counts.
Forfeiting the family home exemption.
Anyone who moves in as a child and then sells after two years will have to pay the inheritance tax retrospectively. Decide first, then move in.
Clearing out too early
Documents, building plans and modernisation receipts often end up in the skip. We help you review them before anything is cleared out.
Frequently asked questions
For Heirs & Communities of Heirs (Erbengemeinschaften)
A figure all heirs can trust.
Please tell us briefly about the property in question. We will get in touch personally to discuss the next steps – without pressure.