Selling your property later in life: House or apartment in Berlin
The house where the children grew up is a different house at 72: three floors of stairs, 800 square metres of garden, a roof due in five years. Selling doesn't mean giving up – it means transforming tied-up assets into freedom, security, and the right home. This page honestly compares the options.
Reihenfolge
How to approach it
- 1
Clarify what you really want.
Stay in the Kiez? Close to the children? Barrier-free with a lift? Rent or buy again? The answer determines the timeline and strategy.
- 2
Obtain a market valuation
For houses with large plots, there is often more value in the land than expected – property developers pay for the potential to subdivide. We value the house and land separately and explain the reasoning.
- 3
Work through the four options
Sell and rent, Sell and buy smaller, Sale with right of residence/life annuity, Transfer to children. Each has different liquidity, security, and tax implications.
- 4
Involve family – but make your own decision
Children often have expectations for the family home. An open discussion with figures prevents later disappointments. You make the decision.
- 5
First the new apartment, then the sale
Or both in parallel with coordinated appointments. We arrange a handover with the buyer that suits your move – even six months after the notary appointment.
- 6
Plan your move and decluttering
A household built up over forty years cannot be cleared in two weeks. We connect you with removal companies offering senior services and decluttering with credit for items of value.
Sell and rent
The simplest way: Sell the house at market value, rent a barrier-free apartment. With the proceeds of 700.000 € from a Berlin detached house, you can finance 30 years' rent for a nice two-room apartment and still have a reserve. No maintenance risk, no land tax, no roof issues. Disadvantage: Rent increases and dependence on the landlord – a real issue in Berlin. A long-term tenancy agreement or a cooperative apartment mitigates this.
Sell and buy smaller
Invest proceeds in a barrier-free owner-occupied apartment with a lift, keep the rest as a reserve. Land transfer tax (6 % in Berlin), notary and land register (Grundbuch) costs for a new purchase are about 8 % – so 32.000 € for a 400.000 € purchase. In return, you retain property that can be inherited. The apartment should genuinely be suitable for older age: lift, no thresholds, walk-in shower, local amenities within walking distance.
Sale with right of residence or life annuity
You sell, but continue to live there for life. The buyer pays a reduced price (a discount for the right of residence, depending on age 20–40 %) – either as a one-off payment or a monthly annuity. That sounds convenient, but it has drawbacks: The price is significantly lower, the pool of potential buyers is small, and you remain in a house that isn't built for your older age. It can be suitable for people who absolutely want to stay and need liquidity. We will calculate it honestly for you.
Transfer to children
Gift with usufruct or sale to a child at a reduced price. Advantage: utilise tax-free allowances (€400,000 per child, renewed every ten years), avoid inheritance disputes. Disadvantage: You give up control and tie up assets that you might need for care. The Social Welfare Office (Sozialamt) can reclaim gifts for up to ten years if you become in need of care. Only with a notary and tax advisor – and only if your own provision is secure.
Unsere Rolle
What we can do for you
Selling in old age is not a real estate transaction, but a change of life stage. We treat it as such.
Valuation of house and land
With a view to developers and families as buyers. The value is often higher than you think.
Four-option calculation
Sale & rent, sale & purchase, right of residence, children – each option with liquidity, costs, and risk in black and white.
Handover according to your schedule
We negotiate a handover with the buyer that suits your move – even with a delay after the notary appointment.
Finding a new home
On request, we search for accessible properties in your desired Kiez – purchase or rent – and coordinate both contracts.
Relocation and decluttering
Elderly relocation, household clearance with value offsetting, clearing after handover – coordinated from a single source.
Personal, not digital
We come to you, explain everything calmly, even twice. No portal login, no call centre.
Vermeiden
What you should avoid
Waiting too long
Whoever sells only after a fall sells under pressure. Whoever plans at 70 decides freely.
Lifetime annuity without comparison
The discount is high, and providers are few. First know the market value, then talk about a lifetime annuity.
Transferring to a child without securing care
The Social Welfare Office reclaims gifts for ten years. Your provision takes precedence.
Renovating before selling
New bathroom, new kitchen – buyers of houses from the 60s/70s usually renovate completely. The money is better invested in your new home.
Frequently asked questions
Selling in old age
We come to you and go through all the options.
Write to us or let your children help you. We will contact you personally – and take our time.