Selling a co-ownership share in Berlin
You own half, a third, or a quarter of a property – jointly with your ex-partner, siblings, or former friends – and you want out. Legally, you may sell your share at any time. In practice, however, you will get significantly less than its value on the open market. This page shows the four ways, what each means in euros, and how we can help you achieve a fair value.
Reihenfolge
How to proceed
- 1
Clarify legal structure: Fractional co-ownership (Bruchteilsgemeinschaft) or community of heirs (Erbengemeinschaft)?
If the land register states 'zu je ½' (to one half each) or another fraction, you are a fractional owner and can freely sell your share (§ 747 BGB). If it states 'in Erbengemeinschaft' (in a community of heirs), you can only sell your entire inheritance share, not the share in the individual property – different rules then apply.
- 2
Check encumbrances
Land charges almost always encumber the entire property, not just your share. A buyer of your share takes them on as well. And if you co-signed the loan, you remain liable – until the bank releases you.
- 3
Determine share value
Market value of the entire property minus outstanding debt, then your fraction of that: That is the fair share value. You only achieve this with a joint sale or if a co-owner buys.
- 4
Approach the co-owner first – with figures
The co-owner is your best buyer: they pay no deduction because they then own the entire property. We prepare a written offer with a neutral valuation – this is rarely rejected when the alternative is an auction.
- 5
Propose a joint sale
If the co-owner does not want to buy, but also does not want to keep the property, a joint sale on the open market is the best way forward for everyone. We will moderate and conduct it.
- 6
Only then: Third parties or auction
Sale to a share buyer (with a 25–45 % deduction) or application for a partition auction (Teilungsversteigerung) (§ 749 BGB, § 180 ZVG) – both only if all else has failed.
What you, as a co-owner, are allowed to do – and what not
You may sell, gift, or encumber your share without asking the others.
There is no statutory right of pre-emption for co-owners – only if it has been contractually agreed and entered in the land register (Grundbuch).
You may use the property proportionally and have a claim to your share of rental income (§ 743 BGB).
You may not: sell, rent out, or significantly alter the entire property – that can only be done jointly.
And you can demand the dissolution of the community at any time (§ 749 BGB); since a house cannot be divided, this results in a partition auction (Teilungsversteigerung).
Why a share is worth less on the market
Anyone who buys half an apartment cannot live in it alone, rent it out alone, or make decisions alone.
Rechner
Was ist Ihr Anteil in jedem Szenario wert?
Ob Sie gemeinsam verkaufen, an den Miteigentümer abgeben, an einen Dritten verkaufen oder es zur Versteigerung kommt – hier sehen Sie den Unterschied in Euro.
Gemeinsamer Verkauf am Markt
Empfehlung in den meisten Fällen- Verkaufspreis
- 650.000 €
- Restschuld ablösen
- − 220.000 €
- Vorfälligkeitsentschädigung
- − 8.800 €
- Verkaufsnebenkosten
- − 23.205 €
- Netto zu verteilen
- 397.995 €
Ihr Anteil
198.998 €
Anteil der übrigen Miteigentümer
198.998 €
Miteigentümer kauft Ihren Anteil
Sie erhalten Ihren Anteil am Nettovermögen zum fairen Wert – ohne Abschlag.- Nettovermögen (Wert − Restschuld)
- 430.000 €
- davon Anteil Ihr Anteil (50 %)
- 215.000 €
- Fairer Preis für Ihren Anteil
- 215.000 €
Notar, Grundbuch und ggf. Grunderwerbsteuer trägt üblicherweise der Käufer. Die Bank muss Sie aus der gemeinsamen Haftung entlassen.
Anteil an einen Dritten verkaufen
Nur mit deutlichem Abschlag68.750 € – 133.750 €
Käufer für Bruchteile sind fast ausschließlich spezialisierte Investoren. Sie zahlen 25–45 % unter dem rechnerischen Anteilswert von 215.000 €, weil sie das Objekt anschließend selbst über die Versteigerung auflösen müssen.
Teilungsversteigerung
Letzter Ausweg – 12 bis 24 Monate174.200 € – 304.200 €
Netto zu verteilen, bei Zuschlag zwischen 65 % und 85 % des Verkehrswerts, abzüglich Gutachten und Gerichtskosten.
Ihr Anteil (Mittelwert)
119.600 €
Anteil der übrigen Miteigentümer (Mittelwert)
119.600 €
Gegenüber dem freien Verkauf gehen so typischerweise 158.795 € verloren – zusätzlich zu Zeit und Nerven.
Orientierungsrechnung ohne Steuern auf einen möglichen Veräußerungsgewinn und ohne Zugewinnausgleich. Die Grundlage jeder fairen Lösung ist ein belastbarer Marktwert – den ermitteln wir kostenlos vor Ort und legen ihn beiden Seiten offen.
Unsere Rolle
Buyers for fractional shares are therefore almost exclusively specialised investors who acquire the share in order to then conduct the auction themselves or to pressure the co-owner to sell.
They factor in time, procedural costs, and risk – and therefore pay 25 to 45 % below the calculated share value.
For you, this is the worst of the four options.
Who bears the costs
When selling your share, the buyer pays real estate transfer tax (Grunderwerbsteuer) (6 % in Berlin) on the share price, as well as notary and land register fees.
Between spouses – even after divorce – the transfer is exempt from real estate transfer tax; it is not between siblings.
Running costs such as property tax, service charges, and maintenance are borne by the co-owners proportionally to their shares (§ 748 BGB); whoever pays more can demand compensation.
Rented property: Your share of the rent
For rented properties, you are entitled to the fractional share of the net rent.
If a co-owner collects the rent alone, you have a claim for payment.
Upon the sale of the share, the tenancy agreement continues unchanged – the buyer enters proportionally as landlord.
How we get you to a fair share value
The deduction only arises if your share is sold in isolation.
Our job is to prevent that.
Vermeiden
What you should avoid
Neutral valuation of the entire property
The basis for every discussion with the co-owner. Comprehensible, written, to all parties simultaneously.
Structured offer to the co-owner
We formulate the takeover offer with figures, a timeline, and financing advice – factual rather than emotional.
Moderation for a joint sale
If no one wants to take over, we conduct the sale of the entire property. All owners receive the same information and offers.
Financing partners for the acquiring party
Often the takeover only fails due to financing. We provide contacts to financing brokers who specialise in payouts.
Frequently asked questions
Co-ownership share
Your share at full value – not at a discount.
Write to us about which property it concerns and who the co-owners are. We will get in touch personally.