Selling a Flat in Berlin during Divorce
In a separation, the jointly owned flat is often the biggest asset – and the biggest point of contention. A neutral agent who treats both parties equally, sends the same figures to both, and is not friends with either of you, takes precisely this pressure off.
Reihenfolge
The first steps after separation
- 1
Review the land register and mortgage
Who is listed in the land register with what share? Who signed the mortgage? Often both are jointly and severally liable – regardless of who moves out.
- 2
Do not make unilateral changes
No sale, no letting, no refinancing without the other party. Both require the consent of both owners; unilateral steps complicate later negotiations.
- 3
Settle living costs
The party who stays uses the flat alone. The party who moved out can demand compensation for use (§ 1361b Abs. 3 BGB). Clarify who pays the mortgage instalment, service charge (Hausgeld), and utility costs until the sale.
- 4
Obtain a neutral market valuation
Not the figure from an online portal, nor one from a friend of a friend. A transparent valuation that both parties receive simultaneously.
- 5
Evaluate options
Joint sale, takeover by one partner or letting – the calculator below shows you what each option means for both sides.
Neutrality as a foundation
We value the flat independently and disclose the derivation to both parties – comparable prices, condition, WEG documents (WEG is the German Condominium Act), micro-location. This creates a common factual basis that can no longer be disputed. All information is sent to both parties simultaneously.
Sale, takeover or letting
Selling is not always the best solution. A takeover by one partner requires that the bank supports them solely and that the equalisation payment is financeable. A joint letting keeps both in a contractual relationship that rarely works well after separation. We dispassionately calculate all three options.
Timing: Year of separation (Trennungsjahr), divorce petition, accrued gains (Zugewinn)
The sale is possible at any time if both parties agree. For the equalisation of accrued gains, the value of the flat on the day the divorce petition is served counts. Therefore, anyone who has not sold by then should have a reliable valuation by that time at the latest. From a tax perspective: anyone who moves out and only transfers their share later can lose the exemption from speculative gains tax (BFH, IX R 11/21).
Discreet and with minimal friction
Upon request, we market without public advertisements. We schedule viewings so that neither of you needs to be present. Communication goes through us – you don't have to coordinate every appointment.
Rechner
Verkaufen, übernehmen oder versteigern lassen?
Drei Wege, drei sehr unterschiedliche Ergebnisse. Stellen Sie Ihre Zahlen ein und sehen Sie, was bei jedem Weg für beide Seiten übrig bleibt.
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 €
Partner, der bleiben möchte
198.998 €
Partner, der auszieht
198.998 €
Ein Partner übernimmt
Der bleibende Partner zahlt den anderen aus und übernimmt das Darlehen allein.- Nettovermögen (Wert − Restschuld)
- 430.000 €
- davon Anteil Partner, der auszieht (50 %)
- 215.000 €
- Ausgleichszahlung an den Ausziehenden
- 215.000 €
- Darlehen allein tragen
- 220.000 €
- Grunderwerbsteuer
- keine
- Notar & Grundbuch ca.
- 6.500 €
Der bleibende Partner braucht insgesamt ca. 441.500 € Finanzierung (Restschuld + Ausgleich + Nebenkosten). Die Bank muss den Ausziehenden aus der Haftung entlassen – das ist eine neue Bonitätsprüfung.
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.
Partner, der bleiben möchte (Mittelwert)
119.600 €
Partner, der auszieht (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
What we undertake in this situation
All the issues that typically lead to friction between two separating individuals.
One valuation, two recipients
The valuation is sent simultaneously to both parties and, if requested, to both lawyers – with a full derivation.
Options in figures
Sale, transfer, rental: for each option, we calculate what each party receives and what the bank needs to approve.
Communication as a buffer
Queries, scheduling, decisions – everything is handled through us. You do not have to negotiate with each other if you prefer not to.
Viewings without you present
Keys sent by post or handed over, we conduct all appointments. Upon request, we will remove personal items from view before photographs and viewings.
Coordinating the bank and notary
Mortgage release, early repayment charges, and the division of the purchase price into two accounts directly from the notary's client account.
Speed when it matters
Those who seek swift clarity receive a timeline with fixed milestones. Those who need time will be granted it – but with a realistic completion date.
Vermeiden
What you should avoid
Using the property as leverage
Blocking costs both parties money: ongoing expenses, value risk, and in the worst-case scenario, a partition auction (Teilungsversteigerung) with a 15–35% loss.
Agreeing to a transfer without a bank consultation
Whether one partner can solely bear the loan is decided by the bank – not the ex-partners. Clarify release from liability first, then make promises.
Engaging two estate agents
Two valuations, two prices, double the dispute. A neutral estate agent with a mandate from both parties is the quicker route.
Starting the sale before agreeing on usage arrangements
Who lives where until handover, and who pays what? Without this clarification, viewing appointments will fail over minor details.
Frequently asked questions
Neutral for both parties
A valuation that both parties accept.
Please write to us – both separately if you prefer. We will contact you personally, without taking sides.