Avoid partition auction in Berlin
The partition auction is the legal emergency exit when co-owners cannot agree: Anyone can apply for it, no one can permanently prevent it. It is also the most expensive way to turn a property into money. The good news: Until the award of contract (Zuschlag), it can be replaced at any time by a private sale – and the figures almost always speak for it.
How a partition auction proceeds
A co-owner submits the application to the local court (Amtsgericht) at the location of the property (§ 180 ZVG). The court enters an auction note into the land register (Grundbuch) and commissions an expert to determine the value – this alone often takes six to twelve months in Berlin. Then the market value (Verkehrswert) is determined and a date is set. In the first hearing, the award of contract must not be granted below 5/10 of the market value; below 7/10, a party involved can prevent it. In the second hearing, these limits are dropped. The proceeds are deposited – and the distribution again requires agreement or a lawsuit.
What it really costs
In Berlin partition auctions, the award of contract typically ranges between 65 and 85 % of the market value, because bidders factor in the risk of an uninspected, possibly occupied property and many interested parties shy away from the procedure. In addition, there are expert fees (2,000–5,000 €), court costs, interest on the ongoing loan, and often legal fees. For a house worth 650,000 €, this quickly means a loss of 100,000 to 200,000 € compared to a private sale – for all parties involved combined.
How to stop or delay it
As the respondent (Antragsgegner), you can apply for a temporary suspension (einstweilige Einstellung) (§ 180 Abs. 2 und 3 ZVG) – for spouses, if the child's welfare would be endangered or if it would come at an inopportune time, for a maximum of six months, repeatable once. The better way, however, is negotiation: Whoever filed the application usually wants only one thing – money instead of conflict. A concrete takeover offer or a joint sale at market price achieves this faster than any court. The applicant can withdraw the application at any time until the award of contract.
Bid yourself?
Co-owners are allowed to bid and have their share of the proceeds offset. This can be sensible if the other party wants the property liquidated at any cost – but it carries the risk that a third party will overbid. Whoever wishes to take over is almost always better off with a direct purchase of the other share at a fair value: no procedural costs, no competition, exemption from real estate transfer tax (Grunderwerbsteuerfreiheit) between spouses.
Zeitplan
Two timelines compared
- 12–24 Months
Phase 1
Partition Auction
Application, land register note, expert opinion (6–12 months), hearing, possibly second hearing, distribution of proceeds. Ongoing costs the entire time.
- 4–7 Months
Phase 2
Private Sale
Valuation, marketing, notary, purchase price payment. Proceeds directly proportionally into two accounts.
- 2–3 Months
Phase 3
Takeover by a co-owner
Valuation, financing, notary. The fastest way – if the bank cooperates.
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
How we avert the auction
We cannot legally prohibit it. But we can offer the path that brings more money for all parties involved – and implement it quickly.
Loss calculation for both sides
We show the applicant and the respondent side by side what the auction and a private sale would each bring. This figure ends most deadlocks.
Neutral valuation instead of court expert opinion
In two weeks instead of eight months, free of charge, comprehensible – as a basis for a takeover offer or sale.
Negotiation Moderation
We handle communication between the parties and their lawyers. Objectively, with figures, without accusations.
Sale during ongoing proceedings
Private sale is possible until the award. We market in parallel; with the notarised purchase agreement, the application is withdrawn.
Financing an Acquisition
If a co-owner wishes to keep it, we arrange financing partners and assist with the other's release from liability.
Pace
Because the court's clock is ticking, we work with a fixed schedule: valuation in 14 days, marketing launch in three weeks.
Vermeiden
Mistakes that make partition auctions unnecessarily expensive
Filing the application as a negotiation tactic
The land register (Grundbuch) entry is public, the proceedings are difficult to stop, and the opposing party becomes entrenched. Anyone who wants to negotiate should come with figures – not with the court.
Giving up after the application
Many think there's nothing more to be done now. Wrong: Private sale is possible until the award – and usually brings significantly more.
Allowing a bid under 7/10 in the first hearing
Participants can prevent an award below 70% in the first hearing. Anyone who doesn't file the application is throwing money away.
Ignoring the loan
The loan continues to run during the 12–24 months. Anyone who doesn't pay the instalment additionally risks foreclosure by the bank.
Frequently asked questions
Averting a Partition Auction
Until the award, the better path is open.
Write to us, at what stage you are – either before the application or with ongoing proceedings. We will get back to you immediately.