Unmarried Separation: selling a shared property in Berlin
If you bought jointly as unmarried partners, you are not covered by family law upon separation. There is no equalisation of accrued gains, no year of separation, and no family court to mediate. There is only the land register, the loan agreement, and – in the best case – your common sense. We help ensure the latter prevails.
Reihenfolge
The first steps
- 1
Read the land register and purchase agreement
Which shares are listed in Section I? Often 50/50, even though one partner contributed significantly more equity. What is recorded in the land register applies to the distribution of proceeds – you must regulate deviations separately.
- 2
Find a partnership agreement
When purchasing, did you conclude an agreement on equity, instalments, and the event of separation? If so, it applies. If not, the rules of co-ownership (Bruchteilsgemeinschaft) apply (§§ 741 ff. BGB).
- 3
Check the loan
If both are named in the contract, both are fully liable – even the one who moves out and no longer has any benefit from the house. The bank is not interested in your separation.
- 4
Obtain a neutral market valuation
It is the basis for acquisition or sale. We provide it free of charge, with a breakdown, to both parties.
- 5
Calculate acquisition – with real estate transfer tax
Unlike married couples, transfers between unmarried partners in Berlin incur a 6% real estate transfer tax on the acquired share. For a share value of €300,000, this amounts to €18,000 – often the reason why the property is ultimately sold after all.
- 6
Agree in writing before you act
Who lives in the property until the sale, who pays, how the proceeds are distributed, how unequal equity contributions are balanced. A short written agreement saves months.
Unequal equity, equal land register shares
The most common conflict scenario: One partner contributed €80,000 in savings, both are listed with 50% in the land register. Upon sale, the net proceeds are divided according to the land register. The partner who paid more has a claim for compensation – but only if they can prove it (bank statements, transfers) and the other partner accepts it or a court awards it. Case law is inconsistent; without a written agreement, the partner who paid more often gets back less than expected. Therefore: discuss early, objectively, and with figures.
Only one is listed in the land register
Then the property legally belongs to them alone – even if the other partner contributed to the instalments for years. The non-owner at most has claims based on unjust enrichment (Wegfall der Bereicherung) or an implied partnership, which they must prove. That is expensive and uncertain. If you are in this situation, speak to a lawyer before moving out.
Acquisition by one partner
Possible, but more expensive than for married couples: 6% real estate transfer tax (Grunderwerbsteuer) on the share value, notary (Notar) and land register (Grundbuch) for the transfer, and the bank must release the departing party from liability. The acquiring party needs financing for the remaining debt plus an equalisation payment. We calculate this transparently with the calculator below.
If one party doesn't want to sell
Any co-owner (Bruchteilseigentümer) can demand the dissolution of the community at any time (§ 749 BGB) – for real estate, this means a forced sale (Teilungsversteigerung). Unlike married couples, there is no protection period. This is a sharp, but expensive, tool: 15–35% loss in value for both parties. The threat is usually enough to bring the obstructing party to the table.
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 a neutral estate agent can do here
Without family court, someone is needed who treats both parties equally and puts the figures on the table.
A valuation for both
Market value with derivation, simultaneously to both parties. The basis for any agreement.
Acquisition cost breakdown
Real estate transfer tax, notary, release from liability, equalisation payment – in black and white, so no one miscalculates.
Sale without friction
One instruction from both, offers to both, viewings without you, proceeds into two accounts directly from the notary.
Template for the agreement
We show which points belong in a separation agreement and recommend a lawyer for drafting it, if required.
Coordinating with the bank
Remaining debt, early repayment penalty, consent to deletion (Löschungsbewilligung) – we speak with the credit institution.
Pace
Separated unmarried couples usually want to part ways quickly. Four to six months until payout is realistic.
Vermeiden
Typical mistakes
Moving out and continuing to pay – without an agreement
Anyone who moves out and continues to contribute to the instalments without documenting it in writing as an advance payment often doesn't get it back later.
Calculating an acquisition without considering real estate transfer tax
The 6% is often forgotten and then jeopardises the financing.
Keeping the partner as a 'tenant'
One stays, pays 'rent' to the other – without a tenancy agreement, without an end. After two years, the relationship is fractured and the property is still jointly owned.
Destroying evidence
Anyone who has contributed equity needs the documentation. Don't delete anything, don't throw anything away.
Frequently asked questions
Separation for unmarried couples
Figures instead of accusations.
Write to us, each of you separately if you wish. We provide a neutral valuation and calculate both options for both parties.