Nobody wants to move away from here. Those who can, stay; those who have invested in a capital investment here keep their property just for the sake of appreciation. The demand for real estate far exceeds the supply.

Anyone looking for a property to buy in sought-after locations therefore needs staying power, a lot of perseverance and, ideally, professional support.

Good preparation in the run-up to the search brings decisive advantages. Not only the corresponding equity capital of at least 20-30% of the total purchase price, but also concrete preliminary discussions with a good financing agent put the real estate seeker in a better position on the market.

Once the longed-for situation has arisen where the desired property has been viewed, the prospective buyer must be able to react extremely quickly and decisively. A creditworthiness certificate or financing commitment from the bank should be available immediately.

What can I expect as a property seller in sought-after, inner-city locations? Do I need an estate agent or should I sell privately?

Are you considering selling your property in Berlin?
Are you facing a change and thinking about selling your property as smoothly and profitably as possible?
Should I sell privately or hire an estate agent?
What are the advantages and disadvantages?

What you can expect as a private seller on the real estate market and where the advantage of an agent lies

At least three points are common to all real property sellers…

All sellers wish to sell on the following criteria:

• at the best possible price
• fast and in good time
• as stress-free and safely as possible

Let us take care of it

The ideal estate agent is based in your area and shows a good range of sold properties and customer testimonials. He or she can generally be reached personally by phone, works full-time and has an informative website. With these prerequisites, the above three criteria should be fulfilled.

We, Bream Immobilien, fulfill the essential criteria of a committed and competent local estate agent and have set ourselves the goal of always delivering top performance for our clients:

We will provide you with a well-founded and professional property valuation with current market assessment and property inspection (important!) and provide you with free, individual, comprehensive advice.

The right price and sales strategy can ultimately only be determined in detail on the basis of a property inspection and is the foundation for successful marketing. Online property valuations are okay for a rough, initial market assessment, but they do not provide a serious basis for a successful and speedy start to the sale.

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We achieve a sale as fast and on time as possible through an offer price in line with the market and through an appealing and informative exposé, which ideally should be posted exclusively on the most visited portals. We recommend that you do not employ several estate agents in parallel, this does not provide any advantages.

Estate agents like us, who work full-time and present themselves professionally on the internet, usually have a large client base, a lot of routine and a good, professional network, which promises a good exclusive presentation on the internet and can speed up the process. We have access to the most visited property portals, market on our own website and also in social media.

Our experience shows: a second or third estate agent does not result in a broader spread of the offer, but only creates uncertainty and confusion among potential buyers. Only in rare cases can the involvement of a second agent be worthwhile.

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Have you ever thought about the rush you face when you advertise your property privately?
How much time and nerves it takes to answer all the requests, to distinguish serious interested parties from viewing tourists, to check creditworthiness and to organize the viewing process?

In addition, as soon as you advertise privately, a large number of estate agents will immediately contact you to offer their services. So you are back at square one and start thinking about whether one of the estate agents might make your life easier after all.

Instead of focusing on your prospective buyers, you are again distracted with estate agent approaches. That’s a waste. Listing and representation by a professional estate agent saves you all this inconvenience and also the time-consuming telephone calls with potential buyers.

We are transparent at every stage of the sale and will inform you as soon as we have a serious prospective buyer. Further negotiations and creditworthiness enquiries, obtaining documents from the property management company and tiresome dealings with the authorities, as well as monitoring the legally secure process through the assistance of a notary, are all professionally taken care of by us. In the end, you only need to decide on the right buyer once everything is in place.
You decide, we do the work for you!

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Experience shows that professional estate agents also act professionally, usually negotiate better purchase prices because you are not emotionally attached to the property and have more routine and the right tools!

Agents who are organized in well-known real estate associations – for example in the IVD (Real Estate Association of Germany) – are obliged to undergo continuous further training. This means that a certain quality and professionalism can be expected. A sale with an estate agent usually runs more smoothly, if only because you as the seller always have time to make your decisions and do not have to react directly to the buyer. The agent acts as a buffer, which is pleasant and saves many a hectic wrong decision.

All in all, it is usually worth hiring an estate agent. The time saved and the additional revenue pay off. The estate agent’s commission is then gladly paid for good work. Unfortunately, estate agents often have a bad reputation. That is a pity, because many estate agents are committed and do a very good job.

We, the team of estate agents at Bream Immobilien, try to refute the general bad reputation by making it our top priority to always do a top job.

Der Beitrag Little movement on the real estate market in Berlin – <br>Patience, good preparation and know-how are requested from sellers and prospective buyers erschien zuerst auf Bream Immobilien.

The controversial law to reduce rents in the city of Berlin, MietenWOG Bln, or colloquially known as the rent capping (“Mietendeckel”), which has been in force since 23 February 2020, was rejected by the Constitutional Court on 15 April 2021.

The reason: it was not the county of Berlin but the federal government of Germany that was responsible for regulating rents.

What did the rent capping (“Mietendeckel”) mean for landlords and tenants?

The law MietenWOG Bln, rent capping (“Mietendeckel”), was created to stop the rent increase in the city of Berlin. The rents of existing buildings were “frozen” by a rent freeze, planned for 5 years.

A rent table was used as a basis for the law; depending on the location and the degree of modernisation of the property, a rent from approx. 5.95€ to approx. 9.80€ per square metre was envisaged.

However, if the rent was more than 20% above the upper rent limit according to the rent table, it had to be reduced accordingly. For new rental contracts the rent table should also be followed. New buildings built in 2014 or later and social housing were exempt from the law.

What will happen after the rent capping (“Mietendeckel”) is abolished?

Tenants in Berlin are threatened with retrospective payments. Landlords will be able to retroactively claim the difference between the lowered rent and the agreed rent according to the tenancy agreement. In some cases, this will lead to larger additional payments for the tenants.

The Berlin Senate has promised to support tenants who are unable to pay. Affected households with an income of up to 280% of the federal income limit are eligible. Rent repayments are to be subsidised and can be applied for at the Senate Department for Urban Development and Housing.

The identity card/registration certificate, the tenancy agreement, proof of rent payments for the last 3 months and the letter/demand from the landlord must be submitted.

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The Rent Law Amendment Act (rent control / “Mietpreisbremse”) still applies

We remember, there was something else… the “Mietpreisbremse”, the Rent Law Amendment Act. It came into force on 1 June 2015, still exists and also protects tenants from excessive rents.

The “Mietpreisbremse” is based on the local comparative rents. In the case of a new rental, the rent may not be more than 10% above the local comparable rent. The local comparable rent can be found in the Berlin rent index.

The “Mietpreisbremse” does not apply to first-time rental in new buildings or after comprehensive refurbishment. Existing rents are also protected, i.e. existing higher rents (10% and more above the local comparable rent) do not have to be lowered again.

However, they cannot be increased further either.

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Der Beitrag Revocation of the rent capping (“Mietendeckel”) in Berlin by the Constitutional Court erschien zuerst auf Bream Immobilien.

From 23.12. 2020, the real estate agent’s commission for the sale of single-family houses and condominiums will either be divided equally between the buyer and the seller (double commission rule) or borne 100% by the seller (internal commission rule). This new regulation does not apply to building plots, apartment buildings and commercial properties.

In practice, nothing has changed in the sale of building plots, apartment buildings and commercial properties. Here, as before, the buyer usually pays the entire commission. Of course, the seller is free to voluntarily assume the commission or portions thereof.

Consequences of the new Real Estate Agent Commission Act for sellers and buyers

The new real estate agent commission regulation of 23.12.2020 (double commission regulation and optional internal commission regulation) only applies to simple residential properties (condominiums and single-family houses). For the sale of land, apartment buildings and commercial properties, we can still work commission-free for the seller.

For sellers, the double commission regulation and, above all, the internal commission regulation of the new Real Estate Agent Commission Act of 23.12.2020 has the advantage that we, as real estate agents, undertake to act explicitly in your interest as well, i.e. to achieve the highest possible sales proceeds for you and a safe and stress-free course of the entire process.

This also applies to negotiation talks between the parties. As a seller, you save valuable time and increase the chance of a higher sale proceeds through our professional support.

Under the dual commission arrangement, we represent the seller and buyer sides equally, i.e. we act as a neutral intermediary between the parties and cannot exert any influence on one side or the other.

If the buyer alone pays the commission, e.g. in the case of a plot of land or in the case of an already existing search order subject to commission, we are required to represent the interests of the buyer first and foremost.

Der Beitrag Information on the new real estate agent commission regulation (Real Estate Agent Commission Act from 23.12. 2020) for real estate sellers erschien zuerst auf Bream Immobilien.