How much does it cost to transfer a share in an apartment?

Valuation of a share in an apartment is a rather complicated process, even for a professional. Not everyone, even a very experienced expert in this field, can correctly determine the cost of a share of residential premises, not to mention specialists in related fields for the sale of apartments and non-residential premises.

The cost of an apartment, for example, can be determined by any real estate amateur using a simple comparison method. It is better to use for this, of course, any Internet database of apartments, of which there are currently a great many. Experienced realtors who started working even before the Internet era often recall how they used only newspapers and real estate magazines for comparative assessments (there were simply no other reference points then). To get a clear understanding of the price, it is enough to compare the parameters of the appraised apartment with several others, with similar parameters, currently on sale or sold recently. The error margin for the relative cost of the apartment will be negligible. The difference will be in the quality of the repair or some other details, but in general, the price will be determined almost correctly. This method worked in the mid-90s, and it still works reliably today.

For such a scrupulous matter as assessing a share in an apartment , this old grandfather’s method is not suitable. Small, at first glance, details have too significant an impact on the price of a share. But it is from them that the overall picture of any, even the most incredible share in the apartment emerges.

Note! The vast majority of Shareholders, before they assessed the share in the apartment , naively believed that the cost of the share of the apartment was easily calculated by a simple arithmetic ratio of the size of their share in the apartment to the total cost of the entire apartment. They believed that to understand the price of a share, they needed nothing more than to find out how much the entire residential premises cost and isolate their share size from this cost. Alas, this is not true.

Now the share market is oversaturated with initially unsaleable options offered at inflated prices. This happened due to the fact that everyone who is not too lazy began to do appraising a share in an apartment The operating principle of a real estate agency is simple - to lure clients to you with high prices. Therefore, when answering calls from clients, efficient agents do not hesitate to announce to them higher prices for their shares of apartments than they actually are, and, at the same time, in every possible way convince the client that they will be able to sell them at this price.

By inflating the price of shares, the real estate agency deliberately goes against the laws of the market, however, at first the deceived owner even likes that his property is valued at a high price. Deep down, everyone hopes that a buyer will be found. But, at the same time, the logic of realtors is correct and lies in the fact that six months later, when the client’s patience and the contract are already running out, they convince the seller to significantly reduce the price, citing this circumstance as a change in market conditions. As a result, the Shareholder remains with the agency again, and the share is sold at a lower price. This is the so-called process of “compacting” the client. A similar procedure occurs after another six months, and only then the share of the apartment reaches a more or less market price.

For the swindlers, there is a direct benefit in this continuous flow - some, having lost hope, reduce the price, and their shares, at the very least, are sold, others, full of optimism, are just entering this process. Overall, not bad, right?

Sometimes, a more compliant client can be brought down from heaven much faster. Such unfortunate sales drag on for years, but the agency has at least fifty shares on sale at once, and this is already, well, very respectable! Market professionals have a good rule - call last year's options, the most interesting thing is that they have not gone away, but have only become cheaper.

Interesting! “Well, how is the client, is he okay? “Aren’t you ready to pay for so much?” they ask ironically. “Noooo! Not yet ripe. Well, soon!” - They answer with understanding at the other end of the tube.

This story usually ends with the client, in despair, starting to independently look for a buyer for his product at a lower price. Having swallowed his fill of generous promises, having lost many months, the client begins to independently call companies found on the Internet that actually buy out shares of apartments. However, they, in turn, cannot do anything, because it is easier for them to wait until the contract with the agency that hooked the client ends. It’s easier to wait a couple of months than to restore the documents again. Then, the client, with a scandal, snatches his documents from the agency (not a single agency will return your documents before the end of the contract), and makes a deal at a price completely different from the one he was scammed at in the beginning. To a lesser extent, of course.

This is a completely common practice, which 99 out of 100% of Shareholders who want to get rid of their property buy into. In order not to fall into the ranks of these losers, we will tell you how you can independently evaluate the share of an apartment. Thus, having carefully studied and analyzed the information presented below about the main criteria by which the correct assessment of the share in an apartment , you will be able, more or less, to talk on an equal footing with realtors who will fool you.

Remember the most important thing! Before you go anywhere, first try to evaluate your share in the apartment yourself. If in doubt or if it doesn’t work out, contact our specialists or site users through the comment form or forum. They will definitely answer you, and quite quickly. At the same time, you will lose a day or two on correspondence, but you will remain “free”, having at least some objective idea of ​​​​the property you have. This will greatly simplify your further communication with potential buyers; by the way, there are plenty of them on our website. They may well be interested in your option during the discussion, if, of course, it is worth anything. You will always have time to stick your neck into the yoke of a real estate agency for many months.

First, let's divide all the shares into two groups:

1. Share in an apartment with an uncertain use.
2. A share in an apartment where the terms of use are determined.

We explain that this is done because the assessment of the share in the apartment is carried out differently, depending on this weighty factor.

In 99% of cases, the procedure for use in residential premises with shared ownership cannot be determined for objective reasons, which we have already described in other sections of our website. It is for this absolute majority of Shareholders that we will continue below, and for the rest of the lucky ones who have already determined the procedure for use, we recommend going here.

Important! In general, the valuation of a share in an apartment consists of several main components, knowing which you can, very approximately, determine its real price.

For convenience, let's divide these components into positive and negative. We will consider as positive those circumstances that increase the value of the share of the apartment (thumbs up), and negative - those that reduce the value of the share (thumbs down).

Market indicators of the discount amount

As part of its professional independent assessment activities, our company constantly monitors the Moscow housing market and tracks changes in the size of the discount on sales of shares in apartments since 2010.

Some useful data regarding the average discount on the sale of shares compared to the market value of 1 sq.m. We summarized the total area in the “whole” apartment for all years of observation in the following table:

Table 3. Changes in the average value and intervals of the discount value when selling a share in an apartment for the period 2010-2017.

Note to Table 3: The indicated discount amounts for the sale of a share were calculated for the apartment market in Moscow and the nearest Moscow region. When applying these discounts to the home appraisal process in other regional markets, adjustments must be made accordingly.

The territorial distribution of discount values ​​for the sale of shares in apartments in various districts of Moscow can be viewed on our interactive map.

So, let's look at the advantages:

• Free access to the apartment is one of the best advantages; it easily adds +30% to the price. This means for the buyer a quick start to using the property after he actually becomes its owner. Free access is guaranteed to save a lot of time, money and nerves that are spent on judicial or forceful settlement, and therefore makes the share being sold more attractive to a wide range of ordinary, ordinary buyers or private investors. At the same time, a share in an apartment to which there is no free access, in particular, for example, due to the residence of aggressive Shareholders, will be bought only by a completely desperate buyer or apartment raiders. Therefore, when a share is sold without viewing, the bargaining can be quite decent, and the starting selling price is always much lower than its analogues.
• The presence of several rooms in an apartment according to the number of share owners is also the most significant factor in increasing the share price by +50%. Ideally, this plus works when the number of rooms corresponds to the number of Shareholders themselves or the total number of shares. For example, the ideal option is 1/2 share in a two-room apartment, 1/3 share in a three-room apartment (let there be two more owners with equal shares or one with 2/3). In this case, the buyer has a high probability of receiving an isolated room as a share. The minimum cost of any (even the tiniest) room in Moscow, as of spring 2013, is at least two million rubles. Thus, the presence of several rooms also significantly expands the circle of potential buyers. The prospect of grabbing a room with the prospect of traveling is always very appealing to the common man, and it’s also a good start for professionals.
• The large total area of ​​the apartment is another circumstance that significantly increases the cost of the share in it by +30%. The large area of ​​the apartment means the possibility of traveling in the future. The buyer of an apartment share always hopes for the possibility of leaving with his future Shareholders, even if at the moment he needs the share for living. No one will dispute the fact that, for example, an apartment with a total area of ​​70-80 sq.m. can easily be exchanged for two apartments of 35-40 sq.m. each. Simply put, a big three-ruble apartment is divided into two one-room apartments inside Moscow. From a two-room apartment you can still travel to the region, but where can you go from a one-room apartment? Only with an additional payment, which Shareholders may not have. Thus, to underestimate the role of a large apartment area when an assessment of the share in an apartment in Moscow is needed is, to say the least, not reasonable.
• One Shareholder is a very good circumstance for the price of a share, increasing its value by +20%. As you know, it is much easier to come to an agreement with one person than with two, not to mention a larger number of them. It is quite natural that shares in apartments where there are more than two shareholders are considered difficult to sell. And if there are more shareholders than fingers on one hand, then such shares are generally sold only for registration, and cost from 100 to 300 thousand rubles. Although, there is no point in generalizing, because everything depends on each specific situation when the share in the apartment is assessed . However, when there is only one Shareholder in the apartment, this facilitates the everyday use of housing and simplifies travel options. However, one should also take into account the presence of close relatives with whom a single sharecropper can easily share his share, complicating the situation in the apartment.
• The co-cropper has other housing but, at the same time, lives on a share - this is a good moral incentive for more active actions. a significant role in such a process as the valuation of a share in an apartment , however, it has a positive effect when selling a share. This is something like a free bonus for a potential buyer. The presence of other housing indicates that such a Sharecropper has too little stimulation for active resistance, since in any case he has a roof over his head. In most cases, it usually turns out that the Co-Shaper rents out his housing to tenants, while he himself, at this time, lives happily at the expense of other Co-Shapers, using both his and their shares for free. Whatever you say, motivation in matters of settling shared ownership is far from the last thing. At the same time, it is always stronger for those who have nowhere to live.
• A vacant apartment is always the most significant addition to the price +100%. This is a case when no one is registered or living in the residential premises. The option to buy a share of an apartment and use the entire apartment tempts many people. Valuing a share in an apartment of this type is a special process! To use the entire living space, even for a short time - until the sharecropper comes of age, until the end of his sentence, or who knows what, greatly expands the circle of buyers from among ordinary people, and, sometimes, creates competition among them when purchasing. Move in and live, or rent out for a few years - this is a good prospect for many fortune hunters.

Important! Now it’s time to talk about the circumstances under which the assessment of the share in an apartment in Moscow gives a minus .

In principle, if everything that was mentioned earlier is considered as a plus, consider it from the opposite perspective, i.e. if the situation is exactly the opposite, then this is already a minus. But there are also some disadvantages that also significantly affect the price. So, let's begin:

• The presence of minors living as Shareholders is definitely -50%. The presence of a minor, especially a minor Joint Shareholder, opens up a bright prospect in the event of an expected departure, a long and tedious search for the guardianship and trusteeship authorities. The latter will strictly demand not to worsen his living conditions in the area and living space, which negates the material benefits of possible resettlement. In connection with this, the potential buyer will have to squeeze himself, therefore, this circumstance pulls the price of the share down. In addition, this option is also not suitable for raiders, since the presence of a minor co-owner narrows the range of their options due to the close attention to the living conditions of minors from various law enforcement and other human rights bodies. Thus, assessing the share in an apartment with a minor is not an easy task.
• Solicitors are on a waiting list - of course, this is a big minus, probably -30%. Although in many advertisements we come across this argument, presented as a virtue by inexperienced realtors. At first glance, what seems to be wrong with this? Here it is - the light at the end of the tunnel, however, it is like the light of a distant star, which is several parsecs of light years away. And if you get into trouble, there is no turning back. People are guaranteed to live in this apartment who have no money for any additional payments, and the only thing they count on in this life is that our thieving state will allocate them some kind of housing in about 10-15 or 15-20 years ... You can immediately give up the prospect of leaving. These guys won't go anywhere for any price. In short, a long-term investment with a difficult present and an unclear future.
• A very expensive apartment is a specific disadvantage that can put an end to the sale of its share. According to our assessment, this is all -100%. How to generally determine the value of shares in very expensive apartments has always been and remains a mystery. Estimating the share in an apartment of this kind is very difficult. In our professional opinion, this is impossible in principle. In advertisements for the sale of shares of apartments, you occasionally come across options worth several million dollars in various types of penthouses. We do not have experience in selling and purchasing such exclusive shares of apartments. In our opinion, these options are doomed to failure, because people who have that kind of money are engaged in a completely different business, and what kind of Shareholder will be waiting for you in such an apartment, and what kind of opportunities he has is difficult to even imagine. Buying a share in a very expensive apartment is simply unsafe. It seems to us that the risk limit in this business is approximately 5-6 million rubles. Agree that it would be naive to believe that someone will offer you 1/2 share of an apartment worth 100 million for 5-6. And to buy a share for 20 million, who do you need to be? Those who have such free money usually engage in other, less risky activities.
• A densely populated apartment is such a disadvantage, so be healthy! It's -30%, or even more. Even when there is only one co-shareholder in the apartment, but seven more family members are registered as renters, this option will be completely uninteresting to a wide range of buyers who clearly do not expect, when using the living space, to queue for the bathroom in the morning in order to get into it in the evening. A large number of people living is a big problem! All of them, along with the Joint Shareholder, have the right to use all residential premises. This factor is especially aggravated if among them there are minor children and pensioners. Such a share will be of interest only to raiders, and only if it has a lot of other advantages. The average person, of course, will be immediately put off by this factor. The average person is looking for simpler and more convenient investments for their money. In our opinion, if 3-4 more people are registered and living together with the Shareholder, then this is already a very difficult option to sell.
• Selling without viewing always greatly complicates the process of selling a share of an apartment. This factor will easily reduce the price, depending on other circumstances, by -30%, and no wonder. The circle of potential buyers is quite narrow, for whom the personalities living in the apartment are not particularly important. The raiders, of course, are completely indifferent to this, because they are not moving into the apartment the color of the Russian intelligentsia, but specific Banderlogs. But the bulk of the future Common Shareholders, from among ordinary people, want to have calm people as neighbors, and not noisy and aggressive drunkards and drug addicts, or other extraordinary characters. How can you find out who you will have to live with if you initially cannot even get into the living space? You can, of course, draw certain conclusions about the residents by looking at the windows and the front door, but this will be too abstract an idea. The valuation of a share in an apartment sold without viewing must always be adequate.
• Too large a share usually entails its significant overvaluation. The large size of the share is not a specific factor in reducing its price, but in general it has a negative effect on the sales process, and now you will understand why. The optimal share size for sale is 1/2 part. Subconsciously, having each 1/2 share, Shareholders treat each other more respectfully and meaningfully. Because the thought is firmly in their head that their rights are the same. At a time when the size of the share is more than 1/2 (for example: 2/3, 3/4, 5/6, etc.), it is usually regarded by its owner as a certain advantage over other participants in shared ownership, and not The following opinion is rarely encountered: “I own almost the entire apartment! But he only has 1/10, that’s only half a square meter!” As a result of this misconception, in almost 100% of cases such shares are greatly overvalued by both owners and inexperienced realtors. They are put up for sale at almost the cost of the entire apartment. At the same time, of course, no one remembers that the rights of Shareholders are the same, regardless of the size of their share. One can cite hundreds of examples when the owner of some 1/8 or 1/16 received money during a joint sale that was absolutely inadequate to the size of his share. And, on the contrary, the owner of almost the entire apartment was forced to give half the cost of the entire apartment when selling it, to the owner of a completely insignificant share. We believe that it is even more preferable to buy a small share for next to nothing, in order to then skillfully “curt the blood” of the arrogant “giants”.

In our deep conviction, confirmed by a decade of work in the shared ownership market, all shares in size exceeding 1/2 should be valued only as 1/2 and no more, if there are two co-owners in the apartment.

Important! In short, no matter how large the share is, it should be assessed as 1/2 of the apartment and no more, if you have one Co-Shareholder, if there are two Co-Shareholders, then it should be assessed as 1/3 of the apartment (even if these two have 1/10 ), if there are four of you, then it will cost only 1/4, etc. Don't try to fool the world!

When contacting real estate agencies and other companies whose advertisements include an assessment of a share in an apartment, you may end up with an unqualified specialist. An inexperienced realtor in the field of shared ownership can be easily identified immediately, right from the first words. If a specialist assessing shares starts asking you all kinds of nonsense about the assessed share, such as the presence of supermarkets, schools, hospitals, kindergartens nearby, asking about the landscaping of the area, convenient transport accessibility, know that this is a kettle in front of you. Maybe he is a good specialist in the field of selling apartments, but he has absolutely no understanding of shares. What is the use of greenery in the yard and good transport infrastructure if there is no access to the apartment! Walk around the house and admire the nearby schools, kindergartens and supermarkets, without even being able to get inside the living space. You have just learned the main positive and negative qualities on the basis of which the share in an apartment is assessed A competent specialist will initially find out exactly these nuances from you, because... all the rest, when buying a share, have no practical significance, since the above nuances outweigh all other trifles.

Competent independent assessment of a share in an apartment is a labor-intensive process. First of all, you must know the cost of the entire residential premises. This is one of the most important price components of the apartment share. Therefore, initially be tasked with finding out the market value of the entire apartment, so that you can then correctly isolate the value of your share from it. By the way, from what you read above, you should have understood that the cost of the apartment itself can be determined by any realtor over the phone, by comparing similar housing for sale or based on the cost per square meter in the area.

To make all assessment calculations easier to understand, we can offer you a simple formula. And so, first we need to know the ideal price of a share of an apartment. In order to determine the ideal price of a share, we take the price of the entire apartment and divide it by the total number of shares, then multiply it by the size of our share.

Example: Let's say you have a 1/4 share in a typical 2-room apartment in a residential area of ​​Moscow, without any special frills. Let's take the average cost of a two-bedroom apartment in Moscow - it's 6-8 million rubles (depending on the area). Let’s say that your entire apartment costs 8,000,000 rubles (the price of the apartment), divide it by 4 (the total number of shares) and multiply by 1 (the size of your share), the result is 2,000,000 rubles. This is the so-called ideal price.

That is, if you came to an agreement with all the Shareholders to sell the apartment and divide the money equally, then you would get exactly 2,000,000 rubles. However, this does not mean at all that some idiot will buy 1/4 of your apartment for this money. And so, we have determined the ideal price of the share, and now we need to calculate its selling price.

To roughly calculate the selling price, divide the resulting ideal price in half. And so, divide 2,000,000 rubles by 2, the total is 1,000,000 rubles. This is the approximate selling price for your 1/4 share in a typical two-room apartment in Moscow.

In the table it will look like this:

Now, to this calculated estimated selling price, start adding or subtracting the above pros and cons, and you will get the selling price of the apartment share. The disadvantages we have listed above can reduce the selling price to ridiculous, one might say zero, i.e. when your share of the apartment will never be sold for any money (except for registration), alas, this also happens. However, the advantages we have given may well raise the selling price of a share in an apartment to almost the ideal price (as in the case of a fair sale of the entire apartment), or even exceed it; this is also far from uncommon.

Important feature: The method we have presented, as an assessment of the share in an apartment, is suitable only for apartments in the low and medium price category. Residential premises costing approximately 15,000,000 rubles or more are not valued this way. As we already wrote above, the risk limit for purchasing expensive shares of apartments, in our opinion, is about 5-6 million rubles. Therefore, no matter how expensive the apartment itself is, no matter how expensive its share would be ideally, its owner should hardly count on a large sum. A sum of money of 5-6 million is quite enough to solve your housing problem in Moscow. This is exactly what most buyers in the shared ownership market assume. Although, as in any case, there are probably exceptions.

This paragraph is especially for owners of shares in apartments in the center of Moscow (CAO):

If you are the owner of a share of an apartment in the center of Moscow (TsAO), you are unlikely to be able to evaluate it yourself for a number of objective reasons, which do not make sense to describe in this section, since this section is designed for the majority of apartments middle price segment, and without that it turned out to be too voluminous for high-quality perception. Since the overwhelming majority of apartment shares are formed in residential areas of Moscow, the emphasis is placed on them. Therefore, in order not to overload the section with unnecessary information, we decided to devote a separate page to this issue. And so, if you want to evaluate the share of an apartment in the center of Moscow (CAO), then you need to go here: evaluate the share in an apartment in the center of Moscow (CAO).

Attention! We do not at all pretend to the accuracy of the percentage components we have given; these are very arbitrary figures, and they may be incorrect for some individual cases, but they are quite suitable for the bulk of stupid and useless shares that pour out into the capital’s real estate market in batches every day.

A little later we will post on this page an electronic calculator for the cost of apartment shares in order to evaluate the share in an apartment online. According to it, the approximate assessment of the share in the apartment will be significantly easier. Now experts are already working on this issue.

If it is difficult for you to independently assess your share in an apartment, right on this page (below the “Add a comment” block), write the parameters of the apartment, briefly describe the situation in the residential premises, indicate the key points of the assessment indicated in this section, and, as soon as possible, we We will publish the approximate selling price of your share.

If you want to speak personally with our specialist, just call tel. 8 (495) 741-85-39.

If you want to do this not publicly, but privately, then use the feedback form in the CONTACTS section.

If you trust private experts more (we work only with proven specialists), contact them here.

In addition, if your share seems interesting to us, then you will receive a public offer to buy out the share, or, if there is no interest, we will give you practical advice on what to do with it next and what to do.

How to sell a share in an apartment

Provided that only one of the owners of the property sells its share in the right to it, this fact will not have the best effect on the efficiency of the sale and the cost of this share. This can be explained by the fact that there are not so many people willing to engage in housing division, but there are some.

Note that this is not the only aspect of complexity during the sale of a share in common property. The bottom line is that the remaining owners have a pre-emptive right to purchase it.

This right is exercised in this way: when selling your share, first of all, you are obliged to offer its purchase to other owners, indicating all the basic conditions of purchase and sale.

If the owners agree, then the share is sold in their favor. Provided that the owners do not want to buy your share, or do not purchase your share within a month after their notification, then you have the right to sell it in favor of third parties.

However, the purchase and sale agreement with third parties must be carried out on the same conditions that were previously announced for the co-owners.