How to calculate the cost of a share in an apartment

Housing law > Real estate registration > How to calculate the cost of a share in an apartment and sell it correctly

Joint ownership of real estate often causes disputes between relatives

How to calculate the cost of a share in an apartment? After all, joint ownership sometimes causes a lot of problems for its owners.

Disposal of common property, division of an apartment, determination of shares, and their alienation sometimes cause a lot of disagreements and disputes.
However, regardless of the consent of other co-owners, everyone has the right to dispose of their part of the property.
Let us consider in detail such questions that interest many: how to divide property, how to calculate the cost of a share in an apartment.

In certain cases, ownership of real estate may be carried out as co-ownership

In certain cases, ownership of a real estate property is held not by one, but by several persons.
In legal practice they are called co-owners.
This situation may arise when inheriting property, on the basis of completed transactions, and in some other cases.
In fact, in ordinary life, the status of the premises does not play a big role until the question of its alienation arises.
Ownership of property can be carried out both jointly and on the basis of shared common ownership.
If the apartment is used only for living, and the relationship between the co-owners is good, then there is no need to change anything.
Difficulties may arise due to problems in relationships or a desire to sell your part.
When people living under the same roof want to separate, the issue of dividing bills and using a separate room is decided.

A co-owner can dispose of his share of real estate only after it has been determined

If one of the owners wants to sell their part, then based on the ownership regime and relations with other co-owners, certain problems may arise in achieving what they want.

In order to dispose of your share in any way, you first need to define it.

In cases of shared use, there is no such division, so first of all it is necessary to allocate your part. How to calculate the share in an apartment and its cost?

If the shares are initially determined, which is documented, other questions arise.

Firstly, you should know that, first of all, shares exist as a right to part of the property.

Isolation of this part cannot always be done in kind.

If the actual space of the housing does not allow for the allocation of a separate premises, you can receive compensation for your share in monetary terms by other persons living in it.

How to calculate the share in an apartment? In more detail about what a share in an apartment is and about the features of transactions carried out with the described real estate:

Section in a communal apartment

The peculiarity of communal apartments is that, as a rule, it is not their relatives who live there, but different families and strangers to each other.

The shares of such co-owners may or may not be divided. Any actions regarding common property can be carried out by agreement of all its owners.

If there is no agreement, you can file a lawsuit with a corresponding statement.

If, after allocating a share, the owner wants to sell it, he must remember the rule that other owners have an advantage in purchasing it.

That is, first of all, offer to purchase your part to other owners of the premises.

Agreement between co-owners

Co-owners of a property often have to resolve issues related to the ownership and disposal of joint property.

According to the law, they must do this by agreement among themselves. In practice, few people enter into written agreements on the procedure for using property and determining shares.

To avoid litigation, it is better for co-owners to resolve all emerging issues through peaceful negotiations

However, voluntary amicable resolution of these issues will help avoid difficult legal proceedings.
If the shares in the common property are not determined and the co-owners intend to do this amicably, they must enter into a written agreement.
It reflects data about the apartment itself (area, address, description), as well as the procedure for distributing shares in percentage or other terms between co-owners.
In addition, the document must contain general information about the date and place of signing, information about the persons signing it, additional conditions about the use of property and other nuances.

A written agreement between the co-owners of the apartment must be certified by a notary

Such a document must be certified by a notary, and also undergo state registration in the prescribed manner.
If one of the co-owners does not want to formalize the agreement, or they all cannot agree on its individual details, the issue must be resolved in court.
Issues regarding the alienation of shares can also be resolved by agreement of the parties.

If it is not achieved, then everyone has the right to sell their share, offering to first purchase it to other owners, i.e. exercise the right of first refusal.

The idea is that the first offer to purchase a share, indicating the price, should go to other owners of the property.

In such a situation, the question often arises of how to determine the value of a share in an apartment.

How to calculate the cost of a share in an apartment - features and determination formula

To alienate your share, you must establish its value.

You must understand that a share in an apartment is not a liquid commodity and should not be valued at the same amount as the entire residential premises.

The price of the share is calculated based on the price of the residential premises with the mandatory use of reduction factors

If the share is allocated in kind, then it is easier to sell it, and it is valued higher.
If we are talking only about law, then everything is much more complicated.
When assessing it, it is necessary to take into account not only the nominal value, but also other circumstances.
For example, the solution to the issue of using the common property of an apartment, the possibility of unhindered access to housing, the number of co-owners and persons living in it are of great importance.
Calculating the value of a share in each specific case will have its own characteristics and factors that influence its increase or decrease.
Expert lawyer's opinion:

As stated in the materials of this article, you can calculate the cost of a share in an apartment in various ways.

The simplest and least expensive is to determine the value of the entire apartment by the owners, that is, a subjective assessment of how much the owners value their property as a whole.

Based on the offered price, the share in the apartment is calculated proportionally. This method is only suitable if the parties have reached a common opinion and there are no disagreements.

Also, borrowed funds or maternity capital finances will not be used to buy out the share.

If you do not use your own money, it is advisable to use the services of an independent appraiser.

This specialist will evaluate the residential property based on the market value of similar properties in similar areas, taking into account the distance from bus stops, the presence of schools and kindergartens, the neighborhood and the condition of the house as a whole. Based on the market value, the share price is also determined.

The result of the assessment is presented in the form of a document called an assessment report. This multi-page document, bound and certified, can be presented either to the bank to obtain a mortgage loan for the purchase of a share, or to the pension fund.

If the parties do not agree on the value of the share or if any of the shareholders have doubts about the correctness of the assessment, the interested party is forced to go to court.

Judicial authorities have the right to appoint an assessment examination to any licensed organization carrying out this activity.

The court can also force its decision to sell a micro share for the price established by the appraiser.

Calculating the price of a share based only on the price of residential premises is not entirely correct. Taking into account the peculiarities of disposing of shares, specialists, as a rule, use reduction factors in calculations.

The general formula for determining the value of a share includes such parameters as the price of the entire apartment (market price), the size of a specific share, the coefficient of factors and conditions affecting its value.

In any case, you need to start from the cost of the entire living space. It’s worth starting with its definition.

It is better to entrust the matter to a licensed specialist qualified in this field.

The next step is to determine the share itself, if this has not been done previously. This is followed by an assessment of other factors that determine its final cost.

This is the most difficult part, which requires special knowledge to work with, usually it is taken in the amount of 50 to 70 percent of the face value.

Thus, when determining the price of a share, we take the cost of the apartment * size of the share * coefficient.

We calculate the cost online

Determining the actual value of a share by specialized organizations or independent appraisers is, of course, better.

To estimate the share in an apartment, you can use an online calculator

It is difficult for a person who does not work in this field to understand the nuances.

However, turning to specialists comes with financial costs. In addition, you can spend a lot of time finding a good appraiser and visiting him.

For those who do not want to waste their time and money, there is a great opportunity to do this without leaving home.

Let's look at how you can calculate the cost of a share in an apartment online using a calculator.

An online calculator will help you calculate the cost of a share in an apartment. In any search engine it is easy to find such a virtual calculator to calculate the final price. It is easy to use, the procedure itself does not take much time, and the result can be obtained quickly.

As a rule, it is presented in the form of a window with several fields where you need to enter various information.

Usually this is location, area, number of rooms, floor, condition, year of construction and other similar data about the residential premises itself.

A special line should indicate the size of your share. After entering, the data is analyzed and its approximate cost is given.

Please keep in mind that the online estimate is very general and approximate. A specialist takes into account many circumstances in his work, so his conclusion will be more accurate and complete.

In addition, when calculating on a calculator, there is actually only a number available, and the result of the professional’s assessment is reflected in a written document.

Data on paper is always at hand and can be easily referenced. They can also be referred to when resolving disputes and disagreements with third parties.

Amount of tax on a share in an apartment

Property owners are required to bear the costs of its maintenance. You have to pay tax to own a residential property.

It is calculated for the entire residential premises, therefore, in case of joint ownership, expenses are determined based on the size of the shares.

How to calculate tax on an apartment share
To determine the tax on part of a residential property, you need to know, first of all, its value.
However, when calculating taxes, it is not the market value of the property that is used, but the inventory or cadastral value.

Until 2015, the inventory basis was taken as the basis. In accordance with the amendments, a gradual transition to calculations based on cadastral prices is provided.

To determine the amount of tax on a share in an apartment, you can use the calculator on the tax service website

This is not entirely beneficial to taxpayers, since it is close to the actual market value.

How to calculate tax on a share in an apartment? In any case, the formula for calculating the amount of tax payable looks like this: inventory (cadastral) value * size of the owned share * tax rate.

It can vary from .1% to 2% depending on the price of the property. You can also find out the exact amount of property tax using the calculator on the tax service website.

It should be borne in mind that certain categories of citizens may be exempt from taxes.

The following can count on the benefit:

pensioners
war participants and veterans
heroes of the USSR and the Russian Federation
disabled people of the first and second groups
people affected by the Chernobyl disaster.

At the local level, there may be additional categories of beneficiaries.

16 Sep 2016 Yulia Yurievna 210

How to calculate the cost of a share in an apartment - personal experience about selling a share in an apartment

Selling a share is considered one of the most difficult transactions. To correctly calculate its cost, it is necessary to take into account several factors.

But you shouldn’t blindly trust the advice of realtors, so as not to sell yourself short and get an adequate assessment of your property.

How is the share in an apartment calculated?

The standard calculation scheme assumes that the average market price of an apartment must be divided by the size of the share being sold. For example, a shareholder owns a quarter of the housing, that is, 25% of the apartment.

The cost of real estate is 5 million rubles. Accordingly, the price of the share will be 1.25 million rubles. This scheme has disadvantages, since there are several indicators that can significantly change the value of the share.

By the way, look how the Ministry of Emergency Situations employees go to apartments and demand that fire detectors be installed.

In reality, the figure derived from calculations can decrease or increase up to several times. Therefore, apartment owners should consider it as an estimate.

What influences price changes?

Changes in demand cause fluctuations in prices for shared ownership. The market is rarely stable and any deviation can lead to unplanned consequences. If the owner wants to sell the share quickly with the help of a real estate agency, in pursuit of profit, the realtor can significantly inflate the cost of housing.

However, such a stake will be more difficult to sell. As a result, the real estate company will have to make concessions to the buyer and will sharply reduce the price of the apartment. Inexpensive options are always popular, especially among people who apply for permanent registration in this way.

Other Important Factors

The cost of a share in an apartment may be affected by the number of owners and whether there is agreement between them on the procedure for using common areas. If there is no consensus on this matter, housing sharply loses value. No one wants to purchase a part of the apartment that does not have a bathroom or toilet.

The maximum price is usually set when all shares of the property are sold at once. That is, when the apartment is sold as a whole. The optimal price can also be achieved by offering to buy part of the property to other homeowners. In turn, the disagreement of the remaining shareholders to sell part of the apartment can significantly reduce the value of the property.

Many homeowners know that selling a share in an apartment is extremely difficult. It's not just the bureaucratic delays associated with the process of transferring property rights that are a hindrance. A feature of these transactions is the presence of a large number of indicators that affect the final price of the share.

Personal experience or how to sell a share in an apartment

Read which apartment you can’t buy with a mortgage.

I was not lucky enough to buy a share in an apartment. I bought a renovated room. New plumbing, wallpaper in the room, everything is beautiful and decent. As it turned out later, the realtor converted a 3-room apartment into 4 rooms. I installed water, installed water and light meters (in the hallway). It turned out later that the meters needed to be sealed.

Some neighbors turned out to be simply homeless. Constant scandals, swearing, fights. All this can be heard behind the thin walls. Moreover, these neighbors tried to break down the doors of the other owners with drunken showdowns.

Moreover, it turned out that redevelopment from three rubles into 4 rooms is not legal. The realtor didn't mention this.

I had no choice but to try to sell the share. There were many people who would like to buy my room (share). They did not hide the fact that this was a share. At the notary I had to obtain waivers from each share owner that they did not want to buy my share. This is a mandatory condition when selling a share in an apartment.

I had to call each owner to the notary. The difficulty was that some lived in other cities and simply rented out their room. But I still managed to talk to everyone and call them to write a refusal. If they did not agree, then I would have to go to their city and register a refusal with a notary there. One refusal cost the notary about 1,000 rubles.

I sold the share (registration of purchase and sale) again with a notary. I paid about 10,000 rubles for registration.

I do not advise anyone to buy such rooms - shares in an apartment. I don't think you'll have any luck with your neighbors. And the state can then force you to pay for the redevelopment and assign a fine.

The procedure and formula for calculating the cost of a share in an apartment

Home / Apartment

The share of an apartment that is the subject of a purchase and sale transaction or some other transaction for the alienation of housing needs to be assessed. However, the sale of shares has certain specifics, and the final price of the share does not always correspond to the interests of the owners.

The simplest method of calculating the price of a share in a residential property is based on the market price.

Many owners assume that to determine the sale price of their share, they simply need to take the market price of the property and divide this amount by the size of the corresponding share.

For example, if the cost of an apartment is 5.5 million rubles, the price of ½ share of housing, according to such calculations, will be 2.75 million rubles.

However, such calculations, as a rule, are correct only from a mathematical point of view, since the value of the alienated share in reality is influenced by a number of pricing factors. First of all, the price is dictated by the real estate market itself, based on the laws of supply/demand.

According to statistics, there are much fewer people who want to purchase a share in an apartment than those who are looking for a room in a communal apartment or dormitory. The share of housing is most in demand, according to experts, when buyers do not need a place to live, but official registration.

Of course, in the cases under consideration, potential buyers of housing shares tend to choose the cheapest alternative.

In addition, the share of residential premises is still a fairly new segment in the modern real estate market, so the demand for the share of housing is still small. Accordingly, this affects the final selling price.

In most cases, a share in an apartment will most likely have to be sold much cheaper than when selling the entire home jointly with other owners.

The value of the share may also be affected by other factors, for example, the number of co-owners of shares in the apartment, the existence of an agreed upon procedure for the use of common parts of the premises between them, and many other factors, which will be discussed further.

Approximate calculations of the cost of a share

The assessment of the share in each specific situation should have an individual approach. The most adequate calculation can be made by real estate market specialists who know the relationship between supply and demand for housing shares in the corresponding locality.

However, even contacting realtors does not always help the owner of a share to assess its real price.

It happens that realtors who want to conclude an agreement with a homeowner initially quote an inflated price in order to provide themselves with a competitive advantage.

The opposite situation is also possible - a deliberate underestimation of the real price of a share of housing for a quick sale and the real estate company receiving an agency fee. To get the most adequate information, contact trusted specialists or visit several real estate agencies at once.

The following recommendations will help you roughly estimate the ownership of your share.

The highest price for the alienated share is possible, as already mentioned, when selling the entire apartment with the subsequent division of the market price between the co-owners of the property in proportion to the size of their shares. Therefore, if possible, try to reach an agreement with all homeowners. Then you can sell your own share most profitably.

Another option is to invite other owners to buy out your share.

In general, this is a mandatory requirement of the legislator, since other co-owners of housing have a priority right to buy out a share in an apartment that is common property.

In addition, if the owner of the share acquires your share, and he eventually acquires ownership of the entire housing, then the real price of the share may be almost identical to the corresponding part of the market value of the apartment.

If other co-owners of the shares are against the sale of joint housing or the purchase of someone else’s part of the common apartment, the value of the share may drop several times.

Here it is advisable to contact realtors or professional appraisers for a correct assessment of the share.

To calculate prices, specialists use information about similar or similar offers on the residential real estate market, and also take into account various adjusting factors.

There is even a special calculation formula to determine the value of shares:
Share price = (Sq*D:2)*K
SQ is the market price of the entire apartment, D is the specific size of the assessed share, and K is the coefficient taking into account parameters.
The latter figure is calculated based on many different factors, including:

area of total housing;
number of rooms;
urgency of the transaction for the sale of a share of housing;
Possibility of access to the apartment;
the presence of utility debts and encumbrances on the apartment;
existence of a procedure for using common areas in the premises;
the possibility of allocating a share of housing in kind;
number of homeowners;
accommodation of minor children;
location of the apartment and availability of nearby infrastructure;
condition of housing;
other factors that may affect the final value of the share.

If you do not want to contact specialists for an assessment of your share, try to study for yourself similar advertisements for the sale of shares in your locality. However, it is worth keeping in mind that the price of shares purchased by third parties, as practice shows, usually does not exceed 1/3 of the market value of the corresponding part of the apartment.

One of the most important factors that adjusts the price of the alienated share of housing is the presence (or, accordingly, absence) of an agreement between the co-owners regulating the procedure for using the apartment.

Therefore, if you want to sell your share at a higher price, try to determine this procedure in advance or obtain in court the allocation of a share of housing in kind (in particular, in the form of a dedicated room).

If the procedure for using housing is determined at the time of alienation or the share is allocated in kind (for example, the owner of a ¼ share in a three-room apartment has the right, by general agreement of the co-owners, to occupy one entire room and part of the common areas), the price of the housing share will most likely be higher. It may even be possible to sell the share at a price as close as possible to the market value of the allocated private room.

In the case where the user order by the co-owners of the property is not determined at the time of sale, but it is still possible to agree on such an order in the future and get a separate room at disposal, when assessing the share, experts recommend focusing on the cost of the smallest room in the shared housing, reduced by another 30-40%. Such a price reduction is associated with the potential costs of the future share owner for approval and determination of the procedure for using the housing.

If it is fundamentally impossible to allocate a separate room in kind (for example, you own a 1/3 share of housing in a one-room apartment), the selling price of the share is further reduced many times over.

In particular, such a sale price may, based on current practice, be much lower than 1/10 of the market value of the corresponding area of housing, established when selling the entire residential property.

How to calculate the cost of a share in an apartment

Resolving this issue is considered quite a difficult task even for professionals in the real estate market, not to mention people who have never encountered a home appraisal in their lives.

To determine the price of an entire property, you simply need to compare the parameters of the housing being sold with similar parameters of an apartment put up for sale in a certain Russian region. This can be done using a good resource: http://www.domofond.ru/.

The difference in cost may vary slightly depending on the area where the apartment is located, the quality of repairs and other details, however, in general, determining the approximate cost of housing is quite simple.

The situation is different with shares in an apartment. The difficulty of carrying out an assessment in such real estate is due, first of all, to the fact that the shares marked on paper are not so easy to allocate in one entire apartment in reality. It happens that owners of housing in shared ownership cannot always determine where the plot of each of them begins and ends.

In addition, the price of the established share greatly depends on a variety of details (the number of shareholders, the number of rooms in the apartment, the presence or absence of people registered in the apartment and many other factors).

Factors affecting the assessment

Many owners of such property think that it is possible to estimate the price of their share in housing using the usual arithmetic ratio of the size of the share to the total price of the entire residential premises.
With all this, as a result of such an assessment, very often there is an overestimation (much less often an underestimation) of the value of such property.
To independently determine the cost of a share in an apartment, you need to take into account many aspects that affect the final price. Let's list some of them:

The presence or absence of an established procedure for the use of a common apartment among the owners of shared real estate. As practice shows, in almost 98 percent of cases, it is almost impossible to establish a procedure for the use of a single apartment in shared ownership for impartial reasons. However, if the order is nevertheless established, this is a positive factor influencing the increase in the price of the share in the apartment.

To evidence the fact that the sequence of use of the apartment by co-shareholders has been established, only two documents can serve. In many situations, the supporting document is directly a court decision establishing the procedure for the use of the apartment by the co-owners.

It should be noted that a written agreement on the procedure for using a shared apartment, concluded between the owners of shared real estate and necessarily certified by a lawyer, also has legal force.

Without a notary's certification, the agreements provided have no legal force.

The presence or absence of quick access to the apartment. In this situation, the conversation is about the adequacy and understanding of other participants and their reaction to the possible sale of a share in the entire apartment.

When other owners agree to allow a tenant to move in (or disagree, but do not intend to interfere with his move-in), the value of the share, as a rule, increases.

If any of the other owners are negative, and the buyer will need to move into the purchased property through the court, the value of the share in the apartment is significantly reduced. It will be quite difficult to sell such a part, since buyers rarely buy shared property without first viewing and, of course, communicating with other owners of parts of the property.

The huge total area of housing is considered a positive pricing factor, increasing the initial price of one of the parts of the property.

Since a large area of housing implies the likelihood of residents leaving after a certain time, this circumstance can increase the starting cost of the share by a third. Almost every buyer of a share of an apartment in the future hopes to exchange a shared apartment and purchase a separate home.

Thus, the exchange of a three-room apartment (in particular, for two one-room apartments) is much more likely than the exchange of a one-room apartment.

The value of part of the property increases significantly (sometimes even by 50 percent) if there are several separate rooms in the common housing, corresponding to the number of all share owners.

If the buyer takes a half share in a two-room apartment or a third share in a three-room apartment, then he expects to live separately in a separate room.

In the case when the seller wants to sell 1/5 of the one-room apartment, the possibility of finding a buyer is greatly reduced, not to mention the cost.
The total number of residents is also of great importance for the assessment. If a residential property is sold where no one lives or is registered, the price of part of it may increase by 2 times.

This is all, because every buyer is interested in purchasing if, at the time of purchase, he is able to live in the entire premises for at least some time.

A considerable number of residents in shared real estate repeatedly reduces the value of part of it. Even if there is only one owner in the apartment being sold, nevertheless, several other people are registered with him, the demand for a share in such residential real estate decreases sharply.

The presence or absence of children of the owners. Of course, if there are minor owners, the process of possible exchange of housing will become much more complicated in the future, since permission from guardianship and trusteeship employees will certainly be required to move children to another housing. This circumstance reduces the cost of parts of housing by approximately 40-50 percent.
Selling in an expensive apartment, in addition to everything, greatly reduces its possible price. This is explained by the fact that a potential buyer would rather purchase a separate cheap property than a part of an elite building.
Selling without prior review of the purchase serves as a factor that negatively affects the value of a certain part of the home. There will not be many buyers for whom the condition of the property, repairs and the identities of the remaining residents are indifferent.
Typically, the price of a piece of real estate is affected by its large size. Many owners of most of the housing (in particular, 2/3 or 5/6) try to inflate the price and sell their own share at almost the cost of the entire apartment.

With all this, buyers are aware that at the time of acquiring such a share in the housing there will also be another owner who has similar rights to use the common housing.

As a result, owners of large shares need to reduce their cost.

In addition to the listed factors, there may be other circumstances that affect pricing during the sale of a share in shared housing.

As a result, it is better for the buyer to at the same time try to evaluate the part being sold on his own, using online calculators, and later consult with highly professional realtors who are well versed in the modern real estate market.

Are legal disputes effective?

Filing such a claim makes sense if there are two or more owners in the housing, and at the same time, one of them has a certain share in the apartment, which is less than any isolated room itself.

Today, the court may even recognize as such an insignificant part everything that is less than half of a one-room apartment, and such a small part can be purchased if its owner has other housing.

For such a court case, the plaintiff is obliged to conduct an expert assessment, however, keep in mind that there is no specific approach to this issue.

In particular, specialists from any certified company always evaluate a piece of real estate based on the fact that it is the most widespread market value. Such an approach, when housing is actually assessed in this way, certainly makes common sense, however, there are few such fair appraisers.

Others evaluate parts of the apartment at a discount, always as problematic, or rather according to the third option. It is necessary to take into account that for some companies the valuation is even more expensive than 50 percent, since they take into account those shares that hang around and are not sold for many years in a variety of real estate databases.

Officially, such appraisers explain their own valuation at a discount by the fact that complex shares, in fact, cost that much, however, the motivation in this case is completely different. In the case when the owner of a part of the property wants to buy out someone else’s small part, it is clear that he is going to receive a monetary benefit, and he does not want to buy at the first price.

At the third cost, he will be able to acquire material benefits, with the help of which he will be able to pay for both the services of an appraiser and a lawyer. Thus, such appraisers evaluate exactly what is beneficial for the customer - the one who is going to buy out a share in the housing.

But it also happens that the judges are also aware of how one or another appraisal company values the shares, however, the judge has the right to independently appoint someone who can say what the price of a certain share in the apartment is. And in this case, the judge has room for maneuver. Alas, the circumstances in which it is necessary to evaluate a part of an apartment form fertile ground for bribes in the judicial system.

How to calculate the cost of a share in an apartment

When selling housing that has several owners, the question arises about the proportionate division of the amount of proceeds from the sale between such owners.
In order to avoid disputes and conflicts, it is better to determine the value of each share in the common property in advance.
So, how to calculate the cost of a share in an apartment?
We divide according to the documents
The size of the share that belongs to each of the owners is indicated in the state certificates that everyone who has the right to part of the area of the residential premises has.

This size is decisive in assessing the value of each share. Depending on what part of the apartment the owner is entitled to, he can count on the same part of the total cost of housing.

Determining the cost of the apartment

The second question is important to all owners of shares in an apartment. The real and estimated cost of housing are two different figures, and sometimes such figures differ by more than one order of magnitude. To sell an apartment that is in shared ownership, you need the consent of all its owners.

And this, in turn, means that each of the apartment owners agrees with the amount of the portion of the total cost of housing due to them.

Example

In our practice, we have encountered examples of disputes in similar situations. One of the owners of an apartment that was about to be sold asked for help. The apartment was in common ownership, the client owned 2/3, the second owner – 1/3, respectively.

The cost, according to the technical assessment of the housing, was 300,000 rubles, therefore, the owner of 1/3 had 100,000, but he did not agree with this amount, and could only give consent to the sale when he was paid 500,000 rubles for his share. The parties to the dispute were offered the following option: since the owner of 1/3 wants to receive the specified amount for his share, then let him personally take care of finding a client for this housing who will be willing to pay 1.5 million rubles for the apartment.

If such a buyer is found, then the owner of 1/3 takes five hundred thousand, and the owner of 2/3 takes the million, respectively. Due to the obvious discrepancy between the wishes of one of the owners of a share in the apartment and the realities and situation of the real estate market in this region, the dispute was resolved out of court and both parties agreed to sell the apartment at the real market price.

So, when calculating the cost of a share in an apartment, the state certificate of ownership for a certain share is taken as a basis. The total cost of housing is divided in accordance with the share specified in the document between all owners of the premises.

Calculation of the cost of a share in an apartment

How to calculate the share in an apartment - formula and instructions

Or, using personal funds, the properties of the apartment were changed for the better, for example, it was renovated in European style. Such an action cannot be separated from the home, and therefore the participant in the renovation has the right to request an increase in his share in the common property right with the consent of all owners. But if it is not achieved, then the share can be established in court.

As follows from the Civil Code, Article 245, ownership of an apartment implies common shared ownership , that is, it belongs to everyone in equal parts. But again, the same article determines that the share can be increased if someone made a larger contribution in relation to others living in the apartment.

How to calculate the cost of a share in an apartment

You can also independently study advertisements on the Internet and newspapers. By talking with potential buyers, you can find out how things are going on the real estate market. This way you can find out how much you can get for your share of the premises.

Remember that the seller usually tries to inflate the price, hoping to get a big profit when selling the property. And buyers, first of all, will try to bring down the price.

In some cases, the actual cost may be half the original price quoted.

While the process of reaching an agreement with all owners continues, real estate agents are searching for potential buyers of the share.

Most likely, the real estate agency will simply advise you how much you can sell your share in the apartment for and what you need to do for this.

If you are going to sell your share in an apartment, it is better to first contact several real estate agencies. This way you can get more objective and specific information on this issue.

How to calculate the cost of a share in an apartment

But this approach is wrong. The fact is that no reduction factor was applied in the calculations. The fact is that shares in an apartment are sold for 50 or 70 percent of their nominal value. For the above case, this means that 1 million rubles must be multiplied by a factor of 0.5 or 0.7.

In addition to the listed factors, there may be others that will reduce the cost of the part of the apartment being sold, or increase its price. It is for this reason, as noted above, that it is very difficult to calculate its market value. However, many experts use a mathematical formula to calculate this cost, which we will consider.

Cost of a share in an apartment

They say and promise a lot of things when they invite you to the office. But when you arrive, you will be disappointed, since the agency cannot buy it right now; the client who seemed to want to buy has disappeared somewhere.

It’s hard to admit this, but you were simply lied to; you don’t need to continue any relationships with people who deceive you.

What's next, an attempt to leave you without money? They have only one goal - to conclude an agency agreement with you, to “hook” you, promising the impossible, so that in the future, motivating with phrases such as “the market is now .

“, little by little, month by month, practically starving you out, lower the price. Many, unfortunately, allow themselves to be convinced and persuaded to enter into an agency agreement for the sale of a share in an apartment, thinking that in other agencies everything is the same and why go somewhere else, they say everything is the same everywhere. But it's not right.

How much does a share in an apartment cost? How to evaluate the share in an apartment and not make a mistake? What is the valuation of a share in an apartment?

Share in an apartment, how to use it for your own purposes? All these questions arise for those who want to sell a share in an apartment, and it is very important to find the right answers, which will be the key to a successful sale of the share.

Our agency staff will help you evaluate your share in the apartment free of charge and prepare all the required documentation for the subsequent sale of the share of the apartment in accordance with current legislation.

In the event that only a share of an apartment is sold, its market value depends on how many separate rooms there are per living space, calculated from the size of the share. Moreover, if the apartment has two rooms, the area of which is 10 and 15 sq.m., and you own ½ share of the apartment, you need to calculate the cost of your share based on the cost of the smaller room.

If you become the owner of a share of an apartment, but it turns out that you cannot or do not want to live in this apartment, then sooner or later you will come to the decision to sell the share.

After all, for an apartment, regardless of whether you use it or not, you need to pay an annual property tax, as well as monthly utility bills in an amount proportional to your share.

In this situation, the phrase that real estate is measured not only in square meters, but also in money, takes on a very specific meaning for you.

Online real estate cost calculators in Moscow

Here you can quickly calculate an approximate cost guideline for a typical office space in the event of its purchase and sale. To calculate, indicate all the parameters of the room in the appropriate fields of the calculator. Valuation is possible both for the current and past dates, up to 2011, the cost is determined including VAT.

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The calculator is designed to determine the approximate cost of office (administrative) buildings. It is possible to determine the value at a date in the past, up to 2011.

To make the calculation, you need to know the area of the premises in the above-ground part of the building, as well as the area of the premises that can be used to accommodate people in the basement, attic and basement parts of the building (if any).

Please note that the cost of the building is calculated including VAT.

Cost of a share in an apartment

And everything would be fine, a standard assessment, but it’s not so simple.

When assessing the value of a share in an apartment, all the same factors are taken into account as when assessing a separate apartment with one owner (type and condition of the building, location, transport accessibility and other parameters described in detail in the corresponding section of our web resource.

) The main feature of valuing a share is that the share can almost never be allocated in kind, including one or more rooms. It turns out that the new owners need to either divide the apartment into premises, or come to an agreement themselves, without involving an independent appraiser.

In this case, the appraiser applies a comparative approach, selecting analogues of rooms on the market, usually located in communal apartments. And if the share was not allocated (there is no division between the owners of the apartment into separate premises), then the appraiser will be forced to select shares as analogues. There are not many such analogues on the market, and therefore the assessment is very difficult.

Very often our specialists are faced with the assessment of a share in an apartment, house, or even a room. Most often, this need arises for our clients when they need to divide real estate upon entering into an inheritance. For example, a grandmother dies in a one-room apartment, and her numerous relatives legally divide the thirty-five-meter apartment.

The procedure for determining the value of a share in an apartment

It would be the height of naivety to believe that calculating the value involves simply multiplying the market price of the premises by the size of the share - a similar approach to carrying out valuation activities takes place when the owners sell the premises and divide the money among themselves. In a situation where part of the housing is purchased for subsequent living in it, resolving the issue becomes much more difficult. In 100% of cases, the value of the share is less than the part of the property calculated arithmetically.

When selling their share in an apartment, in accordance with the requirements of Article 250 of the Civil Code of the Russian Federation, the co-owners of the apartment receive the right of priority purchase.

Selling property to third parties (at a price no less than that offered to its residents) is possible only after a written refusal by the co-owners or their failure to make payment within a month after the offer to sell was received.

Features of valuing a share in an apartment

An exception may be a transaction with relatives or co-owners of shared ownership, since they have the right of first refusal, based on Article 250 of the Civil Code of the Russian Federation. That is why it is important for the buyer of a share to obtain from the seller a written consent certified by a notary from everyone who owns this apartment by right of shared ownership.