Valuation of a share in an apartment for purchase. How to evaluate a share in an apartment that is shared ownership

To calculate the cost of a share in an apartment

, the laws of mathematical proportion do not apply.
The main misconception is that if an apartment costs 8,000,000 rubles, then for a ¼ share in the apartment you can sell it for 2,000,000 rubles. Such calculations are appropriate only in the case of selling the entire apartment, but are completely incorrect when calculating the cost of a share in the apartment
.

When selling a share in an apartment, you need to take into account the fact that the co-owner may not be eager for Mr. or Mrs. “X” and their “X” to take over part of his home. Therefore, the generally accepted formula for the cost of a share in an apartment is half of the cost that would be received for a share in an apartment if the apartment were sold in its entirety.

In the above example, the market value of a 1/4 share in an 8 million apartment will be approximately 1,000,000 rubles. Of course, there are still quite a few factors that increase or decrease the cost of a share in an apartment

, such as: viewing, the number of co-owners, the presence of minors among them, the intensity of passions, the ability to determine the order of use, the ability to occupy a room and much more.

Share in an apartment

- a relatively new segment in the real estate market, and for many not entirely clear and well-known, so there are much fewer people who want to buy rooms. Currently, there are already quite a few real estate agencies that specialize specifically in shared ownership. If determined correctly, its sale will take no more than one month. If you engage in amateur activities or get to an agent who is not involved in this issue, then you can sell a share in the apartment for years.

Unfortunately, among the agencies there are also those who are not entirely clean. It is a common practice to call the initially inflated cost of a share in an apartment

, just to lure the seller of a share in the apartment to his office.
The goal is to conclude an agency agreement with the client. They understand perfectly well that a share in an apartment
cannot be sold at the stated price, but this is not the main thing.

Subsequently, close work begins with the seller of the share in the apartment, who is already under contract. After a series of unfulfilled promises and constant pressure from the agent, the tortured owner of the share is ready to agree to almost any conditions. There is a certain formula applicable to determining the value of a share in an apartment

and if someone says that they will sell it for much more than others, you know that they are deceiving you.

In order to avoid getting into such a situation, you should pay special attention to the agency’s reputation. If the above example occurs, write your reviews about this real estate agency. As you know, it (reputation) takes a long time to earn, but is lost quickly. That is why our company takes such care of its reputation, which we have earned and justified over many years.

If our company said that we will produce, then we will do exactly that, and within the time frame that we agreed on. If we said that we have your share in the apartment

there is a buyer, then he actually exists and we do not need to enter into an agency agreement with you for three months. The contract with you will be concluded for a period of no more than one week, which will be needed to prepare and conduct the transaction. Unlike many real estate agencies, we are always ready to confirm our words with the money transferred to you as an advance payment.

Don't let yourself be deceived. Here is a list of those we offer for sale. We specifically indicate in the note the cost of the entire apartment so that you can understand how the cost of the share in the apartment is calculated.

Legality and compliance with all civil law rules when selling a share in an apartment,

It is very important not to spend the next couple of years in the courts proving the legality of the transaction. Please contact us with any questions related to this and we will be happy to help.

Valuing the share of an apartment, in particular before its immediate sale, is a number of very difficult procedures, even taking into account the fact that this will be done by specialists. Citizens who have never faced such a need before will have a difficult time.

Determining the value of a part of a real estate property depends on the price of the entire apartment, regardless of whether it will be sold in its entirety or only a share in it. For each Russian region and locality, this will not be the same amount, even when we are talking about almost identical property. That is why you should not rely heavily on comparisons with other proposals, since each individual case will have its own nuances.

The biggest difficulty in assessing shared ownership is the fact that it is not so easy to isolate this part itself as a separate object. It’s one thing to solve a problem on paper, quite another to implement what’s written. This is often due to the fact that co-owners arrange disputes regarding where the property of each of them begins and ends. Such circumstances, in turn, force them to go to court.

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Influencing factor

Owners of shared property often mistakenly believe that the part of the apartment they own can be assessed through simple arithmetic calculations, referring to the available area of ​​housing and the cost of the entire property. Applying such principles of calculation, as a result, the allocated share is either too inflated in price, or, conversely, too low. That is why independent examination is rarely objective, since it does not take into account other factors.

Before appraising the property, you should take into account the fact whether the co-owners have a documented procedure for using the living space. This rarely happens, since in more than ninety percent of cases it is impossible to do. But this point cannot be completely discounted. If the order is established, this will only play into the hands of the co-owners and the citizen who decided to sell his share. This is due to the fact that this state of affairs increases the value of his property.

The established procedure confirms the existence of an appropriate court decision or a voluntary written agreement between the owners, certified by a notary.

Evaluation procedure

Only a specialist can accurately calculate the value of a property. When selling a share in an apartment, it is logical to assume that the price of part of the residential premises will be significantly lower than if the entire property was sold.

Theoretically, it is not difficult to understand how to determine the share in an apartment and evaluate it. To do this, use the following formula.

RSD = (RSN x RD): K

In this case, RSD means the market value of the property, RSN is the market price of the property, RD is the size of the share, and K is a reduction factor. The latter is determined by calculation and represents the degree of sale of property.

Find out in more detail how real estate is assessed.

What also affects the rating?

Having an agreement signed by all participants in your hands, you should understand that without the signature and seal of a notary, it has no legal force and is invalid by law. If the document is drawn up according to all the rules, you should pay attention to the following:

In addition, it is important to take into account the total area of ​​the apartment. If we are talking about a fairly large footage, this will be a plus in assessing the cost of such housing. This is due to the fact that with a large area it is possible to separate each other in the future, for example, by.

List of required documents

Valuing the share of an apartment during a joint sale requires collecting a wide range of documents. The kit includes:

• documentation confirming the presence or absence of encumbrances on housing;
• information from the BTI;
• a copy of the certificate from Rosreestr on state registration of housing rights;
• passport of the owner of the object;
• documents confirming the authority of the representative if the person acts through an intermediary;
• cadastral passport of the premises;
• certificates of redevelopment, if any;
• a document confirming the ownership of housing: donation agreement, purchase and sale agreement, and so on.

The exact list of documents should be clarified with the appraisal organization.

Find out what you need when appraising an apartment.

Significant calculation nuances

Returning to the possibility of exchanging housing, it is quite logical when such a procedure is carried out from a three-room apartment into two others with different variations depending on the wishes of the co-owners. Here the cost of the share of the real estate will obviously increase by almost half. If in shared ownership there is not one room, but two, then you can count on a very successful deal.

When part of the housing is half the living area of ​​a two-room apartment or one third of a three-room apartment, the buyer has the right to receive an isolated living space. If we are talking about selling, for example, one-fifth of a one-room apartment, then finding potential buyers will be extremely difficult, and the price of such a transaction will be very low.

No less important is how many owners a real estate property has. The fewer there are, the higher the value of each share. The most desirable option would be a case with two owners, which would allow the starting price to increase by more than twenty percent. In addition, the price will be influenced by the number of citizens living in the apartment registered there.

Positive factors

The more positive factors the share has, the higher the final cost of housing.

What else does the price depend on?

The more people living in the apartment, the lower the cost of the sold share in it will be. This trend remains unchanged even if the property has only two owners, but in addition to them several more people are registered. The difference in price will be noticeable, commensurate with the demand for such an object.

Another obstacle to establishing a favorable price is the presence of minors in the apartment, especially when they have their share in the property. It will be very difficult to exchange such housing, and guardianship authorities must be involved in any transaction, without whose permission nothing can be done. Thus, the price of the share will be reduced by forty or even fifty percent.

Before you evaluate the share in the apartment yourself, you should take into account the fact that the category of living space also affects the final result. If the apartment belongs to a number of prestigious, expensive housing, it is too early to rejoice. Potential buyers who can only afford to purchase a share of the home (despite the fact that they would clearly prefer a separate area) will look for options cheaper than a room in an elite house.

Negative factors

Each negative factor subtracts a percentage from the cost of the part. In some cases, the sale of an object is completely unprofitable. In such situations, citizens sell shares to “black realtors” for a minimum cost in order to get at least some money.

List of factors:

1. Large part size (-20%). The owner wants to receive an ideal share. However, in practice, this is not possible. Therefore, most are often overvalued.
2. Inability to view the property before selling (-50%). This means that the owner does not have access to the apartment. The option is suitable for registration.
3. Many residents (-50%). Regardless of the size of the share, it is difficult to live in an apartment where someone else’s family lives. In addition, this is an additional burden on the plumbing. In addition to the co-owner of the share in the housing, members of his family have the right to reside.
4. Expensive apartment (-100%). If luxury housing is being assessed, then the chances of selling part of it are almost impossible. It is easier to buy a whole home than a share in an overly expensive apartment.
5. Co-owner who is on the waiting list for a subsidy (-30%). The lack of personal funds from the co-owners is the reason why it is impossible to get an exchange. If additional payment is required, they will refuse. And receiving assistance from the state can take decades.
6. Presence of minor co-owners (-30%). The sale of a child's share is possible only with the consent of the guardianship department. It is quite difficult to obtain. Therefore, it will be difficult to get an exchange. The more children, the more difficulties with the apartment.

Who conducts the assessment

The property for sale is usually assessed by specialists in this field based on a pre-submitted application. You can also contact government agencies, in accordance with Article 252 of the Civil Code of the Russian Federation. According to it, when one of the co-owners, having another living space, has a small share in the apartment in question, the other owners can buy it out by court decision. Of course, the evicted citizen will have to compensate for his loss through a financial payment commensurate with the value of his share.

Minor shares include areas that are less than half of an apartment or a less isolated room. Previously, according to the law, one fourth of housing was recognized as an insignificant share, but, due to changes made to Russian legislation, today this area should be less than half of the total housing area.

On the territory of the Russian Federation, only those appraisers who have the appropriate license, admission, state permit and are members of a self-regulatory organization of appraisers (SRO) are allowed to conduct an appraisal inspection.

What is the cadastral value of a share

The cadastral value of a share of housing is the market price of a property, which is determined during the cadastral valuation process initiated by the state. This indicator affects the calculation of apartment tax. The higher the amount received, the correspondingly higher the tax contribution.

The cadastral value of a share in an apartment is important specifically for the formation of the tax base, however, various disputes often arise on this issue. To resolve them, the country has special pre-trial adjustment mechanisms - commissions for challenging cadastral values.

Find out how to find out the cadastral value of real estate.

Expertise for court

Quite often it happens that you have to go to court. The reasons for this are very different, ranging from conflicts between co-owners and ending with complications in the allocation of part of the property in kind.

Valuation of a share in an apartment for the court is more strict, so appraisers approach this procedure with maximum responsibility. Experts from the appraisal company carry out the examination with the same permits mentioned above. Difficulties arise here due to the division of common areas (sanitary facilities, hallway, balcony, storage rooms, etc.). These are objects that cannot actually be divided, completely blocking access to them by any of the owners. In each individual case, before evaluating a share in an apartment for sale, more than a dozen features will appear, so it is impossible to predict the result in advance.

Who has the right to carry out assessments for the court:

• Members of a self-regulatory organization of appraisers who have an SRO certificate;
• Specialists of the mentioned organizations who have taken advanced training courses at least once every three years;
• SRO employees who have insurance for their professional activities.

The information in this article is provided for informational purposes only. We recommend that you contact our lawyer.

Valuing a share in residential real estate is a rather complicated procedure even for professional participants in the housing market, not to mention people who have never encountered the valuation of apartments.

To determine the cost of an entire apartment, you can simply compare the parameters of the property being sold with similar parameters of housing offered for sale in a specific Russian region. The difference in price may vary slightly depending on the area where the apartment is located, the quality of repairs and other details, but in general it is not difficult to determine the approximate cost of housing.

The situation is different with shares in an apartment. The difficulty of assessing a share in real estate is due, first of all, to the fact that the shares indicated on paper are not so easy to allocate in one shared apartment in reality. Even the owners of housing in shared ownership cannot always determine where the territory of each of them begins and ends.

In addition, the price of a certain share highly depends on various details (the number of shareholders, the number of rooms in the apartment, the presence or absence of tenants registered in the apartment and many other factors).

Valuation of apartment shares

Land valuation is the determination of the value of one or more plots of land using various valuation methods.

A land plot is a part of the surface of the earth that has boundaries certified and described by a government official in accordance with the established procedure, as well as everything that is above and below the lines of the land plot, excluding cases described in federal laws on the use of airspace, subsoil, etc. .

The valuation of a land plot is always associated with one of the rights to land: ownership, lease, easement.

The cost of land depends on many factors. First of all, this is the location of the site, as well as the state of the land market. The valuation of land also depends on the availability of communications and the possibility of connecting them to existing networks in the case of real estate construction. Of considerable importance are the data of engineering-geological and engineering-geodetic observations, which show the composition and characteristics of the soil and information about the terrain. This data can be useful both during construction and in calculating possible costs associated with construction.

When assessing land, its functional purpose and the possibility of changing it are taken into account.

The most common types of functional purpose of land plots:

- Agriculture;

— Individual residential construction;

- Industry;

— Gardening;

— Resort lands, etc.

It happens that just changing the purpose of a land plot led to an increase in its value by an order of magnitude.

To determine the most effective way to use land, you need to keep in mind:

— Location of the site;

— Purpose and permitted use of these lands;

— Predominant land use methods in the area where the site is located;

— Possible changes in the land market;

— Expected conditions of operation and profit;

— Current use of the land.

To estimate the value of land, the following three approaches are used:

Profitable – the net income from the use of a plot of land is taken into account;

Comparative – the costs of similar plots are compared;

Costly - the costs of possible improvements to the land are calculated.

Most often, the comparative method, also called the market method, is used in valuation. Thanks to the comparative method, the market price of the plot is determined, which is necessary, for example, for purchase and sale transactions and other transactions on the land market. In the case where the site generates income from economic activities or from rental, a profitable approach is used. A cost approach is usually necessary when assessing a site that requires improvements or reclassification of use.

An assessment of the shares of an apartment is necessary if the apartment is owned by several owners or if there is a plan to divide the property.

The cost of a share in an apartment depends on the following parameters:

• share size in square meters and percentage of the entire apartment
• layout of the apartment and the possibility of unhindered access to it
• possibility of actually living in a shared apartment
• number of owners
• number of registered residents in a quartile
• actual number of people living in the apartment
• location and type of house
• general condition of the apartment (technical, sanitary, etc.)
• presence of tax and utility debts
• number of previously completed transactions
• urgency of the issue of selling the share
• presence or absence of court decisions or other restrictions on the sale of shares
• presence of minors or incompetent persons
• situation on the real estate market

Shares in an apartment can be allocated in kind - for example, by room. In this case, the assessment of apartment shares is simpler, since objects that are similar to each other are compared. A more difficult option is when the apartment cannot be divided in kind. This happens in cases where the number of apartment owners is greater than the number of rooms. The calculation in this case turns out to be less accurate and more complex.

Another problem when assessing the shares of apartments is the different cost per square meter. In rooms with a smaller area, a square meter usually costs more. This works when comparing two premises of the same type - for example, rooms, but does not work when comparing the entire apartment and one of its rooms. These mathematical complexities are superimposed by everyday reality and legal problems.

Valuation of shares of apartments is often associated with conflicts between owners and other interested parties, therefore, the appraiser is required not only to be highly professional, but also to have a certain tact, the ability to work in a tense atmosphere and the ability to provide a reasoned explanation for his assessment.

Thus, the assessment of apartment shares should be carried out by independent experts with extensive experience in this field. Only a good specialist in appraising apartment shares will be able to adequately assess the cost per square meter in an apartment share, even in the simplest case and draw up a correct report.

Deadlines

You can apply to the court for a forced purchase of a share in an apartment within 3 years from the date of receipt of the owner’s refusal to sell.

Registration of the transfer of ownership of a share in an apartment takes:

• 5 working days – based on a judicial act;
• 3 working days – when filing an application with Rosreestr;
• 1 working day – when submitting an application electronically to Rosreestr;
• 5 working days – when submitting an application to the MFC.

State registration occurs when a record of the transfer of ownership of a share is made in the Unified State Register of Real Estate (USRN). The new owner receives a corresponding certificate.

Sources

• https://sodx.ru/ocenka/nedvizhimoe-immushchestvl/otsenka-doli-v-dome/
• https://www.grand-real.ru/evaluation/otsenka-kvartir/doli-v-kvartire/
• https://otscenka.ru/otsenka/nedvizhimosti/kvartiry/doli-v-kvartire/
• https://ros-nasledstvo.ru/otsenka-doli-v-kvartire/
• https://svoe.guru/otsenka-stoimosti-nedvizhimosti/dolya-v-kvartire.html
• https://estatelegal.ru/nedvizhimost/ocenka-doli-v-kvartire/
• https://law-divorce.ru/kak-rasschitat-stoimost-doli-v-kvartire/
• https://balashiha.gorod.guru/dolya-vykup

Why is an assessment needed?

Unlike a standard sale, assessing the share of real estate, finding clients and many other stages of the transaction will be much more problematic.

This is caused by the following features:

• not many citizens want to live in the same area with strangers;
• in some cases, co-owners may in every possible way hinder the sale of real estate and create a negative reputation for the owner;
• the cost depends not only on the property itself, but also on the co-owners, the condition of the common premises, etc.

Attention! Of course, if the purchase of a share of real estate is made by one of the co-owners, then the assessment procedure and many other features of this transaction will be significantly simplified.
Also, do not forget about the pre-emptive right of co-owners to buy out real estate (Article 250 of the Civil Code of the Russian Federation). An assessment of a property share may be necessary if the owner plans to:

• insure your home;
• transfer ownership of your part of the real estate;
• use part of the apartment as the authorized capital of the company;
• pay property obligations with real estate;
• use the apartment as collateral when applying for a loan or mortgage.

To evaluate a room, it is not necessary to evaluate the entire apartment. These two procedures are in no way related to each other.

Benefits of joining a group

The assessment results largely depend on the experience and qualifications of the specialist conducting the assessment activities. To ensure that the result of the examination does not disappoint, you should choose only proven companies with extensive experience in working with shared assets.

Why can you trust us?

• The inspection is carried out only by full-time appraisers who have qualification certificates for real estate appraisal.
• All appraisers are members of SROs, as required by law.
• The company's liability is insured for 100 million rubles.
• If necessary, a report on the results of the activities will be delivered by courier - you will not have to come to the office again.

At the end of 2021, the group was included in the list of the largest Russian assessment groups according to the results of the assessment by the RAEX agency.

Use the services of trusted appraisers - sign up for a free consultation with the group’s specialists.

Valuation of an apartment for court

A striking example is the division of property during divorce or conflict between apartment owners. If the parties cannot reach an amicable agreement and the case goes to court, it is required to submit to the court a report from an independent appraiser indicating the value of the apartment. In these cases, each party often hires their own appraiser, who must then defend their appraisal report in court. As a rule, spouses have an apartment in joint ownership (without allocation of shares).

Another common type of litigation that requires an appraisal report is flood damage compensation. An assessment of damage from the flooding of an apartment will be required for the court if the person responsible for the flooding refuses to compensate the damages to the owner of the apartment in an amicable manner. Only a competent appraiser who has experience defending his reports in court can assess the damage caused by flooding of an apartment for the court. Read more in the article “Assessing damage from apartment flooding.”