Sample output
What a finished analysis looks like
One flat, one Exposé, one energy certificate, one set of minutes — read end to end. Every number below carries the page it came from, and every risk carries the rule it comes from.
3-room flat · 84,5 m²
Musterstraße 12, 20255 Hamburg-Eimsbüttel
- Asking price
- 349.000 €
- Per m²
- 4.130 €
The number the listing does not show
A listing advertises the asking price. What you actually commit to is that plus the purchase costs plus what the building needs.
- Asking price
- 349.000 €
- Purchase costs
- 39.821 €
- Renovation
- 68.000 – 112.000 €
- True investment
- 456.800 – 500.800 €
As advertised
11,4 % — 5,5 % transfer tax, 2,0 % notary and land registry, 3,57 % agent
Heating, façade and windows, estimated range
What this flat actually costs you
Extracted profile
45 fields were read from the documents. These are the ones that move the number — each with its source and how certain the model was.
| Field | Value | Source | |
|---|---|---|---|
| The flat | |||
| Type | Eigentumswohnung | Exposé · S. 1 | |
| Living area | 84,5 m² | Exposé · S. 2 | |
| Rooms | 3 | Exposé · S. 2 | |
| Floor | 3. OG von 4 · kein Aufzug | Exposé · S. 2 | |
| Year built | 1968 | Exposé · S. 2 | |
| Energy and fabric | |||
| Energy class | F | Energy certificate · S. 1 | |
| Energy demand | 178 kWh/(m²·a) | Energy certificate · S. 1 | |
| Heating | Gastherme · Bj. 2004 | Photo · Foto 17 | |
| Windows | Isolierglas, 2-fach · 1998 | Owners' minutes · S. 4 | |
| Insulation | Keine Fassadendämmung | Energy certificate · S. 2 | |
| Ongoing costs | |||
| Asking price | 349.000 € | Exposé · S. 1 | |
| Service charge | 310 € | Exposé · S. 5 | |
| Maintenance reserve | 18.400 € | Owners' minutes · S. 2 | |
| Ground lease | Kein Erbbaurecht | Exposé · S. 6 | |
Scores
Each score is derived from the extracted fields, not from an overall impression.
- Energy34/100
- Renovation pressure41/100
- Condition62/100
- Document completeness88/100
What was read
Every page, including the ones nobody reads.
- 62 pages
Exposé
Agent listing, PDF
- 4 pages
Energy certificate
Demand certificate, valid to 2031
- 11 pages
Owners' meeting minutes
Last three years
- 24 pages
Photos
Listing images, classified
Risks found
Each one names the rule or the document it comes from, so you can check it.
Gas boiler from 2004
HighA gas boiler installed in 2004 is near the end of its service life, and the building has no district-heating connection. Replacement is a question of when, not whether.
GEG § 72 · replacement obligation
18.000 – 32.000 €
No façade insulation
MediumThe energy certificate records an uninsulated façade on a 1968 building. This is the single largest contributor to the F rating.
Energy certificate, p. 2
35.000 – 60.000 €
Maintenance reserve is thin
Medium18.400 € across the whole building against façade and heating work that is already being discussed. Expect a special levy.
Owners' minutes, p. 2
Third floor, no lift
NoteNot a defect, but it narrows the resale market and matters if you plan to stay long-term.
Exposé, p. 2
Questions for the viewing
34 questions
Generated from what the documents could not answer. Each one exists because a specific field was uncertain or a specific risk needs a fact only the seller has.
What is the exact year of manufacture on the boiler's type plate?
Read from a listing photo at 82 % confidence — the plate settles it.
Has a special levy been resolved or discussed in the last three owners' meetings?
The reserve does not cover the work the minutes describe.
Is there a resolution or a quote for insulating the façade?
Decides whether the 35.000 – 60.000 € falls to you or is already funded.
Were the 1998 windows ever replaced in this flat specifically?
The minutes describe the building; your flat may differ.
Cost ranges are estimates derived from published construction-cost indices and the building's stated condition. They are not quotes. Always get a tradesman to price the work before you make an offer.
See this for your own listing
Paste a listing URL or upload an Exposé. You get the same profile, the same sources and the same questionnaire — for the flat you are actually considering.