Many owners believe that the buyer who makes the highest offer is „the right one“ in the end. In practice, however, it has been shown time and again that when selling property in Nuremberg, the highest amount is the only thing that counts. No guarantee for a successful, stress-free and secure sale.
Often a slightly lower, but therefore reliable, financially viable and timely Offer significantly better.
In this article, I'll show you how to recognise which buyer really suits your property - and why the mere number on a piece of paper is often only a small part of the truth.
Why the highest price often means the highest risk
A high price sounds attractive at first. But there may be problems behind it that only become apparent later:
- Financing wobbles or bursts completely
- Buyers have not considered ancillary purchase costs
- Bank downgrades the property
- Unrealistic expectations regarding condition or modernisation
- Unstable life situations
- Intention to purchase only „on suspicion“
The higher the bid in relation to the market value, the higher the risk that it will not be realised. not sustainable is.
The bank is involved in the decision - and it decides objectively
The bank does not check what a buyer would like to pay, but:
- How is the Market value of the property?
- Does the price match the Standard land value, on location and substance?
- Which values result Asset value method or Income capitalisation approach?
- Is there sufficient equity for incidental purchase costs (land transfer tax, notary, land register)?
If the bank says: „Too expensive“, even the highest bid is worthless.
I regularly see buyers who want to take over - but cannot. The owner often only realises this weeks later, when valuable time has been lost.
Why reliability is often worth more than a 10,000 euro difference
A stable buyer is characterised by the following points:
- Financing is confirmed or very likely
- Sufficient equity is available
- Incidental purchase costs have been realistically factored in
- Timing ideas match the seller
- Understanding of condition, modernisation and energy aspects
- Realistic expectations and no hidden conditions
Such a buyer brings one thing above all: Security.
And security means:
- No long delays
- No cancelled notary appointments
- No unpleasant renegotiations
- No stress, because suddenly „everything is different“ after all
Why schedules can be crucial
Selling is rarely just about money. Other factors often play an important role as well:
- Does the owner need to sell quickly, e.g. due to inheritance or relocation?
- Should the handover date be flexible?
- Are there certain deadlines (e.g. due to speculation tax, clarify tax consultant)?
- Does the buyer's idea match the seller's process?
The highest price is of little help if the buyer wants six months to think about it.
Buyer behaviour is often a better indicator than the bid
I watch very closely, like an interested party reacts:
- Does he ask specific, factual questions?
- Does he show a real understanding of market analysis, market value and price structure?
- Does it respond in a binding and transparent manner?
- Does he already know his banking requirements?
Buyers who communicate clearly are also more reliable later on.
Buyers who remain vague often demand discounts later on.
Why an unrealistic highest bid leads to problems with the notary
Even if an exaggerated offer reaches the notary appointment, difficulties often arise there:
- Bank corrects valuation in the short term
- Buyer suddenly demands a price reduction
- Documents are scrutinised more intensively
- Modernisation costs are underestimated
- Withdrawal shortly before signing
The damage for the seller is then considerable: loss of time, nerves, unsettled interested parties, worse starting position for the new start.
The right buyer is the one who
really
can buy - not only wants to buy
The right buyer is:
- Financially stable
- Time compatible
- Seriously interested
- Realistic in terms of condition and market
- confident in his decisions
- traceable for the bank
These buyers don't always bring the highest bid - but they bring the sale at the end.
Why a second-highest bid is often the best choice
Many of my most successful sales in Nuremberg were concluded with the second or third best bid.
The reason:
- Financing was available immediately
- Buyers had sufficient equity
- Incidental purchase costs were clear
- No exaggerated expectations
- Clear, calm communication
- High probability of actually signing the contract
Sometimes 5,000 to 10,000 euros less is the price to pay for the sale. really safe takes place.
Checklist: How to recognise a really good buyer
- Is there a written confirmation of financing?
- Is the equity sufficient - also for ancillary purchase costs?
- Is the offered price compatible with the market value?
- Does the buyer understand the condition, modernisation and energy issues?
- Does the schedule fit?
- Does the buyer communicate clearly and bindingly?
- Are there no hidden conditions or special requests?
The more points you fulfil, the better.
Conclusion: The best buyer is not the most expensive - but the most stable
When it comes to selling property in Nuremberg, we see this time and again:
- The highest bid is only good if it is sustainable.
- The best decision is the mix of price, stability and process.
- In the end, a secure buyer brings the better overall success.
I therefore accompany owners not only in the pricing process, but also in the Buyer selection - so that the result not only sounds good, but is actually achieved.
