Relocation & job change

You have a new job in another city — and suddenly a property sale is on the agenda that you really don't have time for. That is exactly the situation in which most mistakes happen. But a fast sale need not be a bad sale.

Time pressure is no reason for a knock-down price

In my work with owners who are selling because of a job change or transfer, I see the same pattern again and again: panic leads to an asking price that is too low. The logic behind it sounds reasonable — the cheaper, the faster. But that is only partly true.

A realistically set price with professional marketing sells a flat in Dresden in 30 to 60 days. A price that is too low might sell it in 14 days — but costs you €10,000 to €30,000 in proceeds. The question is: is that time saving worth that much to you?

The realistic sales plan: 30 to 60 days

Week 1–2: preparation Compile the documents (land register extract, energy certificate, declaration of division for condominiums), have a valuation done, set the asking price. Anyone who works cleanly here saves weeks of follow-up requests later.

Week 2–3: marketing launch Professional photos, brochure, online portals, social media where appropriate. In Dresden, ImmoScout24 and Kleinanzeigen work well — but without high-quality images, interested parties simply scroll on.

Week 3–5: viewings and negotiation Individual viewings or bundled appointments. In sought-after locations such as Neustadt, Striesen or Pieschen, two to three viewing days are often enough.

Week 5–8: notary appointment and handover Draft purchase contract, notary appointment, handover. This part can be sped up if all the documents are complete.

A case from my own practice: an engineer was transferred to Munich, with a moving date in eight weeks. We sold his 3-room flat in Pieschen in 34 days — at the full asking price. The key was thorough preparation in the first week.

Fast sale vs. best price: the honest trade-off

There are situations in which speed genuinely takes priority:

• The new employer does not cover a double burden
• Financing the new home depends on the sale proceeds
• A firm moving date is set

And there are situations in which a few extra weeks make the difference:

• The market in your location is good, but not overheated
• You can let the flat in the interim
• Bridge financing is possible

My advice: before you lower the price, check the alternatives. Sometimes an interim let for six months is the economically smarter decision than a €15,000 discount.

Preparation in record time: what really counts

The three indispensable documents:

1. Land register extract — from the Amtsgericht Dresden, takes 1–2 weeks (apply online!)
2. Energy certificate — available online within a few days, from around €80
3. Current floor plan — from the building authority or your own records

Express home staging: No elaborate redesign needed. Three measures with the greatest effect:

• Declutter and depersonalise (personal photos, collections, overfull shelves)
• Clean the windows, mop the floors, make the bathroom sparkle
• Fresh towels, a plant, good light for the viewing

This sounds trivial. But I have seen the same flat suddenly receive three times as many enquiries after two hours of tidying. The first viewing decides — and buyers decide in the first 30 seconds.

Professional marketing speeds up the sale

Private sellers regularly underestimate how much time marketing eats up. Answering enquiries, coordinating viewings, checking creditworthiness, conducting follow-up negotiations — that quickly adds up to 15 to 20 hours per week. Hours you don't have during a job change.

An estate agent takes on this work. And in time-critical situations that is not a luxury but an investment that pays off. The commission of 3.57 percent for buyer and seller is put into perspective when the sale price is right and the process runs smoothly.

Avoiding a double burden: your options

Bridge financing: your bank can provide a bridging loan to cover the time between buying the new property and selling the old one. Cost: depending on the bank, 3–5 percent interest, but only for a few months.

Letting as a backup: if the sale takes longer than planned, a fixed-term let in Dresden is no problem. Particularly in locations such as Neustadt, Striesen or Blasewitz, you will find tenants within a few days. The rental income covers the running costs — and you gain time for a better sale price.

Selling after the move: you don't have to be on site. An agent with a power of attorney can handle viewings, negotiations and even the notary appointment (with a notarised power of attorney). In practice this works better than many think.

Relocation-sale checklist: step by step

1. Make the decision to sell and set a timeframe
2. Compile the documents (land register, energy certificate, floor plan, declaration of division where applicable)
3. Have the market value determined — not an estimate, but a well-founded assessment
4. Decide: estate agent or private sale?
5. Get the flat sale-ready (express staging)
6. Launch the marketing (photos, brochure, portals)
7. Conduct viewings or delegate them
8. Have the purchase contract prepared
9. Plan the notary appointment and handover
10. Deregistration, mail forwarding, key handover