For anyone buying property in Germany

Before you sign anything,
read this.

Paste the listing URL. In 2 minutes you'll know more about that property than most buyers find out in weeks.

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347 Protokolle analysed
1,840 risks flagged
First analysis always free
Why Yieldly exists

The listing looks fine.
The Protokoll tells a different story.

Page 11 of a WEG-Protokoll can contain a €50,000 liability. Yieldly reads it. The listing doesn't mention it.

Read the full Friedenau case study
Gründerzeit apartment building in Berlin-Friedenau
Berlin-Friedenau · Gründerzeit 1905
FOR SALE · €480,000
What the listing shows
Size72 m² · 3 rooms
Built1905 · Gründerzeit
Hausgeld€320/mo
EnergyClass E
VerdictLooks fine
No issues mentioned
What Yieldly found
Hausschwamm · 2nd floor
Sonderumlage ~€3,200–4,800/unit · p.11
Reserve fund below benchmark
€73,700 vs €100k–150k needed
Roof replaced 2023
Fully funded · no open levy
Proceed with caution
Pre-tax cashflow
−€148/mo
Before AfA · looks negative
After AfA tax saving
+€31/mo
+€179/mo at 32% · flips positive — but only without the Sonderumlage
What to do next — 3 steps before making an offer
1
Request the full Hausschwamm remediation report
Ask the seller for the architect's assessment. If no written report exists, negotiate a price reduction to cover worst-case remediation (est. €4,800/unit).
2 more steps + negotiation checklist
Unlock for this property →
How it works

From listing URL to full risk report in four steps.

Most buyers never read the Protokoll. The ones who lose money wish they had. Yieldly reads it for you — every page, every risk, ranked by what it costs.

1

Paste the listing

Copy any Immoscout24 URL. We pull the property details automatically — address, price, build year, Hausgeld.

2

Tell us your situation

Buying to let, to live in, or to sell later? Your intent shapes what we calculate and show.

3

Upload the Protokolle

Drop in the WEG-Protokolle and Exposé. AI reads every page — flagging every risk by financial impact.

4

Get the full picture

Real costs, risks, tax angle — and a clear verdict before you make any offer or contact the Notar.

Yieldly stays open for the whole search
First look
Verdict in 2 min
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Make an offer
Model price scenarios
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No Notar surprises
What the output looks like

A real analysis, before you commit.

Select how you're buying — the analysis adapts to your intent.

3-Zimmer · Friedenau, Berlin · 72 m² €480,000 · Built 1905
Proceed with caution
Gross yield
3.4%
avg 3.9%
Net yield
2.1%
after costs
After-tax/mo
+€31
after AfA 32%
Monthly P&L
Rental income+€1,350
Hausgeld−€320
Mortgage interest−€912
Maintenance reserve−€266
Pre-tax−€148/mo
AfA 2.5% (1905) · +€179/mo tax saving at 32% → +€31/mo after tax
WEG-Protokoll analysis
Hausschwamm — dry rot confirmed
Sonderumlage ~€3,200–4,800/unit · p.11
4 issues found — 1 serious.
Unlock the full Protokoll analysis to see every flag, Sonderumlage exposure and your negotiation checklist.
Unlock Protokoll analysis →
3-Zimmer · Friedenau, Berlin · 72 m² €480,000 · Built 1905
Check building risks first
Price per m²
€6,667
avg €6,200
Above market
+7.5%
overpaying
Own vs rent
−€180
cheaper/mo
Monthly breakdown
Mortgage repayment−€1,912
Hausgeld−€320
Maintenance reserve−€266
Total monthly−€2,498/mo
Asking price +€33,600 above market. Negotiation headroom est. €15,000–30,000 — before building risks resolved.
WEG-Protokoll analysis
Hausschwamm — dry rot confirmed
Sonderumlage ~€3,200–4,800/unit · p.11
Building risk changes this deal.
Resolve Protokoll findings before any offer.
Unlock full analysis →
3-Zimmer · Friedenau, Berlin · 72 m² €480,000 · Built 1905
Hold beyond 10 years
5yr exit (1%)
−€8,400
after tax
10yr exit (2%)
+€12,360
after tax
Tax-free exit
After 2035
10yr threshold
Exit timeline
Purchase price€480,000
Est. value 10yr (2%)€585,000
Spekulationssteuer (5yr)−€8,000
Net gain 10yr (tax-free)+€105,000
Sell before 10 years → Spekulationssteuer applies. Hold past 2035 for a tax-free exit.
WEG-Protokoll analysis
Hausschwamm — affects resale value
Sonderumlage exposure · p.11
Unresolved risks depress your exit price.
See all flags and Sonderumlage exposure before committing.
Unlock full analysis →
3-Zimmer · Friedenau, Berlin · 72 m² €480,000 · Built 1905
Negotiate first
Price per m²
€6,667
avg €6,200
Monthly all-in
€2,498
own vs €2,678 rent
Negotiation room
~€15–30k
estimated
What matters for your decision
Fair at asking price?Marginal
Cheaper than renting?Yes, slightly
Cash flow positive if let?Yes, after tax
Building risks present?Yes — critical
Safe to proceed as-is?Not yet
WEG-Protokoll analysis
Hausschwamm confirmed
€3,200–4,800/unit exposure
4 issues · 1 serious
The building risk changes this deal regardless of your intent.
Unlock full analysis →
Pricing

Stop analysing blind.

Your first analysis is always free. The Buyer plan is for anyone actively comparing properties. Cancel any time.

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  • 1 analysis, no account required
  • Full cost & cash flow breakdown
  • AfA tax saving estimate
  • Clear verdict explained
  • Protokoll AI analysis
  • Portfolio & PDF export
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5 Protokoll AI analyses/month
Buyer
€19 / month
Up to 10 analyses · cancel any time

Full cash flow, AfA, 10-year exit — and the AI that reads the Protokoll so you don't sign a six-figure liability by accident.

  • Up to 10 analyses per month
  • Full cost, cash flow & AfA analysis
  • 5 Protokoll AI analyses/month
  • AI recommendations per risk flag
  • Saved portfolio — compare side by side
  • PDF export — shareable with advisors
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Premium add-on
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When you're ready to make an offer

Deep document intelligence for one property. Run it before you sign — every risk flag, Sonderumlage exposure and a negotiation checklist.

  • Everything in Buyer
  • Deep Protokoll AI — all risk flags
  • Energieausweis extraction
  • Multiple financing scenarios
  • Branded PDF for your bank
  • Negotiation checklist
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For property funds, buying agents and Hausverwaltungen running high volumes. Custom pricing and API access.

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FAQ

Common questions.

Everything you'd want to know before you try it.

How does Yieldly analyse WEG-Protokolle?
You upload the PDF of the meeting minutes and our AI reads every resolution, discussion point and vote. It flags unfunded works (Sonderumlage risk), unresolved technical issues, and completed renovations — ranked by financial impact. The Buyer plan includes 5 Protokoll analyses per month.
How accurate are the yield and cash flow calculations?
Calculations are based on data extracted from the listing combined with your inputs (expected rent, tax bracket, financing terms). Results are estimates for decision support — not a guarantee. Confirm key figures with a Steuerberater before any purchase.
Which property listings does Yieldly work with?
Yieldly currently works with Immoscout24. Paste the listing URL and we extract property details automatically. You can also enter details manually if you have a private sale or a listing from another source.
Why can't I just use ChatGPT for this?
ChatGPT can't extract live listing data, doesn't know German AfA rates by build year, and has no structured logic for Hausgeld deductibility or Spekulationssteuer. Yieldly combines all of that with WEG-Protokoll AI in one workflow — including finding what's on page 11.
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