IMLU · COMMERCIAL · INVESTORS AND REAL ESTATE COMPANIES
Property preparation for investors and property companies
IMLU examines suitable residential properties, defines a targeted upgrade and pre-finances the agreed work.
You would like to sell an apartment or house from your portfolio. The condition matches the previous use, but appears outdated when sold. Before you invest additional capital, you need a reliable project basis: What work makes sense, how will it be financed and what property proceeds will remain in different sales scenarios?
In the Fix & Share model, the agreed materials are paid back first when sold. Any positive additional proceeds will then be allocated 50% to you and 50% to IMLU. You retain ownership and decide the scope of the project.
A decision for each property
Modernization is an additional economic decision. What counts for a sale item is what remains on your side after material reimbursement, revenue sharing, sales fee and other costs. A higher purchase price alone is not sufficient justification.
Align the scope with the planned sale
We look at the condition, target group and existing property documents. This results in a limited proposal for sales preparation. Work with unclear benefits or a need for further clarification will be assessed separately instead of automatically expanding the scope.
Have the capital requirements for the agreed work pre-financed
IMLU assumes the pre-financing of the agreed scope of upgrade. In the positive case, you give up a share of the divisible additional proceeds. Whether this route is right for you depends on your property, your available liquidity and the alternative of your own financing.
Track releases and changes
Base value, measures, material budget, additional work and acceptance are recorded in writing. You decide who releases the project and can approve changes. A viewing or inquiry does not replace an order.
Prepare the sale with documented work
The agreed scope includes organized project documents and a PINNEX starter package for each upgraded apartment. We coordinate which photos, descriptions, receipts and handover information are used for the specific property.
Which properties we check
A single apartment before sale
An apartment is generally usable, but has worn surfaces, outdated floor coverings or minor defects. We are examining a limited package of measures and comparing the upgrade with selling in the existing condition.
A vacant unit in the inventory
After the end of use, the decision must be made between re-letting or selling. The model described here refers to an agreed upgrade before sale. A renovation for further rental requires its own assessment and service agreement.
A house in need of selective renovation
When it comes to a house, we look at which areas can be specifically worked on before it is sold. Roof, structure, building technology, pollutants or a comprehensive energy renovation may require additional specialist clarifications and a different project scope. They are not compensated as a flat rate with sales preparation.
Several apartments for sale
If there are several units, the condition, scope and invoice are checked for each apartment. We then coordinate the order and the available execution capacity. An identical calculation for all units or parallel implementation is not required.
For an initial check, a comprehensible sales plan, accessible rooms and clarified responsibilities are helpful. Inhabited or rented properties require separate coordination of work and access. Any necessary consents or authorizations will be clarified before the respective intervention.
In this article we explain which work is typically checked before a sale Renovations before selling the property.
The scope of the project before it begins
The first potential assessment is free and non-binding. The next test step can be derived from the municipality, type of property, approximate size, condition and intention to sell. A binding proposal requires coordinated access and the necessary property information.
We note in particular:
- the initial state and the base value agreed in writing;
- the work planned and the services expressly not included;
- the reimbursable materials, the budget and the handling of receipts;
- Access, use, releases and necessary specialist clarifications;
- the schedule, status information and acceptance;
- the sales channel and existing sales or management mandates;
- dealing with additional work and cost changes;
- the rules for lack of positive additional proceeds, abandonment or failure to sell;
- Documentation, recipient and handover of the property documents.
The base value is agreed in writing before the start based on the assessment of the existing property. It is the reference value for the project model. It does not automatically correspond to your book value, purchase price, tax value or an independent bank valuation. Any required external assessment is classified separately.
We are planning at least a month for the renovation. Scope, condition and deliveries influence the specific process. Preparation, any approvals and the subsequent sale are also taken into account; a specific sale is not promised.
Example calculation for a single apartment
All numbers are freely chosen assumptions. They do not describe a completed IMLU project, nor a valuation or sales price forecast. The example assumes an additional IMLU sales mandate. The owner bears his fee after the proceeds are divided.
The project billing in the positive case
| position | Amount in CHF |
|---|---|
| Agreed value before appreciation | 735’000 |
| Assumed certified sales price thereafter | 890’000 |
| Refundable material costs | 27’000 |
| Divisible positive additional revenue | 128’000 |
| Your share of 50% | 64’000 |
| IMLU share of 50% | 64’000 |
| Your property proceeds before separate fees | 799’000 |
| Separate IMLU sales fee of 1.5% | −13’350 |
| Your property proceeds after this sales fee | 785’650 |
| Difference from the underlying value before sales costs | +50’650 |
The invoice before the sales fee is: CHF 799,000 for you, CHF 27,000 material repayment and CHF 64,000 IMLU share total CHF 890,000. Assuming own work costs of CHF 25,000, IMLU's share remains CHF 39,000 before further project, financing, operating and tax costs.
Comparison with equal sales costs: A sale at the base value of CHF 735,000 would result in CHF 723,975 after an assumed fee of 1.5%. Compared to this amount, CHF 785,650 is CHF 61,675 higher. The CHF 50,650 in the table, on the other hand, compares with the base value before sales costs.
All property proceeds are before additional VAT owed, taxes, consulting, notary and land registry costs, mortgage repayments, any prepayment costs, ongoing property costs and other agreed expenses. The figures do not represent reported corporate profits and are not a statement of freely available liquidity.
Financing the sale yourself without any work or upgrading
To ensure a fair comparison, we use the same 1.5% sales fee for all three methods. This is a comparative assumption, not a commitment to a third-party broker mandate. The sale after revaluation is assumed to be CHF 890,000 in both revaluation variants.
For our own financing, we choose freely assumed labor costs of CHF 27,000 in addition to CHF 27,000 for materials. Altogether, this amounts to CHF 54,000 of work to be pre-financed. These comparison costs are not a business offer obtained; the assumed internal IMLU work costs of CHF 25,000 are a different size.
The self-financed variant results in CHF 37,000 more property revenue than Fix & Share. In comparison, you spend CHF 54,000 on the work and organize its financing and implementation. With Fix & Share, IMLU takes over the agreed pre-financing and realization in return for a share of the positive additional proceeds.
Which variant is economically suitable depends on actual offers, financing, coordination effort and sales assumptions. This comparison does not take into account different interest, holding or tax costs. The zero in the preliminary column only applies to the agreed improvement work, not all costs of a property or sale.
Price and material budget change the result
A sales project cannot be assessed using a target price assumption alone. For the following positive variants, the base value of CHF 735,000 and materials of CHF 27,000 remain the same. The separate sales fee is 1.5% of the assumed purchase price.
| Purchase price CHF | Divisible additional proceeds CHF | Your 50% share CHF | Your property proceeds CHF |
|---|---|---|---|
| 810’000 | 48’000 | 24’000 | 746’850 |
| 850’000 | 88’000 | 44’000 | 766’250 |
| 890’000 | 128’000 | 64’000 | 785’650 |
The last amount is after this sales fee and before the other costs mentioned. The variants show the calculation effect of different prices; they do not say how likely a prize is.
The case without positive additional proceeds
With a purchase price of CHF 762,000, the divisible additional proceeds would be zero. At CHF 750,000 the bill would be −CHF 12,000. In both cases the positive 50/50 calculation cannot continue. The treatment of materials, work already carried out and a different sales process must be clarified in the project contract before it begins. The underlying value does not constitute a guaranteed minimum payout.
Additional materials require a new release
If the repayable materials in the example with an unchanged purchase price of CHF 890,000 increased from CHF 27,000 to CHF 37,000, the divisible additional proceeds would fall to CHF 118,000. Your share would be CHF 59,000; after the same sales fee, CHF 780,650 remained. That is CHF 5,000 less than in the original invoice.
This change is a calculation variant, not an automatic budget overrun. Additional work and materials will be checked according to the agreed rules and approved in writing. New assumptions belong in an updated calculation.
PINNEX for every upgraded apartment
If there are multiple units, the documents must belong to the correct apartment. That's why a PINNEX starter package is part of the intended scope for every apartment upgraded in the project. A property-related QR code and a property-specific PIN lead to the property information released for this purpose.
Depending on the agreed scope, this can include:
- dated pictures of the initial condition and the work carried out;
- Description of the approved measures and relevant changes;
- Information on materials used and existing product documentation;
- agreed receipts, instructions and existing guarantee documents;
- existing plans released for distribution;
- shared photos or 360° recordings for marketing;
- agreed information for the property handover.
Documents for your internal assessment and documents for prospective buyers are determined separately. Financing documents, internal purchase price assumptions and confidential tenant or company data do not automatically become part of the buyer's dossier. Recipients and the route of delivery are agreed per project.
PINNEX supports orderly documentation and handover. The scope, setup, recipients and any subsequent operating costs are recorded in the offer. This does not guarantee an automatic connection to your management software, a complete technical check or permanent free provision.
Suitable outdoor or drone shots can be part of the coordinated presentation. Access, recording and publication are permitted; the specific feasibility and necessary requirements are taken into account in advance.
Collaboration with your property organization
| role | Task in the coordinated project |
|---|---|
| Ownership/Company | Determines the sales channel, assigns the scope and names the authorized persons for approval. |
| IMLU | Checks the upgrading potential, finances and carries out the agreed work, documents it and prepares the project invoice. |
| Administration and commissioned specialist advice | Take over access, property information or technical inspections in accordance with their respective mandate. |
| Designated seller | Conducts marketing and sales as assigned separately; Documents and communication are coordinated. |
1. Discuss property goal and responsibilities
We will clarify whether you would like to talk about working together first or have a property for sale checked. An initial overview without confidential financing or tenant data is sufficient. Existing mandates and internal approvals will be taken into account in further planning.
2. View and create variants
After agreed access, we check the condition and scope of the upgrade. The project basis includes materials, time requirements and various sales assumptions. If you have your own renovation offer, it can be included in the comparison as an actual alternative.
3. Approve and agree on the project
You assess the proposal and have any outstanding technical, legal or tax issues clarified by the responsible specialist advisor. Base value, scope, budgets, acceptance and rules for a different course are recorded in writing before the start.
4. Upgrade and prepare for handover
IMLU carries out the agreed work and provides the intended status information. Changes are released according to the established procedure. Documentation, acceptance and the documents suitable for sale are coordinated.
5. Sell and settle the property
The assigned salesperson manages the sale. Materials, positive revenue sharing and separate fees are billed in a comprehensible manner in accordance with the agreements. The internal accounting and tax classification remain with you and the responsible advisor.
Questions from investors and real estate companies
Is the model also suitable for a single apartment?
Yes, we also check a single suitable sales property. A larger portfolio is not a requirement. The decisive factors are condition, scope, intention to sell and the specific agreement.
Can we first talk generally about cooperation?
Yes. You don't have to specify a property to discuss property types, documents and the process.
Why should I share any additional proceeds?
You have the agreed upgrade pre-financed and implemented by IMLU. In the positive case, this represents a 50% share of the divisible additional proceeds. The example calculation shows that your own financing can lead to higher property revenue given the selected assumptions. We therefore check the comparison for your specific property.
How much do I have to pay upfront for the upgrade?
The model does not provide for any prior contribution from the ownership for the agreed upgrading work. Material reimbursement and positive revenue sharing are part of the later project billing. Other property, consulting and sales costs are not automatically covered.
Will the entire increase in value be split 50/50?
The positive invoice divides the sales price minus the agreed base value and the repayable materials. IMLU covers the labor costs of the upgrade from its share. Separate fees and other costs are additional items.
Is the underlying value my book value?
The base value is the reference value for the project agreed in writing before the start. It is neither automatically your book value or purchase price nor a guaranteed payout. The accounting and tax treatment is assessed separately.
Can our agent continue the sale?
Yes, the sales channel is coordinated separately. The additional 1.5% only applies to your own, separately issued IMLU sales mandate. Your broker's actual fee will be taken into account.
What happens if the selling price is lower?
If the divisible additional proceeds continue to be positive, the shares will decrease accordingly. If the amount is zero or negative, the positive example calculation does not apply. The relevant rules must be agreed in writing before the start.
What happens if no buyer is found?
A lack of sale, as well as cancellation or a lack of positive additional proceeds, must be regulated before the start. The calculation example does not specify these contractual consequences and does not promise a specific sales date.
Can you take over several apartments at the same time?
We check the units and specifically coordinate the scope, capacity and sequence. A request for multiple apartments is not a promise of parallel execution or the same results per unit.
Does Fix & Share also work for further rentals?
The model described here is billed via the agreed sale. Work for another rental requires its own examination and service agreement. Higher rents or a specific rental date are not promised.
What should be taken into account for rented or inhabited properties?
Access, use and necessary consents will be clarified before work begins. A project request does not mean an automatic clearance or termination, nor does it mean a release by residents.
How long does the upgrade take?
We are planning at least a month for the renovation. Condition, scope and deliveries determine the specific process. Preparation and sales are planned separately; the sales period is not guaranteed.
What do we get with PINNEX?
One starter package per upgraded apartment with property-related QR code, property-specific PIN and agreed property documents. The scope, recipient, handover and any subsequent operating costs are determined for the project.
Do you only work in the canton of Luzern?
From Malters we support suitable projects in Luzern, Uri, Schwyz, Obwalden, Nidwalden and Zug. We check whether the property and the desired period are suitable before making an agreement.
Discuss your property or the collaboration
Do you have a property for sale in your inventory or would you like to know the process for future projects? Kacper Ruta is your contact at IMLU. For the first contact, your contact details and a short description of the request are sufficient.
Kacper Ruta · IMLU · Werkstrasse 11, 6102 Malters