You have an occupied home—by pure squatters or by a tenant who stopped paying and won't leave—and you're wondering what was unthinkable a few years ago.: sell it like this. The good news: sell a squatted house It is legal and there is a market for it. The bad: paid with a significant discount. Here are the real options, with their numbers and deadlines.
First, name your situation
It's not the same trespass (enter your habitual residence or second residence in use: the police can act immediately), what usurpation (occupy an empty home: criminal or civil, slower), what concern (a tenant with a contract who stops paying: eviction due to non-payment, it's not even “occupation” legally). Each scenario has its procedure and deadlines, and conditions the sale price differently.
Option A: evict first, sell later (the one that gives the most money)
It is the slow way but the one that preserves value: free housing is worth the entire market; busy, no. Procedures have been streamlined in recent years, but there is still talk of many months. Meanwhile: don't cut off supplies or change locks on your own (can turn against you as coercion), document everything and act quickly — report and sue as soon as possible, the stronger your position.
Option B: sell with occupation inside
There is a market of investors who buy occupied homes, assuming the procedure themselves.. The typical discount ranges from 20% al 50% of the market value according to the type of occupancy, the procedure point and the area. The more advanced the eviction is (admitted demand, release date), lower the discount: That's why it almost always pays to start the procedure even if you plan to sell..
Option C: the negotiated exit
Inconvenient but often the fastest and cheapest: negotiate voluntary departure (the so-called key compensation). Before discarding it on principle, compare it with months of installments, THE PLACE, deterioration and lawyers. Done in writing and with advice, unlock full value sale in weeks.
The numbers you should put on a sheet
Free home value (with a real market valuation), busy estimable offer, monthly waiting cost (mortgage, THE PLACE, community, insurance, deterioration) and realistic deadline of the procedure. With those four figures, the decision between A, B and C stop being emotional.
At Mayrasa we help you with the real estate part: assessment in both scenarios, contact with buyers of the appropriate profile and sales management when the home is vacant; from the real estate consultancy we guide you to the appropriate legal professionals. And if your case is still preventable, read our guide occupation prevention. Tell us your situation and we will give you the numbers of each exit.
How much is discounted depending on the type of occupancy
The discount is not the same in all cases: It depends on the legal avenue available and how quickly the home can be recovered.. An orientation:
| Scenery | Legal route | Discount when selling busy | Indicative deadline |
|---|---|---|---|
| Break-in (housing in use) | Immediate police action | Low: usually recovers before selling | days or few weeks |
| Usurpation (empty house) | Criminal or civil | Of the 20% al 40% | several months |
| Concernsoccupation (non-paying tenant) | Eviction due to non-payment | Of the 25% al 50% | Of 8 a 18 months according to the court |
The rule that is repeated in all three cases: the further advanced the eviction procedure is, the lower the discount that the buyer will ask for.
If you sell busy, don't lose too much
The occupied housing market is full of buyers who live precisely from the seller's ignorance.. To not give away money: always part of one free property valuation, to know exactly what percentage you are giving up; initiate the eviction procedure before selling, because every advance (admitted demand, release date) the offer increases; ask for several offers instead of accepting the first; and distrust whoever rushes you. A discount of 20% with the eviction already underway it is very different from a 50% “to get it off your back” the first day.
What to do from today
- Identify your scenario: trespass, usurpation or non-payment of a tenant.
- Complaint or demand as soon as possible; the start date marks your position.
- Get a rating in both scenarios: free housing and occupied housing.
- Calculate the monthly cost of waiting (mortgage, THE PLACE, community, insurance, deterioration).
- Compare the three outputs with those figures in front, not hot.
Errors that aggravate the problem
- Turn off the water or electricity or change the lock on your own, which can become a crime of coercion against you.
- Let months pass without reporting or suing, weakening your case and your price.
- Accept the first offer from a fund without an appraisal that tells you how much you are losing.
- Failure to document occupation with photos, dates and communications.
- Close a word negotiated exit, without contract or advice.
Frequently asked questions
Is it legal to sell an occupied house?
Yeah. You can sell the property even if it is occupied; The buyer acquires the property with the situation inside and assumes the eviction procedure. Yes indeed, You must transparently report the real state of the home.
How much do I lose if I sell busy??
Between a 20% and a 50% of market value, depending on the type of occupation, the phase of the procedure and the area. The more advanced the eviction is, the smaller the discount, so starting the procedure almost always pays off even if you plan to sell.
Can I remove the occupants myself??
Not by force. Taking the law into your own hands—changing locks, cutting off supplies or entering without authorization—may constitute a crime. The path is always the legal path, and the sooner it starts, better.
Is key compensation legal?
Yeah: It is a voluntary agreement for the person occupying the home to leave it in exchange for an amount. Compared to months of procedure, expenses and deterioration, it is often the quickest and cheapest way out. It is always advisable to do it in writing and with advice.
