Buy-to-sell properties: tracking a purchase, a renovation and a sale
For properties you buy to sell rather than to let: what they cost, what a sale price would leave, the renovation budget, each owner's share and a tax estimate.
The "Buy to sell" purpose
A property's purpose can be long-term rental, short-term rental or buy to sell. A buy-to-sell property has no rental cycle, so Keyio hides what does not apply — bookings, guest registration, calendars — and opens on a Sale tab instead of the rental overview. It does not count as vacant on your dashboard.
You can change the purpose at any time until the property is sold, in either direction, without losing anything: a flat you could not sell can be let, and a rented flat can be put up for sale. A property being let can stay on sale at the same time — switch on "Track the sale of this property" in the Sale step of its form.
Recording what it costs
On a property with sale tracking, each expense says where it sits in the operation: Purchase (transfer tax, notary, land registry), Renovation, Holding (property tax, community fees, utilities, loan interest) or Sale (agency fee, municipal capital-gains tax).
Purchase and sale costs are left out of the rental reports — they are not expenses of letting the property. Renovation work is recorded as a property improvement and can be charged to a line of your renovation budget; the form warns you when an expense takes a line over budget.
The Sale tab
The Sale tab shows the stage of the operation (under review, purchased, renovation, for sale, deposit signed, sold), what you have spent, the total cost you can expect and the result at your target price, with the return on the total cost — and on your own capital if you recorded financing.
The simulator answers two questions: "if I sell for this, what do I make?" and "what do I need to sell for to make this much?", along with the break-even price. The split between owners follows the ownership percentages recorded on the property.
Buyers, viewings and offers
The Sale tab has a second view, Buyers, for everyone interested in the property: how they found it, how they would pay, the viewing you have arranged and each offer they make. Give a viewing a date and Keyio emails you a reminder the day before; it also shows up among your alerts.
The best offer still on the table is shown against your target price, and one click takes it to the simulator to see what it would leave. When a buyer signs the deposit, mark them as reserved — the property moves to that stage too. "Record the sale" asks for the final price and date, marks the property as sold and can discard the remaining buyers in the same step.
Buyers' contact details are stored encrypted and only the owner and editors of the property can see them.
The tax estimate
For an individual, Keyio estimates the capital gain — sale price less selling costs, minus the purchase price plus purchase costs and renovation — and the tax on each owner's share. Holding costs do not reduce the taxable gain, so it is usually higher than your economic result; the tab tells you by how much. For a company-owned property it applies the corporate tax rate you set to the result of the operation.
It is an estimate. It ignores each owner's other income, exemptions and losses from other years. Export the operation for your tax adviser and check it with them.
Once it is sold
Mark the stage as Sold and enter the final price and the sale date. The property keeps all its history and appears under Reports › Buy to sell with its real result, but it no longer takes new rentals and stops counting towards your plan's property limit.