Viljandi · Apartment association financial analysis
Väike-Kaare tn 13 apartment association
Registered name: Viljandi city, Väike-Kaare tn 13 korteriühistu
Reg. code 80098852 · 12 flats in the association · 613,6 m² association flat area · Report year 2025 · Building EHR 112016754
Viljandi city, Väike-Kaare tn 13 apartment association (registry code 80098852) is the apartment association of the building at Väike-Kaare tn 13, Viljandi (registry data as of 10.11.2026). Per the 2025 annual report: 12 flats in the association, repair-fund balance €0, no bank loan. Building facts and flat prices → · Board and contact · Sources
Average monthly cost per flat (2025 report)
Not in the report
Association payments (excl. utilities)
A regional comparison group with a sufficient sample is not available.
Repair fund balance
€0 (€0/m²)
Bank loan burden
0 € · None
Financial health index (experimental)
Compared with the median (Paalalinna district)
–
The financial figures and calculation area cover the whole association. The apartment selector shows the separate building at Väike-Kaare tn 13 (12 apartments).
Index components and methodology
65/100
Good and stable position
Financial health index · 2025 report · experimental
Financial health index · 2025 report · experimental
Liquidity (25%)80
Loan burden (20%)85
Receivables (15%)75
Repair fund (25%)20
Governance (15%)80
Calculated from public annual reports; the weights are published. How the index is calculated →
Calculated from the member fees in the 2025 annual report; utilities are not included. It is a past-year average, not the current tariff. Sources: the association's 2025 annual report (Business Register) and flat areas from the Building Register. Sources ↓
Aerial photo · building outline from the Building Register (EHR) · Orthophoto 29.04.2024, Maa- ja Ruumiamet (open data licence)
Location map · CARTO Voyager · © OpenStreetMap contributors
5-Year Reserve & Capital Trend
Reserve / flat
€0
Reserve / m²
€0 /m²
Bank loan debt
0 € · Debt-free
Liquidity & buffer
80/100 · 78.5 mo operating buffer (after the repair fund)
Debt burden
85/100 · €0,0 /m²
Payment discipline
75/100 · Receivables €2 622
Repair reserve level
20/100 · €0 /m² (reserve)
Reporting compliance
80/100 · 5 yrs filed in row
View full 5-year balance sheet & cost outlook →
Source: Business Register (2025)
Critical analysis for buyers
Three essential findings before buying a flat
Verified observations derived from official annual reports and the building registry for this property:
Reported finances
Bank loan and repair fund
There was no bank loan at report year-end. The repair-fund balance was 0 €. Fund adequacy depends on planned works and their funding; check the budget plan and recent apartment bills.
Source: Annual report 2025; Estiq calculations
Repair expenditure
Repairs and maintenance carried out in report year
Repairs recorded in the report year totaled €1 083. Review the board's management report for the specific work schedule.
Source: Annual report 2025, repair expense line
Buyer verification
Request budget plan and debt clearance (KrtS § 43)
Under Estonian law (KrtS § 43), the purchaser is liable for the previous owner's unpaid association debts. Always demand a formal debt clearance certificate and recent meeting minutes before signing.
Source: Apartment Associations Act § 43
Costs by apartment type per the 2025 report
Calculated from the 2025 annual report (reg. 80098852) for 12 apartments in total.
Flat-table average 2025: Not determined
Repair-fund collections: No data
Recognized member revenue: €0,40 /m²
Loan principal, next 12 mo: €0.00 (no loan)
2-room
3 in the building
Recognized member revenue
€17 /flat
Repairs
—
Loan
€0 /flat
— /month
Allocated fund share €0
3-room
6 in the building
Recognized member revenue
€20 /flat
Repairs
—
Loan
€0 /flat
— /month
Allocated fund share €0
4-room
3 in the building
Recognized member revenue
€25 /flat
Repairs
—
Loan
€0 /flat
— /month
Allocated fund share €0
What the amounts shown include
Amounts come from the association's annual report (2025) divided by the association's total apartment area. Reports do not split costs by season, so actual summer and heating-season bills are not shown. Whether utilities (heating, water) are included depends on the association's billing.
Find your apartment in building
12 apartments in buildingSelect an apartment to estimate its value and historical report-based association costs.
Apartment 1 (2-room, 1. fl):
43,1 m²
min 43,1 m²
max 62,8 m²
Estimated monthly cost (2025 flat table):
— /mo
Recognized member revenue
€17 /flat
Repair fund
—
Association bank loan
€0 /flat
Accounting share of the repair fund (not withdrawable)
+€0
Calculated from the member fees in the 2025 annual report; utilities are not included. It is a past-year average, not the current tariff.
How the figures relate (2025): member fees recognised in the income statement €2 955 (€0.40/m²). These are different accounting quantities and cannot be added up; member fees and repair-fund collections partly overlap, and the flat-table total likely also includes passed-through utilities.
You know the building costs. What is a fair price for this flat?
Check flat value & order PDF (€7.99) →
Building Technical Condition
Renovation Works and Technical Findings
Works, contractors and technical observations mentioned in annual reports and meeting records; see each record for status and source:
The reports contain no detailed entries on completed repair works
The official annual reports do not include a separate table of completed works or itemised cost lines. Repair costs shown in the reports (2024): €1 083.
Advice for buyers: Ask the association board for the latest general meeting minutes, the approved budget plan and the apartment utility bills for the last 12 months, to confirm the real technical condition of the building and planned works before making an offer.
Sources
- The association's 2025 annual report (01.01–31.12.2025) — original PDF on the Business Register card (annual reports) ↗
- Flat areas and building data: Building Register (EHR), building 112016754.
- Figures are machine-read from the report and checked automatically by Estiq (balance-sheet totals against the notes); no person has reviewed them. Found an error? Write to [email protected].
A more detailed, automatically generated financial analysis (experimental) with its inputs and limitations.
Open the financial analysis ↗
Association 5-year financial trends
Official report data (2021–2025) from the Business Register
| Year | Member income (per report) | Repair fund inflow | Repairs done | Repair fund balance | Bank loans | Cash on accounts |
|---|---|---|---|---|---|---|
| 2025 | €2 955 | — | €0 | €0 | €0 | €21 649 |
| 2024 | €4 028 | — | €1 083 | €0 | €0 | €15 890 |
| 2023 | €2 945 | — | €0 | €0 | €0 | €12 505 |
| 2022 | €2 945 | — | €0 | €0 | €0 | €7 961 |
| 2021 | €7 622 | — | €0 | €0 | €0 | €2 981 |
Balance sheet at year end (2025)
Cash in bank accounts
€21 649
Receivables (report balance lines)
€2 622
Payables to suppliers (utilities)
€0
Bank loan balance
€0 (none)
Reserve capital
€18 066
Repair fund adequacy
Repair fund balance
€0
Repair fund balance per m²
€0,0 /m²
Repair fund balance per apartment (average)
ca €0
Annual inflow to the repair fund
—
Balance relative to annual repair costs
0,0 yrs
65
/ 100
Experimental model
Good and stable position
Association financial health index (65 / 100)
An experimental analytical model rates the association balance sheet, loan burden, residents payment discipline and repair fund adequacy across 5 independent dimensions (aligned with RTJ 14).
Liquidity
25% weight
80/100
Coverage of short-term liabilities by cash (estimated coverage period)
Loan burden and liabilities
20% weight
85/100
Remaining bank loan principal and short-term debts
Receivables and payment discipline
15% weight
75/100
Ratio of receivables to annual turnover and its trend
Repair fund adequacy
25% weight
20/100
Accumulated repair fund balance per m² and per apartment
Reporting and governance
15% weight
80/100
Consistency of filed reports and board composition
Model: Estiq Association Financial Health v2.1 (Experimental) · Based on Accounting Standards Board guideline RTJ 14
Regional comparison
Comparison with peers and neighbors
Comparison against local apartment association fee benchmarks, reserve levels and liabilities.
Fee level compared with the peer cohort
Monthly cost /m²
Data unavailable
Median (Paalalinna district)
–
Typical range (IQR)
–
Difference vs median
–
Key ratios and liabilities
Cost tier assessment
Cohort sample insufficient
Debt compared with the peer cohort
0 €
Receivables relative to annual costs
79.2 % of annual costs
Flats in the association
12 flats
Comparison with neighboring buildings on the same street
Repair fund and debt figures of neighboring associations from their latest annual reports.
| Building / Association | Flats | Repair fund €/m² | Bank loan | Cost €/m² a month (report) |
|---|---|---|---|---|
| Väike-Kaare tn 13 This association | 12 | €0,00 | €0 (none) | – |
| Väike-Kaare tn 15 ↗ | 12 | €5,84 | €57 286 | – |
| Väike-Kaare tn 17 ↗ | 24 | €8,28 | 0 € | – |
| Väike-Kaare tn 32 ↗ | 6 | €0,00 | 0 € | – |
Nearby (within 500 m)
Similar-sized associations in the area (±35% flats)
Väike-Kaare tn 15 · 12 flats · 50 m
Lõuna tn 10 · 8 flats · 273 m
Kevade tn 2c · 12 flats · 355 m
Kevade tn 33 · 12 flats · 396 m
Kevade tn 35 · 12 flats · 404 m
Kevade tn 39 · 12 flats · 406 m
Kevade tn 37 · 12 flats · 406 m
Paala tee 9a · 9 flats · 412 m
Vene tn 23 · 12 flats · 494 m
Vene tn 21 · 12 flats · 503 m
Buyer Due Diligence (Apartment Associations Act § 43)
Buyer checklist: 6 checks before purchase
When buying a flat, the purchaser also acquires a proportional share in all building loans, repair liabilities and past arrears. This checklist is tailored to this association’s actual data:
Utility bills
Essential check
Request the seller’s past 12 months of association invoices
Reveals exact winter heating costs, monthly maintenance fees, and actual payable amounts for this specific apartment.
Included in the Estiq association pre-purchase check
Management plan
Document from board
Review the approved annual management plan (majanduskava)
Shows whether the association plans to increase fees or commission new repairs during the current year, and verifies statutory reserve capital compliance (KrtS § 48).
Included in the Estiq association pre-purchase check
Future borrowing
General meeting
Check whether general meetings have discussed taking a new renovation loan
Ask the board for the current loan balance and recent renovation and borrowing decisions. Later decisions can change the position shown in the annual report.
Included in the Estiq association pre-purchase check
Building condition
Internal records
Request the minutes of general meetings from the past 3 years
Minutes reveal recurring resident complaints (e.g. roof leaks, heating, ventilation, parking disputes) and approved works.
Included in the Estiq association pre-purchase check
Payment arrears
Legal protection
Confirm that the association has no severe arrears and this flat is debt-free
Under the Apartment Associations Act, a buyer can be liable for unpaid debts of the previous owner. Obtain an official debt-free certificate.
Included in the Estiq association pre-purchase check
Reporting timeliness
Governance check
Check annual report filing timeliness and board internal controls
By law, the annual report must be approved and filed within 6 months of year-end. Filing reports retroactively or in multi-year batches indicates delayed administrative follow-up.
Included in the Estiq association pre-purchase check
Would you like help with these checks?
We run all checks for you within 48 hours: meeting minutes, upcoming loans and arrears (€149).
Board and official registry data
The apartment association is entered in the register of non-profit associations and foundations kept by the registry department of the court.
Official Business Register card
Full name
Viljandi city, Väike-Kaare tn 13 apartment association
Registry code
80098852
Legal form
Apartment association
Status
See the Business Register ↗
Association contact
On the Business Register card ↗ (Estiq does not relay the association's contacts)
Financial year
01.01 – 31.12
Management and related properties
Main building address
Väike-Kaare tn 13, Viljandi
EHR building code
112016754 →
Building and association
The association's address and the managed building may differ; the official address is in the Business Register.
Apartments in the association
12 apartments
Related building price info
View the building value page →
Frequently asked questions about the apartment association
What are the finances of the Väike-Kaare tn 13 apartment association?
From the 2025 annual report (reg. code 80098852): 12 flats in the association, repair-fund balance €0, no bank loans.
What is the registry code of the Väike-Kaare tn 13 apartment association and who is on the board?
The registered name is Viljandi city, Väike-Kaare tn 13 apartment association, registry code 80098852. The current board and the association's contact details are on its Business Register card (ariregister.rik.ee); Estiq does not publish board members' names or relay the association's contacts. Registry data as of 10.11.2026.
Is a buyer liable for the association's loans and the seller's arrears?
All owners repay the association's loan through their monthly charges, in proportion to their share. Under § 43 of the Apartment Ownership and Apartment Associations Act, a new owner is also liable, together with the previous owner, for the previous owner's unpaid charges.
Is the Väike-Kaare tn 13 repair fund sufficient?
At the end of 2025 the repair-fund balance was €0. Repair costs for the year: €1 083. The balance is a snapshot at the end of the reporting period; it does not show that future major works (roof, facade, pipes) are covered. Ask the seller for the latest technical inspection and general-meeting plans.
Does the Väike-Kaare tn 13 apartment association have a loan?
No. The association had no bank loan at the end of 2025.
Have the fees of the Väike-Kaare tn 13 apartment association gone up?
Member fees totalled €7 622 in 2021 and €2 955 in 2025 — a change of −61.2%.
Buying here? Check before you make an offer
Order an independent pre-purchase check before a binding offer – official registers and reports, written summary.
Association Pre-Offer Audit (€149)
48h expert audit: meeting minutes, hidden debts, loans & negotiation leverage.
Building & surroundings report (€3.99)
Estiq Radar (150–500 m construction), association finances, registers & environment in PDF. No flat valuation.
e-Business Register
This association official registry card (Business Register).
Apartment valuation report (€7.99)
Pick your flat on the building page: exact market value, Land Board comparables & rent in PDF.
Estiq Real Estate & Independent Expertise
How can we help you with the association Väike-Kaare tn 13?
Choose the service you need – we confirm the order within 1 business day; you pay only after confirmation.
€149 · 48h audit
Pre-offer due diligence
Minutes, loans & arrears
€7.99 · Flat-specific PDF
Apartment valuation report
Exact price, comps & rent →
Free consultation
Apartment sale & broker
Accurate market price and active buyers
EVS 875 report
Bank valuation report
Professional valuer certificate (EVS 875)
€149 · Most ordered service
Written summary within 48 hours of payment
Association pre-purchase check before a binding offer
Before you buy, Estiq reviews the association documents. We look at hidden renovation loans, the share of debtors, the real repair fund and the general meeting minutes.
Audit of annual reports and the actual balance sheet position
Analysis of general meeting minutes (voted loans and plans)
Check of the debtor list and risk assessment for the buyer
Negotiation arguments to bring the purchase price down