Tartu linn, Sõbra tn 1a // Võru tn 128 korteriühistu
Association of 17 flats. Sharp rise in association fees: +75% (2025); two loss years in a row; small reserve capital.
Sõbra tn 1a // Võru tn 128 korteriühistu is a 17-flat apartment association in Tartu linn, Tartu linn (2 buildings). Per its 2025 annual report, a typical flat paid the association €128 a month; total costs including utilities were €3.51/m² a month (highest quarter locally, Karlova linnaosa, Taga-Karlova subdistrict).
The repair fund held €41 345 at year end (€56/m², ≈ €2 432 per flat); in 2022 it was €26 275 — highest quarter locally. The association has a loan of €58 238 (≈ €3 426 per flat), last repayment 2035. Member fees rose 336% in 2022–2025 (€5 214 → €22 758 a year).
There are 15 associations with reports on the same street and within 500 m; their median is €2.99/m² a month in costs and €8/m² of repair fund. The board's report mentions: KredEx/tervikrenoveerimise projekt. Source: the association's annual reports (e-Business Register), floor area from the Building Register.
The association manages: Sõbra 1a, Võru 128, Tartu linn. Data: the association's annual reports 2022–2025 (e-Business Register), the latest for 2025.
All figures: the association's 2025 annual report; €/m² = per m² of flats (732 m², Building Register); "a month" = yearly amount ÷ 12.
What an owner pays the association each month in total, usually including heating, water and electricity.
The association's own charges without utilities: upkeep, management, repair fund, loan.
Money saved for future repairs. A bigger balance means less risk of a sudden extra charge.
The association's joint loan (usually for renovation). Repayments are part of the monthly fees.
! Worth watching
- Sharp rise in association fees: +75% (2025)€13 029 (2024) → €22 758 (2025)
- Two loss years in a rowcash €41 259 → €40 032
- Small reserve capital€1 526 — less than one month of costs (€1 911)
✓ Strengths
- Loan is being paid down€70 427 → €58 238 (2022–2025)
- Large repair fund€56/m² — highest quarter locally
Flags are taken from the association's management report.
Location and neighbouring associations
Associations on the same street and within 500 m, each by its latest report. The large dot on the map is this association. All associations and rankings in the area →
Compared with 15 neighbouring associations (median): total costs €2.99 (here €3.51) · fees €1.38 (here €2.59) · repair fund €8/m² (here €57)
On the same street: Sõbra tn
| Association | Distance | Flats | Total owner costs €/m²/mo | Association fees €/m²/mo | Repair fund balance €/m² | Loan balance | Year |
|---|---|---|---|---|---|---|---|
| Sõbra tn 1a (this one) | – | 17 | €3.51 | €2.59 | €57 | €58 238 | 2025 |
| Sõbra tn 4 | 80 m | 14 | €4.13 | €2.42 | €2 | €113 652 | 2025 |
| Sõbra tn 6 | 100 m | 6 | €2.08 | €1.21 | €8 | no | 2025 |
| Sõbra tn 12 | 170 m | 4 | – | – | – | no | 2024 |
| Sõbra tn 31 | 780 m | 36 | €1.88 | €1.00 | €3 | no | 2025 |
| Sõbra tn 48 | 1 010 m | 59 | €3.39 | €1.45 | €3 | €374 197 | 2025 |
| Neighbours' median | €2.74 | €1.33 | €3 |
Nearby (within 500 m)
| Association | Distance | Flats | Total owner costs €/m²/mo | Association fees €/m²/mo | Repair fund balance €/m² | Loan balance | Year |
|---|---|---|---|---|---|---|---|
| Sõbra tn 1a (this one) | – | 17 | €3.51 | €2.59 | €57 | €58 238 | 2025 |
| Võru tn 132 | 80 m | 9 | – | €6.36 | – | €117 791 | 2025 |
| Alevi tn 3a | 90 m | 13 | €3.64 | €2.22 | €14 | no | 2025 |
| Võru tn 120 | 90 m | 15 | €2.77 | €1.75 | €7 | no | 2025 |
| Vaba tn 1a | 120 m | 15 | €3.20 | €0.26 | €136 | no | 2025 |
| Võru tn 55a | 130 m | 19 | €1.56 | €1.30 | €23 | no | 2025 |
| Võru tn 53a | 140 m | 12 | €1.89 | €1.12 | €47 | no | 2025 |
| Vaba tn 2 | 140 m | 6 | €2.13 | €0.97 | €10 | €32 081 | 2025 |
| Vaba tn 4 | 140 m | 9 | €4.35 | €0.84 | €2 | €58 384 | 2024 |
| Vaba tn 6 | 150 m | 14 | – | €1.80 | €8 | €99 332 | 2025 |
| Võru tn 116 | 150 m | 13 | €5.77 | €2.21 | €58 | no | 2025 |
| Neighbours' median | €2.99 | €1.53 | €14 |
What owners pay for
Fees by type in 2025, as written in the report. "Average flat" = amount ÷ 17 flats ÷ 12; a bigger flat pays more.
| Fee | What it covers | Per year | €/m²/month | Average flat / month | Year before |
|---|---|---|---|---|---|
| Haldustasudbookkeeping, board and property manager | bookkeeping, board and property manager | €5 590 | €0.64 | €27 | €4 953 |
| Remonditasudsaved in the repair fund for future works | saved in the repair fund for future works | €17 168 | €1.95 | €84 | €8 076 |
| Total | €22 758 | €2.59 | €112 |
Fee names as written in the report.
Compared with Karlova linnaosa, Taga-Karlova subdistrict
Green band = the middle half of the area's associations (2025), tick = median, dot = this association.
Association fees per year
All flats together, excluding utilities.
Repair fund and works
The repair fund is the association's savings for the roof, pipes, façade and so on. When it grows, more is saved than spent; when it shrinks, the money has gone into repairs.
Repair fund balance
Saved and not yet spent, at year end.
Money in and out
When the collected bar is taller the fund grew; when spending is taller, savings were used.
Repair fund at the end of 2025: €41 345 = €56/m² ≈ €2 432 per flat
Works done, per the reports
Loans
An association loan is shared by all owners: when a flat is sold, its share stays with the building, not the seller. That is why a buyer should know the balance and the end date.
€58 238 outstanding at the end of 2025 ≈ €3 426 per flat
Principal due in the next 12 months €4 826 ≈ €402 a month (€24 per flat, plus interest)
| Lender | Balance | Rate | Ends |
|---|---|---|---|
| EIS, KredEx | €58 238 | Euribor + 6.00% | 2035-07 |
Loan balance at year end
Lower bars = the loan is being repaid.
All figures by year
The last column is the change from the first year to the latest: green = good news for owners, orange = a cost or risk is growing.
| 2025 | 2024 | 2023 | 2022* | Change | |
|---|---|---|---|---|---|
| Association fees per year | €22 758 | €13 029 | €5 041 | €5 214 | ×4.4 |
| Collected into the repair fund | €8 401 | €7 933 | €4 815 | – | +74% |
| Repair spending | €17 168 | €8 076 | €280 | €687 | ×25.0 |
| Repair fund balance | €41 345 | €42 266 | €39 707 | €26 275 | +57% |
| Loan balance | €58 238 | €62 724 | €66 622 | €70 427 | −17% |
| Cash | €40 032 | €41 259 | €40 478 | €33 645 | +19% |
| Reserve capital | €1 526 | €1 526 | €1 526 | €1 526 | ≈ |
| Association expenses (income statement) | €22 927 | €14 012 | €4 720 | €4 964 | ×4.6 |
| Result for the year | −€169 | −€981 | €325 | €1 505 | – |
* from the comparative column of the following year's report.
"Of which repair fund" is hidden: the figure read from the report matched repair spending.
Cash at year end
Money in the bank (incl. the repair fund).
Board's management report
Short summary of the 2025 report.
Ühistut juhib 4-liikmeline juhatus. Aruandes märgitud tähelepanekud: KredEx/tervikrenoveerimise projekt.
board: 4 members · members: 20 private + 1 companies.
See also
Frequently asked questions
What are the running costs of the Sõbra tn 1a apartment association?
Per the association's 2025 annual report: total owner costs of €3.51/m² per month including utilities; a typical flat paid €128 a month; the association's own fees excluding utilities €2.59/m² per month. The Karlova linnaosa, Taga-Karlova subdistrict median was €2.15/m² per month.
How big is the repair fund of the Sõbra tn 1a apartment association?
The repair fund held €41 345 at the end of 2025 (€56/m², ≈ €2 432 per flat). In 2022 it was €26 275. Compared with Karlova linnaosa, Taga-Karlova subdistrict: highest quarter locally.
Does the Sõbra tn 1a apartment association have a loan?
Yes. The loan balance at the end of 2025 was €58 238 (≈ €3 426 per flat), Euribor, last repayment 2035. The loan stays with the building when a flat is sold; repayments are part of the monthly fees.
Have the fees of the Sõbra tn 1a apartment association gone up?
Member fees totalled €5 214 in 2022 and €22 758 in 2025 — a change of +336%. Latest year: +75% vs 2024.
How does the Sõbra tn 1a apartment association compare with neighbouring buildings?
There are 15 associations with reports on the same street and within 500 m. Their median: total costs €2.99/m² per month (here €3.51/m² per month); repair fund €8.10/m² (here €56/m²).
How big is the Sõbra tn 1a apartment association and who manages it?
17 flats, 2 buildings, board of 4. Registry code 80190256; reports 2022–2025 (e-Business Register).
Terms in plain words
- Total owner costs (€/m² a month, incl. utilities)
- Everything owners paid the association (the report's flat table), heating, water and electricity included, divided by the flats' floor area and 12 months. Closest to what an owner actually pays each month.
- Association fees (€/m² a month, excl. utilities)
- The association's own charges — upkeep, management, repair fund, loan, insurance — without utilities, per m² of flats a month.
- Typical flat per month (€ a month)
- The median flat's yearly charge in the report's flat table, divided by 12. Half of the flats pay more, half less.
- Repair fund balance (€ at year end)
- Money saved for future repairs and not yet spent, at the end of the financial year.
- Repair fund balance (€ per m² of flats)
- The repair fund balance divided by the flats' floor area, so buildings of any size compare. Not a monthly charge.
- Repair-fund charge (€/m² a month)
- The part of the fees that goes into the repair fund.
- Loan balance (€ at year end)
- The unpaid part of the association's loan at year end. It stays with the building when a flat is sold; repayments are part of the monthly fees.
- Association fees per year (€, all flats together)
- The same charges as a yearly total for all flats (the report's "member fees").
- Association expenses (income statement) (€ a year)
- The association's own expenses for the year per its accounts (upkeep, management, repairs, interest). Not the same as the owners' "total owner costs".
- Reserve capital (€)
- The association's buffer for unexpected costs. By law at least 1/12 of its budgeted annual costs.
- Cash (€ at year end)
- Money in the bank at year end, the repair fund included.
- Result for the year (€)
- Income minus expenses. An association is not for profit: a small plus or minus is normal; several large losses in a row mean costs are paid from reserves.
We read the association's reports, meeting decisions and the price, and tell you what to watch.
Source: apartment association annual reports (e-Business Register); floor area: Building Register. Figures are machine-read from the reports and may contain reading errors — check the original report in the e-Business Register before deciding. How the figures are made (methodology) · Checklist before buying. Flats' floor area 732 m².