Paldiski city, Lääne-Harju · Apartment association financial analysis
Sadama tn 22 apartment association
Registered name: Lääne-Harju parish, Paldiski city, Sadama tn 22 korteriühistu
Reg. code 80195420 · 25 flats in the association · 1 597,4 m² association flat area · Report year 2025 · Building EHR 116016469
Lääne-Harju parish, Paldiski city, Sadama tn 22 apartment association (registry code 80195420) is the apartment association of the building at Sadama tn 22, Lääne-Harju (registry data as of 10.11.2026). Per the 2025 annual report: 25 flats in the association, repair-fund balance €0, bank-loan balance €103 612 (last maturity 30.12.2036, principal due in 12 months €7 046). Building facts and flat prices → · Board and contact · Sources
Median flat's monthly cost (2025 report)
€116 /month
ca €2,16 /m² (likely incl. utilities)
€2,36
Paldiski city median €2,76/m²
€2,96
Among the cheaper in the area (-21.8% vs median · 34 associations)
Repair fund balance
€0 (€0/m²)
Bank loan burden
€103 612
Financial health index (experimental)
Composite score withheld
Compared with the median (Paldiski city)
-21.8%
Data require verification. The report figures do not reconcile with the balance sheet. The composite score is withheld pending verification.
The financial figures and calculation area cover the whole association. The apartment selector shows the separate building at Sadama tn 22 (25 apartments).
Calculated from the flat table of the 2025 annual report (amounts billed per flat in total €41 346, divided by the flats' floor area and 12 months). The total is 7.0 times the member fees in the income statement, so it likely also includes utilities (heating, water, etc.). It is a past-year average, not the current tariff or a specific flat's bill. 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 12.04.2024, 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
€64,9/m²
Liquidity & buffer
Not scored · 13.8 mo operating buffer (after the repair fund)
Debt burden
Not scored · €64,9 /m²
Payment discipline
Not scored · Receivables €12 229
Repair reserve level
Not scored · €0 /m² (reserve)
Reporting compliance
Not scored · 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
The bank-loan balance was 103 612 €. 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 €206 484. 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. 80195420) for 25 apartments in total.
Flat-table average 2025: €2,16 /m² per month
Repair-fund collections: €0,65 /m²
Recognized member revenue: €0,31 /m²
Loan principal, next 12 mo: €0,37 /m²
1-room
1 in the building
Recognized member revenue
€8 /flat
Repairs
€17 /flat
Loan
€10 /flat
€58 /month
Allocated fund share €0
2-room
10 in the building
Recognized member revenue
€16 /flat
Repairs
€34 /flat
Loan
€19 /flat
€113 /month
Allocated fund share €0
3-room
13 in the building
Recognized member revenue
€23 /flat
Repairs
€49 /flat
Loan
€28 /flat
€162 /month
Allocated fund share €0
4-room
1 in the building
Recognized member revenue
€22 /flat
Repairs
€47 /flat
Loan
€27 /flat
€155 /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
25 apartments in buildingSelect an apartment to estimate its value and historical report-based association costs.
Apartment 1 (3-room, 1. fl):
62,6 m²
min 26,8 m²
max 153,3 m²
Estimated monthly cost (2025 flat table):
€135 /mo
Recognized member revenue
€19 /flat
Repair fund
€41 /flat
Association bank loan
€23 /flat
Accounting share of the repair fund (not withdrawable)
+€0
Calculated from the flat table of the 2025 annual report (amounts billed per flat in total €41 346, divided by the flats' floor area and 12 months). The total is 7.0 times the member fees in the income statement, so it likely also includes utilities (heating, water, etc.). It is a past-year average, not the current tariff or a specific flat's bill.
How the figures relate (2025): flat-table total €41 346 (€2.16/m² a month); member fees recognised in the income statement €5 901 (€0.31/m²); repair-fund collections €12 461 and €12 451 was recognised in the income statement. 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. Loan principal due in the next 12 months per the report: €7 046 (plus interest).
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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 (2021): €206 484.
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) ↗
- Notes used from the report: receivables: Note 2 „Nõuded ja ettemaksed“, p. 6; loans: Note 3 „Laenukohustised“, p. 7; payables: Note 4 „Võlad ja ettemaksed“, p. 7; repair fund: Note 6 „Sihtotstarbelised tasud, annetused ja toetused“, p. 8; member fees: Note 7 „Liikmetelt saadud tasud“, p. 9
- Flat areas and building data: Building Register (EHR), building 116016469.
- 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 | €5 901 | €12 461 | €0 | €0 | €103 612 | €2 448 |
| 2024 | €6 683 | €12 461 | €0 | €0 | €110 582 | €923 |
| 2023 | €10 099 | — | €0 | €0 | €116 349 | €2 479 |
| 2022 | €4 012 | — | €0 | €0 | €121 971 | €4 832 |
| 2021 | €15 573 | — | €206 484 | €0 | €128 839 | €8 215 |
Balance sheet at year end (2025)
Cash in bank accounts
€2 448
Receivables (report balance lines)
€12 229
Payables to suppliers (utilities)
€3 015
Bank loan balance
€103 612
Reserve capital
€0
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
€12 461 /yr
Balance relative to annual repair costs
0,0 yrs
–
Experimental model
No rating
The financial health index is not calculated
The report figures do not reconcile with the balance sheet. The composite score is withheld pending verification.. A composite score is not currently available for this association.
Regional comparison
Comparison with Paldiski city peers and neighbors
Comparison against local apartment association fee benchmarks, reserve levels and liabilities.
Fee level compared with the peer cohort
Monthly cost /m²
€2,16
Median (Paldiski city)
€2,76
Typical range (IQR)
€2,36 – €2,96
Difference vs median
-21.8%
Key ratios and liabilities
Cost tier assessment
Lower quartile of area
Debt compared with the peer cohort
€103 612 · €64,9/m²
Receivables relative to annual costs
574.9 % of annual costs
Flats in the association
25 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) |
|---|---|---|---|---|
| Sadama tn 22 This association | 25 | €0,00 | €103 612 | €2,16 |
| Sadama tn 8 ↗ | 90 | €9,57 | 0 € | €2,79 |
| Sadama tn 15 ↗ | 80 | €12,98 | €38 570 | €3,00 |
| Sadama tn 17 ↗ | 80 | €0,00 | 0 € | €2,25 |
| Sadama tn 19 ↗ | 48 | €4,40 | 0 € | – |
| Sadama tn 21 ↗ | 48 | €0,00 | 0 € | €3,22 |
| Sadama tn 25 ↗ | 27 | €0,00 | 0 € | – |
| Sadama tn 26 ↗ | 27 | €0,00 | 0 € | – |
| Sadama tn 29 ↗ | 27 | €0,00 | €30 540 | €1,48 |
Nearby (within 500 m)
Similar-sized associations in the area (±35% flats)
Sadama tn 25 · 27 flats · 61 m
Sadama tn 26 · 27 flats · 105 m
Sadama tn 29 · 27 flats · 136 m
Rae tn 19 · 32 flats · 373 m
Peetri tn 30 · 30 flats · 463 m
Kivi tn 6 · 30 flats · 687 m
Rae tn 3 · 34 flats · 803 m
Lohusalu tee 100 · 26 flats · 9693 m
Kivi tn 2 · 27 flats · 10399 m
Uus-Merihobu tee 3 · 18 flats · 13162 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
Bank loan
Financial obligation
Clarify this apartment’s share in the loan balance and loan terms
The association has an outstanding loan of €103 612. Per the loan note of the 2025 report, the last maturity is 30.12.2036. Ask the association for the current loan agreement and this flat's share of the monthly repayment.
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
Lääne-Harju parish, Paldiski city, Sadama tn 22 apartment association
Registry code
80195420
Legal form
Apartment association
Status
See the Business Register ↗
Members (2025 report)
24
Board
3 members · Current board in 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
Sadama tn 22, Lääne-Harju
EHR building code
116016469 →
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
25 apartments
Related building price info
View the building value page →
Frequently asked questions about the apartment association
What are the finances of the Sadama tn 22 apartment association?
From the 2025 annual report (reg. code 80195420): 25 flats in the association, repair-fund balance €0, bank loans €103 612.
What does a flat cost per month in Sadama tn 22?
On average per the 2025 report €2.16/m² a month (likely incl. utilities); for a 50 m² flat about €108. Calculated from the flat table of the 2025 annual report (amounts billed per flat in total €41 346, divided by the flats' floor area and 12 months). The total is 7.0 times the member fees in the income statement, so it likely also includes utilities (heating, water, etc.). It is a past-year average, not the current tariff or a specific flat's bill.
What is the registry code of the Sadama tn 22 apartment association and who is on the board?
The registered name is Lääne-Harju parish, Paldiski city, Sadama tn 22 apartment association, registry code 80195420. 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. This association's loan balance at the end of 2025: €103 612.
Is the Sadama tn 22 repair fund sufficient?
At the end of 2025 the repair-fund balance was €0. Inflow to the fund during the year: €12 461. Repair costs for the year: €206 484. 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 Sadama tn 22 apartment association have a loan?
Yes. The loan balance at the end of 2025 was €103 612 (≈ €4 144 per flat) (last maturity 30.12.2036, principal due in 12 months €7 046). Source: 2025 report, Note 3 „Laenukohustised“, p. 7.
Have the fees of the Sadama tn 22 apartment association gone up?
Member fees totalled €15 573 in 2021 and €5 901 in 2025 — a change of −62.1%.
Buying here? Check before you make an offer
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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).
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Minutes, loans & arrears
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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