Ülenurme town, Kambja · Apartment association financial analysis
Tartu mnt 1 apartment association
Registered name: Kambja parish, Ülenurme town, Tartu mnt 1 korteriühistu
Reg. code 80229366 · 46 flats · 2 578,6 m² total area · Report year 2025 · Building EHR 104021862
Kambja parish, Ülenurme town, Tartu mnt 1 apartment association (registry code 80229366) is the apartment association of the building at Tartu mnt 1, Kambja (registry data as of 10.11.2026). Per the 2025 annual report: 46 flats, repair-fund balance €0, bank-loan balance €169 252 (last maturity 30.06.2031, interest 4,22%, principal due in 12 months €27 892). Building facts and flat prices → · Board and contact · Sources
60/100
Good and stable position
Financial health index · 2025 report · experimental
Financial health index · 2025 report · experimental
Liquidity (25%)75
Loan burden (20%)70
Receivables (15%)85
Repair fund (25%)20
Governance (15%)65
Calculated from public annual reports; the weights are published. How the index is calculated →
Median flat's monthly cost (2025 report)
€179 /month
ca €3,41 /m² (likely incl. utilities)
A regional comparison group with a sufficient sample is not available.
Repair fund balance
€0 (€0/m²)
Bank loan burden
€169 252
Financial health index (experimental)
Compared with the median (Ülenurme town)
–
Calculated from the flat table of the 2025 annual report (amounts billed per flat in total €105 455, divided by the flats' floor area and 12 months). The total is 2.8 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 27.04.2024, 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
€65,6/m²
Liquidity & buffer
75/100 · 4.4 mo operating buffer (after the repair fund)
Debt burden
70/100 · €65,6 /m²
Payment discipline
85/100 · Receivables €13 307
Repair reserve level
20/100 · €0 /m² (reserve)
Reporting compliance
65/100 · 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:
Financial status
Outstanding bank debt burden
The association had an outstanding bank loan principal of €169 252 (€65.6/m²) at year-end, serviced monthly by flat owners proportionally to apartment floor area.
Source: Annual report 2025, liabilities note
Repair expenditure
Repairs and maintenance carried out in report year
Repairs recorded in the report year totaled €11 725. 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. 80229366) for 46 apartments in total.
Flat-table average 2025: €3,41 /m² per month
Repair-fund collections: €0,33 /m²
Recognized member revenue: €1,21 /m²
Loan principal, next 12 mo: €0,90 /m²
1-room
7 in the building
Recognized member revenue
€41 /flat
Repairs
€11 /flat
Loan
€31 /flat
€116 /month
+€0 to reserves
2-room
26 in the building
Recognized member revenue
€61 /flat
Repairs
€17 /flat
Loan
€45 /flat
€171 /month
+€0 to reserves
3-room
7 in the building
Recognized member revenue
€90 /flat
Repairs
€25 /flat
Loan
€67 /flat
€254 /month
+€0 to reserves
4-room
6 in the building
Recognized member revenue
€105 /flat
Repairs
€29 /flat
Loan
€78 /flat
€295 /month
+€0 to reserves
What the amounts shown include
Amounts come from the association's annual report (2025) divided by the building's 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
46 apartments in buildingSelect an apartment from the list or pick a real apartment size in the building to calculate the valuation estimate and monthly fees.
Apartment 1 (2-room, 1. fl):
50,0 m²
min 29,0 m²
max 101,2 m²
Estimated monthly cost (2025 flat table):
€170 /mo
Recognized member revenue
€61 /flat
Repair fund
€17 /flat
Association bank loan
€45 /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 €105 455, divided by the flats' floor area and 12 months). The total is 2.8 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 €105 455 (€3.41/m² a month); member fees recognised in the income statement €37 534 (€1.21/m²); repair-fund collections €10 203 and €33 318 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: €27 892 (plus interest).
Building Technical Condition
Renovation Works and Technical Findings
Verified records of completed capital works, contractors and technical notes from official annual reports:
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: €11 725.
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: cash: Note 2 „Raha“, p. 6; receivables: Note 3 „Nõuded ja ettemaksed“, p. 7; loans: Note 4 „Laenukohustised“, p. 8; payables: Note 6 „Võlad ja ettemaksed“, p. 9; repair fund: Note 7 „Sihtotstarbelised tasud, annetused ja toetused“, p. 9; member fees: Note 8 „Liikmetelt saadud tasud“, p. 10
- Flat areas and building data: Building Register (EHR), building 104021862.
- 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 | €37 534 | €10 203 | €11 725 | €0 | €169 252 | €14 127 |
| 2024 | €58 725 | €234 693 | €33 318 | €0 | €195 814 | €11 786 |
| 2023 | €254 779 | — | €233 188 | €0 | €219 747 | €33 089 |
| 2022 | €25 367 | — | €10 265 | €0 | €0 | €36 370 |
| 2021 | €28 889 | — | €14 414 | €0 | €0 | €29 627 |
Balance sheet at year end (2025)
Cash in bank accounts
€14 127
Receivables (report balance lines)
€13 307
Payables to suppliers (utilities)
€6 151
Bank loan balance
€169 252
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
€10 203 /yr
Balance relative to annual repair costs
0,0 yrs
60
/ 100
Experimental model
Good and stable position
Association financial health index (60 / 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
75/100
Coverage of short-term liabilities by cash (estimated coverage period)
Loan burden and liabilities
20% weight
70/100
Remaining bank loan principal and short-term debts
Receivables and payment discipline
15% weight
85/100
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
65/100
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 Ülenurme town peers and neighbors
Comparison against local apartment association fee benchmarks, reserve levels and liabilities.
Fee level compared with the peer cohort
Monthly cost /m²
€3,41
Median (Ülenurme town)
–
Typical range (IQR)
–
Difference vs median
–
Key ratios and liabilities
Cost tier assessment
Cohort sample insufficient
Debt compared with the peer cohort
€169 252 · €65,6/m²
Receivables relative to annual costs
34.7 % of annual costs
Flats in building
46 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) |
|---|---|---|---|---|
| Tartu mnt 1 This association | 46 | €0,00 | €169 252 | €3,41 |
| Tartu mnt 50 ↗ | 8 | €4,41 | €9 042 | – |
| Tartu mnt 66 ↗ | 11 | €0,00 | €2 806 | – |
Nearby (within 500 m)
Nõmmiku tn 9 · 4 flats · 245 m
Pargi tn 1 · 4 flats · 260 m
Pargi tn 5 · 8 flats · 261 m
Silmapiiri tn 1 · 54 flats · 261 m
Silmapiiri põik 1 · 4 flats · 267 m
Pargi tn 3 · 12 flats · 284 m
Nõmmiku tn 2 · 6 flats · 313 m
Nõmmiku tn 1 · 6 flats · 328 m
Kaasiku tn 8 · 6 flats · 345 m
Kaasiku tn 1a · 28 flats · 364 m
Similar-sized associations in the area (±35% flats)
Silmapiiri tn 1 · 54 flats · 261 m
Lasteaia tn 2 · 36 flats · 376 m
Uus tn 1 · 60 flats · 395 m
Poldri tn 1 · 58 flats · 431 m
Lasteaia tn 4 · 36 flats · 470 m
Ringtee 2 · 44 flats · 1121 m
Ringtee 4 · 36 flats · 1130 m
Ringtee 3 · 60 flats · 1188 m
Ringtee 10 · 60 flats · 1209 m
Ringtee 13 · 39 flats · 1221 m
Buyer Due Diligence (Apartment Associations Act § 43)
Buyer Due Diligence: 6 Critical Checks Before Purchasing
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 €169 252. Per the loan note of the 2025 report, the last maturity is 30.06.2031 and the interest rate is 4,22% (no Euribor link stated in the report). 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
Want a property lawyer and an auditor to run these 6 checks for you?
Order an independent association pre-purchase check (€149) before signing a binding offer.
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
Kambja parish, Ülenurme town, Tartu mnt 1 apartment association
Registry code
80229366
Legal form
Apartment association
Status
See the Business Register ↗
Members (2025 report)
56
Board
2 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
Tartu mnt 1, Kambja
EHR building code
104021862 →
Building and association
The association's address and the managed building may differ; the official address is in the Business Register.
Apartments in the building
46 apartments
Related building price info
View the building value page →
Frequently asked questions about the apartment association
What are the finances of the Tartu mnt 1 apartment association?
From the 2025 annual report (reg. code 80229366): 46 flats, repair-fund balance €0, bank loans €169 252.
What does a flat cost per month in Tartu mnt 1?
On average per the 2025 report €3.41/m² a month (likely incl. utilities); for a 50 m² flat about €170. Calculated from the flat table of the 2025 annual report (amounts billed per flat in total €105 455, divided by the flats' floor area and 12 months). The total is 2.8 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 Tartu mnt 1 apartment association and who is on the board?
The registered name is Kambja parish, Ülenurme town, Tartu mnt 1 apartment association, registry code 80229366. 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: €169 252.
Is the Tartu mnt 1 repair fund sufficient?
At the end of 2025 the repair-fund balance was €0. Inflow to the fund during the year: €10 203. Repair costs for the year: €11 725. 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 Tartu mnt 1 apartment association have a loan?
Yes. The loan balance at the end of 2025 was €169 252 (≈ €3 679 per flat) (last maturity 30.06.2031, interest 4,22%, principal due in 12 months €27 892). Source: 2025 report, Note 4 „Laenukohustised“, p. 8.
Have the fees of the Tartu mnt 1 apartment association gone up?
Member fees totalled €28 889 in 2021 and €37 534 in 2025 — a change of +29.9%.
Need the association official source documents?
All primary sources, land register entries and professional reports in one place.
PDF financial report (€7.99)
Full extract of 5 years of balance sheets, the repair fund and loans.
Pre-purchase check (€149)
Written pre-purchase check: price, association finances, permits and risks.
e-Business Register
This association official registry card (Business Register).
Building value page
Apartment sale prices, Land Board transactions and the AVM model-based price.
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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