Tallinn, Aiandi tn 3 korteriühistu
Association of 77 flats. Repair fund has shrunk; large repair fund.
Aiandi tn 3 korteriühistu is a 77-flat apartment association in Mustamäe district, Tallinn (5 buildings). Per its 2025 annual report, a typical flat paid the association €217 a month; total costs including utilities were €3.53/m² a month (highest quarter locally, Kadaka subdistrict).
The repair fund held €267 777 at year end (€49/m², ≈ €3 478 per flat); in 2021 it was €683 985 — highest quarter locally. It has no loan. Member fees rose 13% in 2021–2025 (€100 107 → €112 870 a year).
There are 17 associations with reports on the same street and within 500 m; their median is €2.93/m² a month in costs and €4/m² of repair fund. Source: the association's annual reports (e-Business Register), floor area from the Building Register.
The association manages: Aiandi 3/1, Aiandi 3/2, Aiandi 3/3, Aiandi 3/4, Aiandi 3/5, Tallinn. Data: the association's annual reports 2021–2025 (e-Business Register), the latest for 2025.
All figures: the association's 2025 annual report; €/m² = per m² of flats (5 414 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
- Repair fund has shrunk€720 000 (2023) → €267 777 (2025), repairs in the period €388 293
✓ Strengths
- Large repair fund€49/m² — highest quarter locally
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 17 neighbouring associations (median): total costs €2.93 (here €3.53) · fees €0.96 (here €1.74) · repair fund €4/m² (here €50)
On the same street: Aiandi tn
| Association | Distance | Flats | Total owner costs €/m²/mo | Association fees €/m²/mo | Repair fund balance €/m² | Loan balance | Year |
|---|---|---|---|---|---|---|---|
| Aiandi tn 3 (this one) | – | 77 | €3.53 | €1.74 | €50 | no | 2025 |
| Aiandi tn 5 | 100 m | 99 | €2.96 | €0.72 | €1 | no | 2025 |
| Aiandi tn 6 | 80 m | 54 | €2.66 | €0.67 | €6 | no | 2025 |
| Aiandi tn 7 | 180 m | 99 | €3.19 | €0.95 | €4 | no | 2025 |
| Aiandi tn 8 | 90 m | 77 | €2.93 | €0.76 | €4 | no | 2025 |
| Aiandi tn 9 | 250 m | 99 | €2.95 | €0.97 | €3 | no | 2025 |
| Aiandi tn 14 | 300 m | 44 | €2.59 | €1.21 | €0 | no | 2025 |
| Aiandi tn 16 | 370 m | 65 | €2.93 | €1.02 | €2 | no | 2025 |
| Neighbours' median | €2.93 | €0.95 | €3 |
Nearby (within 500 m)
| Association | Distance | Flats | Total owner costs €/m²/mo | Association fees €/m²/mo | Repair fund balance €/m² | Loan balance | Year |
|---|---|---|---|---|---|---|---|
| Aiandi tn 3 (this one) | – | 77 | €3.53 | €1.74 | €50 | no | 2025 |
| Mustamäe tee 80 | 90 m | 72 | €2.42 | €1.41 | €4 | €18 757 | 2025 |
| Mustamäe tee 82 | 110 m | 144 | – | – | – | no | 2025 |
| Mustamäe tee 147 | 180 m | 216 | €3.00 | €1.56 | €4 | €371 087 | 2025 |
| Mustamäe tee 84 | 190 m | 144 | €2.67 | €2.31 | – | €26 847 | 2025 |
| Mustamäe tee 145 | 200 m | 30 | €2.87 | €0.87 | – | no | 2025 |
| Mustamäe tee 153 | 220 m | 30 | €3.73 | €0.87 | €28 | €508 240 | 2025 |
| Mustamäe tee 137 | 240 m | 216 | €3.11 | €0.81 | €8 | €148 028 | 2025 |
| Sääse tn 1 | 240 m | 216 | €3.02 | €0.91 | €2 | €32 088 | 2025 |
| Mustamäe tee 143 | 250 m | 60 | €2.78 | €1.03 | €27 | €180 805 | 2025 |
| Mustamäe tee 86 | 250 m | 144 | €2.87 | €1.37 | €8 | no | 2025 |
| Neighbours' median | €2.87 | €1.03 | €8 |
What owners pay for
Fees by type in 2025, as written in the report. "Average flat" = amount ÷ 77 flats ÷ 12; a bigger flat pays more.
| Fee | What it covers | Per year | €/m²/month | Average flat / month | Year before |
|---|---|---|---|---|---|
| Hooldustasudday-to-day upkeep and small fixes | day-to-day upkeep and small fixes | €4 148 | €0.06 | €4 | €19 687 |
| Haldustasudbookkeeping, board and property manager | bookkeeping, board and property manager | €25 657 | €0.39 | €28 | €14 036 |
| Heakorratasud | €27 784 | €0.43 | €30 | €13 478 | |
| Remonditasudsaved in the repair fund for future works | saved in the repair fund for future works | €52 552 | €0.81 | €57 | €330 031 |
| Kindlustusbuilding insurance | building insurance | €2 729 | €0.04 | €3 | €2 981 |
| Total | €112 870 | €1.74 | €122 |
Fee names as written in the report.
Compared with Kadaka 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: €267 777 = €49/m² ≈ €3 478 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.
The association had no loan at the end of 2025.
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 | 2021* | Change | |
|---|---|---|---|---|---|---|
| Association fees per year | €112 870 | €380 213 | €136 721 | €73 870 | €100 107 | +13% |
| of which repair fund | €52 552 | €330 031 | €88 756 | €28 772 | – | +83% |
| Repair spending | €55 281 | €333 012 | €91 278 | €31 028 | €33 957 | +63% |
| Repair fund balance | €267 777 | €294 596 | €720 000 | €675 709 | €683 985 | −61% |
| Cash | €211 402 | €127 575 | €635 669 | €588 409 | €602 562 | −65% |
| Reserve capital | €25 000 | €25 000 | €25 000 | €18 535 | €18 535 | +35% |
| Association expenses (income statement) | €116 797 | €385 153 | €136 396 | €72 976 | €100 407 | +16% |
| Result for the year | €4 548 | €9 948 | €3 805 | €1 515 | €2 508 | – |
* from the comparative column of the following year's report.
Cash at year end
Money in the bank (incl. the repair fund).
Board's management report
Short summary of the 2025 report.
Aruandeaastal teostati remonditöid 55 281 € eest. Remondifondi jääk aasta lõpus oli 267 777 €.
members: 73 private + 4 companies.
See also
Frequently asked questions
What are the running costs of the Aiandi tn 3 apartment association?
Per the association's 2025 annual report: total owner costs of €3.53/m² per month including utilities; a typical flat paid €217 a month; the association's own fees excluding utilities €1.74/m² per month. The Kadaka subdistrict median was €2.93/m² per month.
How big is the repair fund of the Aiandi tn 3 apartment association?
The repair fund held €267 777 at the end of 2025 (€49/m², ≈ €3 478 per flat). In 2021 it was €683 985. Compared with Kadaka subdistrict: highest quarter locally.
Does the Aiandi tn 3 apartment association have a loan?
No. The association had no loan at the end of 2025.
Have the fees of the Aiandi tn 3 apartment association gone up?
Member fees totalled €100 107 in 2021 and €112 870 in 2025 — a change of +13%. Latest year: −70% vs 2024.
How does the Aiandi tn 3 apartment association compare with neighbouring buildings?
There are 17 associations with reports on the same street and within 500 m. Their median: total costs €2.93/m² per month (here €3.53/m² per month); repair fund €3.65/m² (here €49/m²).
How big is the Aiandi tn 3 apartment association and who manages it?
77 flats, 5 buildings. Registry code 80308108; reports 2021–2025 (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 5 414 m².