Ülenurme town, Kambja · Apartment association financial analysis
Lasteaia tn 4 apartment association
Registered name: Kambja parish, Ülenurme town, Lasteaia tn 4 korteriühistu
Reg. code 80429013 · 36 flats · 1 979,2 m² total area · Report year 2025 · Building EHR 104021640
Kambja parish, Ülenurme town, Lasteaia tn 4 apartment association (registry code 80429013) is the apartment association of the building at Lasteaia tn 4, Kambja (registry data as of 10.11.2026). Per the 2025 annual report: 36 flats, repair-fund balance €0, bank-loan balance €780 867 (last maturity 30.03.2049, interest 2,53%, principal due in 12 months €19 819). Building facts and flat prices → · Board and contact · Sources
56/100
Good and stable position
Financial health index · 2025 report · experimental
Financial health index · 2025 report · experimental
Liquidity (25%)80
Loan burden (20%)41
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)
€201 /month
ca €3,76 /m² (likely incl. utilities)
A regional comparison group with a sufficient sample is not available.
Repair fund balance
€0 (€0/m²)
Bank loan burden
€780 867
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 €89 350, divided by the flats' floor area and 12 months). The total is 1.8 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
€394,5/m²
Liquidity & buffer
80/100 · 2.4 mo operating buffer (after the repair fund)
Debt burden
40/100 · €394,5 /m²
Payment discipline
85/100 · Receivables €10 399
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 €780 867 (€394.5/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 €221 306. 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. 80429013) for 36 apartments in total.
Flat-table average 2025: €3,76 /m² per month
Repair-fund collections: €0,75 /m²
Recognized member revenue: €2,11 /m²
Loan principal, next 12 mo: €0,83 /m²
1-room
4 in the building
Recognized member revenue
€71 /flat
Repairs
€25 /flat
Loan
€28 /flat
€127 /month
+€0 to reserves
2-room
16 in the building
Recognized member revenue
€101 /flat
Repairs
€36 /flat
Loan
€40 /flat
€179 /month
+€0 to reserves
3-room
12 in the building
Recognized member revenue
€137 /flat
Repairs
€49 /flat
Loan
€54 /flat
€244 /month
+€0 to reserves
4-room
4 in the building
Recognized member revenue
€161 /flat
Repairs
€57 /flat
Loan
€63 /flat
€286 /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
36 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 (3-room, 1. fl):
65,9 m²
min 33,8 m²
max 76,1 m²
Estimated monthly cost (2025 flat table):
€248 /mo
Recognized member revenue
€139 /flat
Repair fund
€49 /flat
Association bank loan
€55 /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 €89 350, divided by the flats' floor area and 12 months). The total is 1.8 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 €89 350 (€3.76/m² a month); member fees recognised in the income statement €50 183 (€2.11/m²); repair-fund collections €17 872 and €40 183 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: €19 819 (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: €221 306.
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. 6; loans: Note 5 „Laenukohustised“, p. 7; payables: Note 6 „Võlad ja ettemaksed“, p. 8; repair fund: Note 8 „Sihtotstarbelised tasud, annetused ja toetused“, p. 9; member fees: Note 9 „Liikmetelt saadud tasud“, p. 9
- Flat areas and building data: Building Register (EHR), building 104021640.
- 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 | €50 183 | €17 872 | €221 306 | €0 | €780 867 | €47 462 |
| 2024 | €57 849 | €19 000 | €338 889 | €0 | €552 566 | €143 124 |
| 2023 | €18 291 | — | €6 199 | €0 | €0 | €29 213 |
| 2022 | €34 884 | — | €24 285 | €0 | €0 | €12 815 |
| 2021 | €11 472 | — | €0 | €0 | €0 | €26 486 |
Balance sheet at year end (2025)
Cash in bank accounts
€47 462
Receivables (report balance lines)
€10 399
Payables to suppliers (utilities)
€6 031
Bank loan balance
€780 867
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
€17 872 /yr
Balance relative to annual repair costs
0,0 yrs
56
/ 100
Experimental model
Good and stable position
Association financial health index (56 / 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
41/100
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
€3,76
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
€780 867 · €394,5/m²
Receivables relative to annual costs
4.3 % of annual costs
Flats in building
36 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) |
|---|---|---|---|---|
| Lasteaia tn 4 This association | 36 | €0,00 | €780 867 | €3,76 |
| Lasteaia tn 2 ↗ | 36 | €0,00 | €715 671 | – |
Nearby (within 500 m)
Similar-sized associations in the area (±35% flats)
Heki tn 4 · 24 flats · 41 m
Lasteaia tn 2 · 36 flats · 99 m
Heki tn 2 · 24 flats · 101 m
Kaasiku tn 1a · 28 flats · 391 m
Tartu mnt 1 · 46 flats · 470 m
Ringtee 2 · 44 flats · 1478 m
Ringtee 4 · 36 flats · 1500 m
Ringtee 13 · 39 flats · 1605 m
Ringtee 11 · 30 flats · 1637 m
Riia mnt 215 · 37 flats · 5142 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 €780 867. Per the loan note of the 2025 report, the last maturity is 30.03.2049 and the interest rate is 2,53% (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, Lasteaia tn 4 apartment association
Registry code
80429013
Legal form
Apartment association
Status
See the Business Register ↗
Members (2025 report)
36
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
Lasteaia tn 4, Kambja
EHR building code
104021640 →
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
36 apartments
Related building price info
View the building value page →
Frequently asked questions about the apartment association
What are the finances of the Lasteaia tn 4 apartment association?
From the 2025 annual report (reg. code 80429013): 36 flats, repair-fund balance €0, bank loans €780 867.
What does a flat cost per month in Lasteaia tn 4?
On average per the 2025 report €3.76/m² a month (likely incl. utilities); for a 50 m² flat about €188. Calculated from the flat table of the 2025 annual report (amounts billed per flat in total €89 350, divided by the flats' floor area and 12 months). The total is 1.8 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 Lasteaia tn 4 apartment association and who is on the board?
The registered name is Kambja parish, Ülenurme town, Lasteaia tn 4 apartment association, registry code 80429013. 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: €780 867.
Is the Lasteaia tn 4 repair fund sufficient?
At the end of 2025 the repair-fund balance was €0. Inflow to the fund during the year: €17 872. Repair costs for the year: €221 306. 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 Lasteaia tn 4 apartment association have a loan?
Yes. The loan balance at the end of 2025 was €780 867 (≈ €21 691 per flat) (last maturity 30.03.2049, interest 2,53%, principal due in 12 months €19 819). Source: 2025 report, Note 5 „Laenukohustised“, p. 7.
Have the fees of the Lasteaia tn 4 apartment association gone up?
Member fees totalled €11 472 in 2021 and €50 183 in 2025 — a change of +337.4%.
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