GoMoPa: Guy Ben Edelsburg, Moshe Bar Shilton, Notary Hubertus Welsch: Battle for Berlin Aspire Apartments
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27. Oktober 2021
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Guy Ben Edelsburg, Moshe Bar Shilton, Notary Hubertus Welsch: Battle for Berlin Aspire Apartments

ConventThe land register for the house Huttenstraße 71 in Berlin Moabit (photo) is already occupied for enforcement of third parties and the sleight of hand: The debtor property company belongs indirectly both to the current property manager Moshe Bar Shilton (49) from Savyon in Israel, as well as the creditor and alleged 1 million euro lender, the Israeli Aspire man Hertz Naftali Shani (72) © Excerpt from land register Huttenstraße 71 in Berlin Moabit and Google Streetview October 2009 Israeli real estate investor Adi Keizman (48) came to Berlin in 2010 to buy the cheapest and most run-down apartment buildings here with his companies Berlin Estate and Berlin Aspire, divide them into condominiums and sell them at double the price to his compatriots in Tel Aviv.

In the process, unfortunately, he was also a master of deception. Thus, as a holding company for all his 37 Berlin property companies (one for each house), he founded a company in Vienna called A.D.O. The similarity to the Berlin listed ADO was intentional.

ConventThe former Imperial Post Office (left) at Oranienburger Straße 36 corner Tucholskystraße in Berlin Mitte not far from the Berlin Synagogue in the direction of the TV Tower © Google Streetview 2009 (small photo) and 2008 Until 2020, Keizman unabashedly advertised on the A.D.O. website with the "Flagship Project" Berlin Postfuhramt in Berlin-Mitte (former home of the famous Berlin photo gallery C/O Berlin), although he went bankrupt with it in 2010.

In 2011, the district councilor for urban development in Mitte, Ephraim Gothe (57, SPD), halted the redevelopment, expansion and new hotel construction plans on the site of the Postfuhramt on Oranienburger Strasse, referring in the Berliner Zeitung that the district is demanding one million euros from the site's previous owner, Israeli investor Adi Keizman. These are due for the increase in value of the area, which it has experienced through the redevelopment of the Spandauer Vorstadt.

However, according to Gothe, Keizman had filed for insolvency in December 2010.



Possibly the purchase agreement is not legal and must be reversed.

ConventDue to suspicion of money laundering, the Versorgungswerk der Zahnärztekammer Nordrhein (VZN) finally rejected further financing of the Aspire apartments in Berlin after 6 years from 2018 © private Adi Keizman even impressed the Versorgungswerk der Zahnärztekammer Nordrhein (VZN) in Düsseldorf.

This financed hundreds of apartments for six years with the pensions of their paying dentists, until the financial institution finally noticed in 2018 that yes in the purchase contracts was always the unusual sentence: down payment by the buyer already paid.

But despite purchase price payments by the investors, the encumbrances in the land register were not redeemed for many apartments. The apartments were junk real estates. The cheap rent with ten-year protection against termination was not even enough to pay the interest on the loan after the guaranteed kickback of 5 percent stopped after 3 years.

There remain many unanswered questions that VZN has not answered to this day.

What did VZN know about the Israeli preliminary contracts existing in the background, or rather, what knowledge must one assume as an observer?

What did one know about the down payments or full purchase price payments, which the investors made long in advance on the basis of the Israeli preliminary contracts and which were certified in most of the German purchase contracts by the Berlin notary Professor Hubertus Welsch?

What did the VZN know about these pre-contracts and the ancillary services agreed upon therein, such as the yield guarantees, which can also be considered as purchase price reductions, but in any case represent capital-forming services?

In the German purchase contracts notarized by Prof. Hubertus Welsch, as they were first presented to the Berlin tenants for the exercise of the right of first refusal, but then also to the VZN for the granting of a loan, these essential services were not mentioned, but the down payments, which seem to indicate other, preceding contracts in the background, were.

Despite these clear indications, did the VZN really not suspect anything about the double contracts of different contents for more than 6 years, from which the ineffectiveness of the German purchase contracts resulted?

Here one would nevertheless expect that the bank would have filed criminal charges for credit fraud against the borrowers or intermediaries and would have stopped the granting of credit immediately.

Also, VZN has, in addition to its own interests, due diligence obligations to observe and furthermore to enforce the Money Laundering Act. The bank should have investigated every suspicion of money laundering and thus every one of the hundreds of down payments recorded in the Welsch purchase agreements, right?

But how then could hundreds of loans have been made unsuspectingly by VZN for over 6 years before VZN pulled the emergency brake at some point in 2018?

ConventThis letter from Berliner Sparkasse was written so that it could be used by the Aspire company BEARM for each tenant © private The non-profit public-law Berliner Sparkasse also got into the business of Keizman's junk real estate.

In the process, Berliner Sparkasse had no problem giving foreign investors loans to buy the apartments, which were regularly grossly overpriced and had very low rents.

Remarkably and unusually also: The savings bank let the dwellings only by an appraiser examine, after it had already assigned the credits long.

Regrettable individual cases? A universally written letter from the Berliner Sparkasse seems to prove the opposite.

It could be used by the Aspire company BEARM for cover letters to any tenant in any of its then 20 buildings.

Adi Keizman is said to have absconded to Hollywood last year with down payments estimated at several tens of millions of Euros.

A hot battle has arisen over the legacy of Berlin's Aspire real estate group.

In which opposing:

Israeli private investors who finally want to be entered in the land register as owners of the 1,500 Berlin condominiums or want their money back, for which the Israeli-German lawyer Nathan Gelbart has already obtained an injunction for a Tel Aviv investor at the Berlin Regional Court to make a note in the land register and block a resale to third parties (Ref. 22 O 190/20).

As well as German tenants who feel cheated when exercising their right of first refusal because a kickback of 15 percent, which the Israeli investors received in the first three years, as well as other ancillary benefits agreed outside the German purchase contracts were concealed from them and who can now claim damages for the disadvantage in individual cases of up to 80,000 euros. In total, millions are at stake here. Here the citizen of Berlin attorney Christian Winkhaus of the Kanzlei Schirp & partner of attorneys mbB from Berlin center represents already quite tenants.

On the other side stands the former minority owner of the Aspire Group Moshe Bar Shilton (49) from Savyon in Israel, who last year has now taken over the majority of the property ownership companies from his Israeli compatriot Adi Keizman (48) and now wants to sell the apartments to new investors. His Israeli compatriot Guy Ben Edelsburg (43), who lives in Berlin, is to continue managing and exploiting them, an Aspire man of the 1st hour who was presented as sales manager on the Hebrew website of Berlin Estate in Tel Aviv.

As well as notary Professor Dr. Hubertus Welsch (active in the law firm Büsing, Müffelmann & Theye Rechtsanwälte in Partnerschaft mbB und Notare), who not only helped to found the property companies, but is said to have notarized hundreds of German purchase contracts, but did not even notarize the Israeli preliminary contracts, although these preliminary contracts expressly stipulated the notarization by notary Welsch and, according to the Berliner Zeitung, he had knowledge of the preliminary contracts, which deviated considerably from the conditions in the German contract. The Israeli investors did not get to know this, because they did not come personally to Berlin. Instead, they were represented by notary clerks of the notary or the Israel-based lawyer Dr. Yuval Hen.

Investor lawyer Nathan Gelbart is said to have reported Professor Dr. Hubertus Welsch, who is based in Berlin and teaches at the Eberswalde University of Applied Sciences, to the Berlin Chamber of Notaries, as GoMoPa learned from an insider. Outcome open.

Who may now really take advantage of the estimated 1,600 condominiums in the 37 Berlin houses?

The property companies or the many Israeli investors who paid up to 300,000 euros per apartment in full or in half in apparently blind trust (the other half was financed for years by the pension fund of the North Rhine Chamber of Dentists in Düsseldorf and also by the Berlin Savings Bank), although the Israeli preliminary contracts that the investors signed with Adi Keizman in the Berlin Aspire office in Tel Aviv did not offer them any security at all, such as a priority notice of conveyance?

The Israeli preliminary contracts merely offered a promise that Berlin Aspire would get them a German contract to buy an apartment. In retrospect, Keizman's lawyers even speak of merely a loan, for which there was just 5 percent interest per year for three years.

Until the German notary contract was signed, Keizman and his troupe usually took 1 to 2 years.

Many investors stand however until today not as owners in section I of the land registers, but still the object companies.

And Keizman is said to have in many cases not even paid off the mortgage encumbrances in Section III from the down payments, at least that is what the land register excerpts show, so that the investors would now have to pay off the encumbrances themselves with new money if they wanted to become real owners after all.

Moshe Bar Shilton, in any case, now wants to resell the condominiums that on German paper belong to him via the property companies to new investors.

This concerns the apartments for which there are NO German purchase contracts, but "only" Hebrew preliminary contracts (on the basis of which, however, the Israelis have already paid half, or even the full purchase price!), but which Moshe Bar Shilton considers not binding under German law.

The other Israeli investors, who are registered in the land register on the basis of German purchase contracts, are not affected by the planned resale, but their apartments are still encumbered with considerable land charges!

Keizman's old as well as new management boss Guy Ben Edelsburg has transferred the housing management BEARM GmbH from the 2020 dissolved Berlin Aspire Construction GmbH from Charlottenburg into his own company Grand Urban Immobilien Group GUIG GmbH in Wilmersdorf.

Allegedly, according to a message from a concerned person on the Facebook group Berlin Estate Blog at the old Aspire administration BEARM GmbH from Charlottenburg tenant deposits got away or were not transferred to the new administration URBAN Hausverwaltung UH GmbH & Co. KG.

In the individual case it concerns however with the cheap apartments concerned around 800 euro each individual security deposit. The moving out tenants are usually poor swallowers. They would now have to turn in individual cases to the property companies, whose shareholders are however in each case limits and with maximally 120 British Pounds (137 euro) cling and with further shareholder Limiteds over five levels in several countries (Austria, Cyprus, Gibraltar, Israel) sometime over all hovering with Adi Keizman could land, which for the 37 houses a completely exaggerated net of approximately 100 Limiteds created.

Moshe Bar Shilton, who was a co-owner from the start and replaced Adi Keizman as the ultimate owner, is now trying to protect the Berlin property companies from the access of investors from Israel, but also from tenants.

Quite a few investors and tenants from the individual Berlin houses have now joined together to form WhatsApp groups.

One affected party reports that it has obtained an enforceable title in the amount of 10,000 euros against the property company that had been established by Keizman to exploit a house in Berlin-Mitte.

What was Moshe Bar Shilton doing?

He is said to have been jointly responsible for ensuring that a pledge of 1 million euros was entered in the land register and that the claimant was allowed to get in line.

The approval for the registration of the land charge for the attic in Huttenstraße was on April 24, 2019 - immediately after the large series of articles in the Berliner Zeitung with revelations had appeared and was presumably intended as a defensive reaction/chess move because one saw recourse claims coming with it.

An insider explains:


Who then thought up the land charge and the many other chess moves is hard to say, since it is a network of suspected fraudsters who are presumably all in cahoots together and are said to have planned everything from a long hand.

The money was officially supposed to be used to convert the attic into apartments. That's legitimate.

The only strange thing is: the creditor is, of all people, the Israeli Aspire man Hertz Naftali Shani (72) from Tel Aviv.

The property company in question also belongs to him indirectly via Varick Limited on Cyprus and further via Bannock Limited again on Cyprus. Moshe Bar Shilton also holds a majority stake in the same property company via Bannock Limited.

The loan from Shani was notarized by Notary Professor Dr. Hubertus Welsch.

An insider wrote GoMoPa about it:.


Land charges on the attics in at least 4 Berlin Aspire houses by major investor Hertz Naftali Shani.

The attics were in 4 houses via land charges of Hertz Naftali Shani presumably "withdrawn" from the liability mass, so it looks at any rate.

Then there is the DG Developments GmbH. It is located at Hauptstraße 101 in Schöneberg, just like the property company in question. And it too belongs to Moshe Bar Shilton.

DG Developments GmbH recently bought an apartment from an old property company and thus from one pocket to another. The managing director of DG Developments GmbH is Moshe Bar Shilton, so this shell game trick with the apartments can certainly be attributed to him

And how the property management company, which was switched from Aspire to Urban, is so on it, clarifies a story from the Aspire time in 2018:.

An employee of the Berlin Aspire Group is said to have told an Israeli investor that in the apartment in which the investor had invested, the tenant, an old woman, had finally died and that the apartment could now be time-rented out with a tidy return as a vacation apartment at a price per square meter of 45 euros.

There was only one small problem: The deceased woman had a nephew who held a usufructuary right to the apartment. The investor would have to transfer 15,000 euros to the Aspire Group so that the usufructuary right could be refinanced and the apartment used as a vacation home.

Later it is to have turned out: The grandma existed, only the nephew was invented.

Vacation rental is a misappropriation in Berlin. Alone in the Huttenstrasse 71 with 46 condominiums the district office center came 30 times to the control. But the office is said to have been presented then already times a proper lease. The tenant in question could not be reached afterwards.

Opposite the housing investors the administration had presumably still at times of Aspire/Bearm/inberlinhomes GmbH only five months a rented vacation time accounted for, although the dwelling is to have been occupied in truth the whole year over.

When an Israeli homeowners' association terminated the management of a Grand Urban property, Grand Urban in Berlin allegedly filed an objection to the termination. In a legal dispute, Grand Urban is said to have then presented a homeowners' association resolution that was also fictitious.

Many Israelis now actually just want their down payment back, after realizing that the income from the Berlin apartments is not yielding the necessary return to service the loans they have taken out.

A typical junk real estate financing trap that would have been exposed immediately if notary Professor Dr. Hubertus Welsch had notarized the Israeli presentation in the German notary contract. Since the German tenants have two months time for a pre-purchase, they would have seen immediately that there can be something wrong, because the Israeli presentation showed a 15 percent lower purchase price for the apartment.

There would have been a risk that the German tenants would have immediately short-circuited with the Israeli prospective buyers and told them that the yield properties would in fact end up being zero-yield properties.

Adi Keizman managed the feat of selling Israelis apartments at 71 Huttenstrasse, where Arab asylum seekers lived and Lebanese clansmen frequented the ground-floor restaurants. The area is called Little Beirut.

Keizman presented the photo on the Berlin Aspire site simply with the first floor cut off.

To lure the Israeli investors and keep them happy, Keizman had paid them a return of 5 percent per year for the first three years on the future purchase price secured in the preliminary contract, i.e. a kickback from the investors' investment money of 15 percent.

The cheap rents in the run-down houses would never have allowed that.

In the spring of 2020, however, Keizman could no longer service the kickback payments for many new investors, and the deal turned out to be a supposed Ponzi scheme after 10 years, as GoMoPa reported.

For Keizman, the ground has become quite hot in Tel Aviv.

Because of the flood of investor complaints against Adi Keizman over the past year, the Tel Aviv police have established a special squad. A civil judge in Tel Aviv ordered a week ago that Adi Keizman, who now lives in a luxury bungalow ($13,5000 monthly rent) in Hollywood in Los Angeles, must appear in court in Israel in person, despite Corona. Whether the U.S. will extradite Keizman over a civil dispute is questionable.

ConventScrap remains scrap even after 85 years: Huttenstrasse in Berlin Moabit, where Adi Keizmann bought a run-down apartment building at number 71 and where he subsequently sold expensive condominiums to his Israeli compatriots, was already the cheapest street in the first German Monopoly edition in 1936 Berlin at 1,200 Reichsmarks. The most expensive residential area on the game, at 8,000 Reichsmark, was Schwanenwerder Island, where Hitler's propaganda minister Joseph Goebbels (1897-1945, NSDAP) lived © First German Monopoly 1936 Berlin But there is no end in sight for the Aspire monopoly.

On the contrary. "It's just getting started," the insider told GoMoPa phone today.

By the way, the public prosecutor's office in Berlin is said not to have even started the investigation against Adi Keizman for money laundering, which a German bank had triggered with a complaint, it is said unofficially from the Berlin authority. Well then...

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Zugangsdaten vergessen?


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» Berlin Estate and Berlin Aspire: real estate case handed over to prosecutors
» Berlin Kudamm real estate: will Germany remain a money laundering paradise? Transparency register toothless!
» Russian Laundromat: Munich I public prosecutor's office seized 4 houses worth 40 million euros
» Subordinated loan for BIK Deutsche Metropolen 4 - Who is the sole owner Sascha Falk?

» Protests against Covivio SA: Horst Seehofer canceled conversion protection of rental apartments to condominiums

Posts on topic
» Berlin Estate and Berlin Aspire: real estate case handed over to prosecutors
» Suspicion of money laundering: authorities seize 50 million euros
» Berlin Kudamm property: will Germany remain a money laundering paradise? Transparency register toothless!
» BIK Deutsche Metropolen 3 GmbH & Co. KG: Attention subordinated loans
» Protests against Covivio SA: Horst Seehofer canceled conversion protection of rental apartments to condominiums

Categories on topic
» Property - Germany
» Junk Real Estate
» Who knows who? What do you guys think?
» Real estate
» International Property Agents
» Dubious
» Business Connections


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Es liegt 1 Kommentar zu dieser Pressemitteilung vor.

# - Kommentar von Uwe Schmidt am 23.03.2021 14:02
Das Spiel mit den Gesellschaften geht weiter

Nach diversen Berichterstattungen auf unserer WgM-Webseite, von Rechtsanwalt Christian Winkhaus, Berliner Zeitung (Teile 1 und 2), im RBB-Fernsehen, in ZDF Frontal 21 und ZDF info sowie unzähligen Israelischen Print- und TV-Medien (Teile 1 und 2) scheint der Kampf um die 37 Berliner Aspire-Häuser und weitere ostdeutsche Objekte in Gera, Chemnitz und Gröbzig keineswegs beendet zu sein, sondern vielmehr in eine zweite Runde zu treten.

Wir wollen hiermit auf einen bemerkenswerten investigativen Artikel der Plattform ?gomapa? aufmerksam machen, der über neueste Entwicklungen und spannende Hintergründe berichtet.

Hier ist ausführlich mit Dokumenten belegt, was in den deutschen TV-Beiträgen leider weggelassen wurde, obwohl die israelischen TV-Beiträge einiges schon offen gelegt hatten: z.B. die Finanzierung durch das Versorgungswerk der Zahärztekammer Nordrhein (VZN) und die Berliner Sparkasse oder die Werbung auf der A.D.O. Webseite mit dem Projekt Postfuhramt bis 2020, obwohl Adi Keizman damit schon 10 Jahre zuvor in Insolvenz gegangen war und die Belastung der noch nicht ausgebauten Dachgeschosse mit Grundschulden zu Gunsten eines Insiders usw.

Um das Erbe von Aspire ist ein heißer Kampf entstanden, heißt es. Bitte lest selbst weiter, es ist eine ausführliche Zusammenfassung des ?Berlin Estate Monopoly?.

Gefunden: https://wem-gehoert-moabit.de/2021/03-berlin-aspire-estate-bearm-urban-guy-ben-edelsburg-adi-keizman-moshe-bar-shilton-spiel-mit-gesellschaften/

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