AUCTION TERMS

Real Estate Purchase and Residential Rental

BSRealty.eu  |  BS Realty OÜ  |  Version 1.1  |  10 September 2026

Financial Summary

The Participation Deposit is reusable security that may be kept for
sequential auctions and refunded on request when no secured obligations
remain. The Winner pays a separate 1% Platform fee and makes the payment
in the amount and within the time period stated on the Lot page. The
Participation Deposit may be retained or applied in accordance with
these Terms if the Winner defaults.

1. Scope and Acceptance

These Auction Terms govern access to online real estate auctions on
BSRealty.eu operated by BS Realty OÜ (the "Platform"). They apply to
Users, Bidders and Sellers together with the Lot-specific terms, the
Website Terms of Use and the Privacy Policy.

By confirming participation, paying a deposit, placing a Bid or
publishing a Lot, the User confirms that the User has read, understood
and accepted these Terms. Lot-specific terms prevail regarding the
characteristics and procedure of that Lot but cannot disapply mandatory
law.

2. Operator and Platform Role

Operator: BS Realty OÜ, an Estonian private limited company; registry
code: 17503538; registered office: Harju maakond, Kose vald, Tuhala
küla, Oti tee 2, 75118, Estonia; email: info@bsrealty.eu. Website:
https://bsrealty.eu.

The Platform provides electronic listing, bidding, highest-bid
determination and communication services. Unless expressly stated in the
Lot page, BS Realty OÜ is not the owner, Seller, landlord, buyer,
tenant, conveyancer, notary, escrow holder or a party to the final
property agreement.

Lots may be located in the European Union, other European countries, the
United Arab Emirates and Türkiye. Availability may be limited by law,
sanctions, payment requirements or a Platform decision.

3. Definitions

"Purchase Auction" means bidding for the sale of immovable property or
inseparable property-related rights, including residential and
commercial buildings, houses, castles, land, islands, marinas and other
eligible property.

"Rental Auction" means bidding for the right to enter into a residential
lease on the Lot terms.

"Lot" means the property and its sale or rental terms; "Starting Price"
means the opening price; "Bid Increment" means the minimum increase;
"Reserve Price" means the minimum price at which the Seller is prepared
to proceed; "Winning Price" means the highest valid Bid at closing where
the reserve has been met; and "Seller" means the person or entity
listing the Lot for auction; in a Rental Auction, "Seller" means the
Landlord.

4. Eligibility and Verification

A Bidder must be an adult with legal capacity and authority to enter
into the relevant transaction. A legal person acts through a duly
authorised representative.

The Platform may require identity, address, authority, bank-account,
source-of-funds and beneficial-ownership evidence and may conduct
sanctions, fraud-prevention and other mandatory checks. Bidding, payouts
or publication may be restricted until checks are completed.

Users must keep data current, protect account credentials and promptly
report unauthorised access. Account actions are treated as actions of
the account holder unless mandatory law provides otherwise.

5. Auction Types and Lot Page

The Lot page states the auction type, property and country, Starting
Price, Bid Increment, duration or closing mode, reserve status, material
transaction terms and Seller-provided documents. For a Rental Auction,
it must clearly state whether the Winning Price is monthly rent, total
rent for a stated term or another metric.

"Reserve not met" means no winner is then determined. "Reserve met"
means the current Bid has reached or exceeded the Reserve Price; it does
not replace any mandatory form of the final agreement.

6. Participation Deposit and Security

The Participation Deposit is monetary security provided by a Bidder
solely to secure the proper performance of obligations arising from
these Terms, the applicable Lot-specific terms and the Bidder's
participation in auctions, including obligations arising from a winning
Bid.

The Participation Deposit does not constitute an auction participation
fee, a fee for services provided by the Platform, payment for any
property, an advance payment towards the purchase price, an investment,
or financing provided to BS Realty OÜ. No interest, return, remuneration
or other financial benefit accrues or is payable to the Bidder in
respect of the Participation Deposit.

BS Realty OÜ does not accept Participation Deposits for the purpose of
financing its business activities, lending to third parties, making
investments or generating income from the use of Bidders' funds. The
Platform accounts for Participation Deposits separately from its own
revenue.

The Participation Deposit is not an internal means of payment or a
payment instrument of the Platform. It may not be used by the Bidder to
make payments or transfers to other Users, Sellers or third parties. It
is not used to pay for the property, is not credited towards the
purchase price, and is not used to pay the Platform fee or other
Platform charges.

The applicable Participation Deposit is:

Rental Auction --- €200. Applies to participation in Rental
Auctions.

Purchase Auction with a Starting Price up to and including €1,000,000
--- €10,000. The required Participation Deposit is determined by the
Lot's Starting Price.

Purchase Auction with a Starting Price above €1,000,000 --- €50,000.
This amount also applies to Lots with a Starting Price above
€10,000,000.

The amount is determined by auction type and Starting Price. The
Platform may accept only available lawful payment methods. Bank and
currency charges are borne by the payer.

The existence of a valid and sufficient Participation Deposit entitles
the Bidder to participate in auctions subject to these Terms and the
applicable Lot-specific terms. A single valid Participation Deposit may
be reused in sequential auctions of the applicable category without a
new deposit being required for each auction, provided that it remains
sufficient and has not been refunded, retained or reduced.

The Participation Deposit and its handling are governed by applicable
Estonian law, including, where relevant, the Credit Institutions Act
(Krediidiasutuste seadus) and the Payment Institutions and E-money
Institutions Act (Makseasutuste ja e-raha asutuste seadus).

7. Deposit Status, Release and Refund

A Bidder may request the return of the Participation Deposit at any time
through the "Refund Deposit" function. A refund request terminates or
suspends the Bidder's ability to place new Bids but does not cancel any
Bid already submitted.

The Participation Deposit is released and returned only after the
Bidder's active auction has ended and the Bidder has no active Bids,
ongoing auctions, outstanding obligations arising from a won auction, or
outstanding claims secured by the Participation Deposit under these
Terms or the applicable Lot-specific terms.

Funds are returned to an eligible account or payment method, normally
the original payment method, subject only to any amount lawfully
retained or applied as security following a breach of an obligation
secured by the Participation Deposit.

If the Bidder breaches an obligation secured by the Participation
Deposit, BS Realty OÜ may retain or apply all or part of the
Participation Deposit only in the circumstances, to the extent and in
accordance with the procedure expressly provided for in these Terms or
the applicable Lot-specific terms, including Section 13.

The 1% Platform fee under Section 12 and all other Platform fees are
separate payment obligations and are not deducted from, paid from, or
otherwise settled using the Participation Deposit. A compliant Bidder
who has no outstanding secured obligations may request the return of the
Participation Deposit in full.

The Participation Deposit is not displayed or treated as funds available
to the Bidder for unrestricted spending, transfers or other payment
transactions.

8. One Active Auction

A Bidder may participate in only one auction at a time. Participation
begins upon the first valid Bid or other confirmation and ends after the
auction is closed or cancelled and the Bidder's obligations are settled.
The Bidder may then join another auction if the deposit remains
sufficient.

9. Bids

A Bid must comply with the Bid Increment and interface rules. Before
final confirmation, the User must verify the amount and Lot. A confirmed
valid Bid is irrevocable except for a proven Platform technical error or
where withdrawal is required by law.

Unauthorised bidding, artificial price inflation, collusion, multiple
accounts, interference and manipulation are prohibited. The Platform may
reject or cancel affected Bids, suspend accounts and seek direct losses.

10. Duration and Closing

The Seller selects a published term of at least one day or an open-ended
term where available. The listing fee accrues for each commenced day.
Any late-bid extension applies only if disclosed on the Lot page before
the Bidder's first Bid.

At closing, the highest valid Bidder is the Winner if the Reserve Price
is met and no cancellation ground applies. Earlier system registration
prevails for equal Bids. If the reserve is not met, there is no Winner
unless the Lot page provided in advance for the Seller's later written
acceptance.

11. Winning and Winner Payment

The Winner must transfer to the stated payment destination a payment
consisting of a fixed amount or a specified percentage of the Winning
Price within the time period stated on the Lot page. The exact payment
amount, calculation method and payment deadline must be clearly stated
on the Lot page before participation in the auction. For rentals, the
calculation base is stated on the Lot page. The payment forms part of
the settlement for the future transaction; the Lot page or payment
instruction must identify the recipient, holding arrangement, crediting
and refund conditions.

The balance and all taxes, notarial, registration, banking, legal and
other costs are paid within the period and process set by the Seller in
the Lot page and transaction documents. The Winner must timely sign
documents and complete further checks.

Winning creates an obligation to proceed diligently with the final
agreement. The online result does not itself transfer or register title
and does not replace a notarial deed or other mandatory form under the
law of the property's location.

12. Platform Fee

The Winner owes BS Realty OÜ a fee equal to 1% of the Winning Price. It
becomes due when the Winner is determined and is payable against the
Platform invoice independently of payment to the Seller, except where
the result is lawfully cancelled due to the Platform's or Seller's
fault. VAT or other applicable tax is added where legally required and
shown on the invoice.

The Platform fee is a separate payment obligation. It is not paid from,
deducted from, credited against or otherwise settled using the
Participation Deposit. Payment of the Platform fee does not reduce the
Participation Deposit. If the Participation Deposit remains valid and
sufficient, it may continue to serve as security for future auctions in
accordance with Sections 6--8.

13. Winner Default

If the Winner refuses the purchase or rental, fails to make the payment
required under the Lot terms in the amount and within the time period
stated on the Lot page, fails to sign documents, fails required checks
for reasons attributable to the Winner, or otherwise materially
defaults, the Participation Deposit is irrevocably retained by BS Realty
OÜ to the maximum extent permitted by law. A new deposit is required for
future bidding.

Retention does not release the Winner from the Platform fee, any fee
shortfall or proven Seller or Platform losses where recoverable. The Lot
may be offered to the next Bidder, re-auctioned or withdrawn.

14. Seller Eligibility and Duties

Only a legal person may publish a Lot: a public authority, real estate
agency or another legal entity entitled to dispose of the property or
act for its owner. The Seller must prove registration, authority,
representative identity and listing rights.

The Seller warrants that information and documents are accurate,
complete and current; discloses the owner, encumbrances, restrictions,
third-party rights, material defects and compulsory charges; and ensures
lawful advertising and transaction compliance in the property
jurisdiction.

15. Seller Fees and Cancellation

Publication costs €10 for each commenced day from public listing until
closing, cancellation or removal. VAT is added where applicable.
Open-ended listings continue to accrue daily.

The Seller may request early cancellation. The one-time cancellation fee
is €240, plus accrued daily fees and taxes. Cancellation takes effect
upon Platform confirmation and does not remove liability to Bidders
arising under mandatory law or Lot-specific terms.

If, after the auction has closed, the Winner has been determined and the
Reserve Price has been met, the Seller, for reasons attributable to the
Seller, refuses to enter into or perform the transaction in respect of
the Lot, the Seller must pay BS Realty OÜ a penalty equal to the
Participation Deposit applicable to the Winner of that auction. Payment
of the penalty does not limit any other rights of the Winner or the
Platform available under applicable law or the Lot-specific terms.

The Platform may remove a Lot without a cancellation fee where required
by law, sanctions, inaccurate information, lack of authority, security
risk or technical necessity; accrued charges and the responsible party's
liability remain.

16. Bidder Due Diligence

Descriptions and documents are Seller-provided. To the extent permitted
by law, the Platform does not warrant area, condition, yield, authorised
use, title, absence of encumbrances, financing or suitability.

Before bidding, the Bidder must conduct independent legal, technical,
tax and financial review, inspect the property and registers and obtain
local advice. A failure to investigate does not permit Bid withdrawal,
except where mandatory liability for fraud or other unlawful conduct
applies.

17. Cross-Border Transactions and Law

Estonian law governs the User's contractual relationship with BS Realty
OÜ and use of the auction function, without prejudice to mandatory
consumer and other protections.

The law of the property's location governs, among other matters,
required form and validity, transfer and registration, notarisation,
leases, pre-emption rights, permits, taxes and public restrictions.
Users and Sellers must also comply with applicable sanctions, currency
and anti-money-laundering rules.

18. Technical Events and Corrections

The Platform seeks continuity but does not guarantee uninterrupted
service. Following a material malfunction, it may pause, extend, reopen
or cancel an affected auction, notify Users and act proportionately.
System logs, timestamps and payment records determine the technical
record.

Users must report errors promptly. A User's device or connection issue
does not require acceptance of a late Bid.

19. Suspension and Termination

The Platform may restrict or terminate access for breach, non-payment,
suspected fraud, sanctions risk, abuse or an authority's request. Where
possible, reasons and available appeal steps are provided unless
disclosure is prohibited or creates risk.

20. Liability

Each party is liable for direct loss caused by its culpable breach
within applicable law. BS Realty OÜ is not liable for Seller acts, the
property's condition or legal status, financing refusal, decisions of a
notary, registry or authority, or indirect loss and lost profit, except
where exclusion is unlawful.

Nothing excludes liability for intent, gross negligence, death or
personal injury, fraud or any liability that cannot lawfully be limited.

21. Personal Data and Notices

Personal data is processed under the BSRealty.eu Privacy Policy and the
EU General Data Protection Regulation. Data may be shared with Sellers,
payment and verification providers, notaries, advisers and authorities
as necessary for the auction, transaction and legal compliance.

Legally relevant notices are sent through the account and/or registered
email. Users must keep the address accessible and are deemed to receive
a notice when normally accessible, unless law provides otherwise.

22. Complaints and Disputes

Complaints must be sent to info@bsrealty.eu with the account, Lot, event
time and evidence. The Platform responds within a reasonable period. A
complaint does not suspend payment deadlines unless the Platform
confirms otherwise in writing.

Disputes with BS Realty OÜ are submitted to Estonian courts unless
mandatory jurisdiction rules, including consumer protection, permit
another court. Disputes under the final transaction may be subject to
the courts of the property location or the transaction parties' valid
agreement.

23. Amendments and Final Terms

The Platform may amend these Terms prospectively by publishing a new
version and effective date. An auction already joined remains governed
by the version accepted at joining, except mandatory legal changes or
changes favourable to the User.

If any term is invalid, the remaining terms remain effective. Failure to
enforce is not a waiver. Headings are for convenience. These Terms are
made available in a form the User can store and reproduce.