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共有房产难以进行实物分割,如何处置?

  • 2026-07-30 18:18:25
共有房产难以进行实物分割,如何处置?

案例

案情简介

原告吕某丙（加拿大籍）与被告吕某甲、吕某乙系亲姐妹关系。此前法院作出生效判决，确认三人共同继承位于济南市历下区青年东路的两套房产，其中吕某丙占31%，吕某甲、吕某乙各占34.5%。
判决生效后，共有份额虽已明确，但共有关系并未实际终结。因吕某丙系加拿大国籍，长期在国外生活，难以占有、管理和使用案涉房屋，遂提出由吕某甲、吕某乙取得房屋并支付折价补偿；若无法折价补偿，则将房屋拍卖、变卖后按份额分配价款。
因协商未果，吕某丙诉至法院，提出先位请求：案涉两套房屋归吕某甲、吕某乙所有，二人按此前评估价格支付折价补偿款；同时提出备位请求：若法院不支持折价补偿，则判令对房屋拍卖、变卖，所得价款按三人共有份额分割。庭审中，吕某甲、吕某乙均表示不同意受让房屋，也不认可原评估价格，但同意通过拍卖、变卖方式分割价款。

法院审理

法院经审理认为，生效判决已经确认三方共有份额，各方作为按份共有人，依法按照份额享有所有权。现共有关系难以继续维持，各方又无法就折价补偿达成一致，法院应依法确定可操作的分割路径。
关于先位请求，法院认为，案涉房屋评估报告形成于此前案件审理期间，至本案审理时已超过有效期限，难以客观反映当前市场价值，不能直接作为折价补偿依据。同时，吕某甲、吕某乙明确表示不愿受让房屋，各方对房屋归属及折价标准均未形成合意，该请求缺乏履行基础，法院不予支持。
关于备位请求能否同案审查，法院认为，吕某丙基于同一共有物分割法律关系，提出顺位衔接、相互排斥、事实基础相同的两项请求，构成客观预备合并之诉。在先位请求难以支持时，法院可以继续审查并裁判备位请求，不属于诉讼请求不明，也不构成重复诉讼，有利于一次性化解纠纷。
法院进一步认为，案涉两套房屋均为成套住宅，难以进行实物分割，强行分割将减损房屋价值和使用效能。现三方份额清晰，吕某丙长期定居国外，客观上难以管理、使用房屋；吕某甲、吕某乙亦明确放弃受让，仅同意变价分割，维持共有关系的基础已不存在。采取拍卖、变卖方式分割，既符合法律规定，也有利于减少重新评估、反复诉讼的成本。
最终，法院判决三方于判决生效之日起180日内共同将案涉两套房屋予以拍卖或变卖，所得价款由吕某丙分得31%，吕某甲、吕某乙各分得34.5%；处分过程中产生的税费亦按上述比例分担。

法官说法

共有物分割案件中，确认共有份额并不等于纠纷彻底解决。共有房产难以实物分割，共有人又无法就折价补偿达成一致时，如果裁判只停留在“份额确认”，当事人的财产权益仍长期悬置，后续履行和执行也容易陷入僵局。
本案中，法院依法审查并处理了当事人的备位请求。在先位请求缺乏履行基础的情况下，继续审查备位请求，既尊重当事人的处分权，也避免因同一纠纷再次起诉，减少程序空转和诉累。通过判决明确拍卖、变卖路径及价款分配比例，裁判结果更具可操作性，也为后续履行和执行提供了清晰依据。
法官提醒，共有基础丧失，协商无法继续时，共有人可以依法请求人民法院分割。对于难以实物分割的住宅类房产，折价、拍卖、变卖后按份分配价款，是兼顾公平、效率和执行可行性的常见方式。诉讼中，当事人也可以根据实际情况提出先位、备位请求，为法院一次性实质化解纠纷提供更充分的裁判空间。
来源：山东高法
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  1. CONNECT:[ UseTime:0.001049s ] mysql:host=127.0.0.1;port=3306;dbname=a_mffb;charset=utf8mb4
  2. SHOW FULL COLUMNS FROM `fenlei` [ RunTime:0.001596s ]
  3. SELECT * FROM `fenlei` WHERE `fid` = 0 [ RunTime:0.002958s ]
  4. SELECT * FROM `fenlei` WHERE `fid` = 63 [ RunTime:0.016785s ]
  5. SHOW FULL COLUMNS FROM `set` [ RunTime:0.001699s ]
  6. SELECT * FROM `set` [ RunTime:0.005447s ]
  7. SHOW FULL COLUMNS FROM `article` [ RunTime:0.001676s ]
  8. SELECT * FROM `article` WHERE `id` = 550059 LIMIT 1 [ RunTime:0.005867s ]
  9. UPDATE `article` SET `lasttime` = 1785536040 WHERE `id` = 550059 [ RunTime:0.004321s ]
  10. SELECT * FROM `fenlei` WHERE `id` = 64 LIMIT 1 [ RunTime:0.000305s ]
  11. SELECT * FROM `article` WHERE `id` < 550059 ORDER BY `id` DESC LIMIT 1 [ RunTime:0.000634s ]
  12. SELECT * FROM `article` WHERE `id` > 550059 ORDER BY `id` ASC LIMIT 1 [ RunTime:0.000517s ]
  13. SELECT * FROM `article` WHERE `id` < 550059 ORDER BY `id` DESC LIMIT 10 [ RunTime:0.004778s ]
  14. SELECT * FROM `article` WHERE `id` < 550059 ORDER BY `id` DESC LIMIT 10,10 [ RunTime:0.017739s ]
  15. SELECT * FROM `article` WHERE `id` < 550059 ORDER BY `id` DESC LIMIT 20,10 [ RunTime:0.014266s ]
0.234766s