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TOP MUNICH-CITY - MAXVORSTADT DISTRICT.
80333 München (Maxvorstadt) – BayernRare investment opportunity in a prime city center location.
APARTMENT BUILDING WITH 24 UNITS · FULLY RENTED · NO COMMISSION
€8,427,250 Purchase Price
An exceptional income-generating property in one of Munich's most desirable city center locations: 24 apartments, established commercial space, parking spaces, elevator, and approximately 823.60 m² of rented space on a plot of approximately 339 m². The land value is estimated at €11,800 per m² as of January 1, 2026, resulting in a land value of €4,000,200. Fully rented. No vacancies. Minimal risk of rental income loss. Comprehensively renovated. No outstanding renovation needs. Further rent increases are possible. Gross rental yield: approximately 3.5%.
Net rental yield from January 2027: approximately 3% (assuming €36,000 per year in non-reimbursable costs, currently close to €0).
Price-to-rent ratio: 29.1
Current market indicators for Munich*
Gross rental yield: 2.0% to 3.0% for existing properties
Net rental yield: 1.5% to 2.2% after costs
Price-to-rent ratio: 35 to 45 annual cold rents
Average price in the city center: approximately €9,500 to €11,500/m²
*(Source: Numera Vision)
The building, constructed in 1956, underwent a comprehensive renovation in 2004/2005 and has been continuously modernized since then. The elevator, building services, pipes, bathrooms, windows, facade, and roof have been renovated or modernized. Further investments are planned for 2026.
KEY FEATURES AT A GLANCE:
* 24 apartments with high demand
* Approximately 823.60 m² of rented space
* Retail space: Office of approximately 68.60 m² and a courtyard area of approximately 185 m², of which approximately 118 m² is covered, providing space for 7 cars and 4 motorcycles.
* 12 spacious balconies
* Elevator
* Fiber optic internet
* District heating
* Fitted kitchens in all apartments
* Fully occupied
* Waiting list with currently 9 potential tenants
* Extremely low vacancy rate for years
* Not located in a conservation area
* No historical landmark protection
* Commission-free sale by the owner
ATTRACTIVE INVESTMENT POTENTIAL
The gross rental income has been approximately €279,000 per year since September 1, 2026, and will increase to approximately €288,000 in January 2027. With further development, a rental potential of approximately €370,000 per year is realistic. 18 apartments have stepped rental agreements, and 6 have index-linked rental agreements. The long-term commercial lease is also indexed from 2027.
Are you interested in this offer?
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Object Number
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OM-266647
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Object Class
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Apartment building or investment property
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Object Type
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Residential and commercial building
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Handover from
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By arrangement
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Purchase price & additional costs
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purchase price
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8.427.250 €
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Purchase additional costs
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approx. 389,521 €
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Total costs
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approx. 8,816,771 €
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Price per m²
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10,232.00 €
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Operating costs allocated p.a.
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40,000 €
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Breakdown of Costs
* Costs for notary and land register were calculated based on the fee schedule for notaries. Assumed was the notarization of the purchase at the stated purchase price and a land charge in the amount of 80% of the purchase price. Further costs may be incurred due to activities such as land charge cancellation, notary escrow account, etc. Details of notary and land registry costs
Does this property fit my budget?
Estimated monthly rate: 33,597€
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Details
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Condition
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Rehabilitated
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Year of last modernization
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2026
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Number of floors
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7
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Level
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Higher than 5th floor
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Commercial area
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68.6 m²
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Total area
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823.6 m²
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Other areas
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95 m²
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Number of carports
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7
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Net rental income (target) p.a.
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370000 €
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Net rental income (actual) p.a.
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288000 €
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X-times rental income
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29.10
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Number of units
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26
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Flooring
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Laminate, Tiles
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Heating
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Central heating
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Year of construction
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1956
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Equipment
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Balcony, Elevator, Full bath, Fitted kitchen
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Infrastructure
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Pharmacy, Grocery discount, General practitioner, Kindergarten, Secondary school, High school, Public transport
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Location
A LOCATION THAT EXPLAINS THE HIGH DEMAND
Königsplatz and Stiglmaierplatz are just a few minutes' walk away. The main train station, subway, tram, and bus are easily accessible.
Universities and higher education institutions such as TUM (Technical University of Munich), the TUM School of Management, the Hochschule für Fernsehen und Film (University of Television and Film), and the Hochschule für Musik und Theater (University of Music and Theater) are located nearby.
Cafés, restaurants, supermarkets, museums, and all the urban amenities of the Maxvorstadt district are practically on your doorstep.
This location makes these compact apartments particularly attractive to students and young professionals.
Location Check
Energy
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Energy certificate type
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Consumption certificate
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Main energy source
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District heating
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Final energy consumption electricity
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7.28 kWh/(m²a)
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Final energy consumption heat
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90.40 kWh/(m²a)
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Energieausweis
Miscellaneous
A RARE OPPORTUNITY FOR INVESTORS
Prime location in the heart of Munich. Fully rented apartment building. Established rental structure with long-term potential. High-quality property. Further potential for increased returns. €8,427,250 · NO COMMISSION · DIRECTLY FROM THE OWNER - NO INQUIRIES FROM REAL ESTATE AGENTS
According to § 7 UWG, unsolicited contact from real estate agents without the explicit consent of the recipient is prohibited! Transfer subject to agreement - proof of financing required.
3 GENERAL QUESTIONS ABOUT THE MUNICH REAL ESTATE MARKET*
Is it still worthwhile to invest in real estate? Yes – Munich offers a rental yield of 2.8–3.5% plus a property value increase of 3–4%, resulting in a total return of 6–7% with virtually no vacancy. No other asset offers leverage through credit, tax advantages through depreciation, and physical ownership simultaneously. How is the real estate market in Munich developing? After the interest rate adjustments in 2023/24, it has stabilized. In 2026: a moderate increase of 2–4% per year. Driving factors: Apple, Google, BMW, Siemens locations, and over 200,000 open positions.
Limited building land,
0.3% vacancy rate. Long-term (10 years): +30–50%. Munich remains Germany's safest real estate market. What does this mean for investors? Lower yield compared to other cities (2.8–3.5% gross),
Highest security and property value increase (+3–4% per year).
The total return is 6–7% – comparable to a global stock ETF,
But with leverage through credit, tax advantages, and a physical asset. * Sources: Munich Appraisal Committee, Bundesbank, IVD Süd, Transaction data from FT Immobilien 24.
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
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