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2-room apartment in a top location in Karlsruhe-Mühlburg - investment or owner-occupation with expansion potential
Feierabendweg 15, 76185 Karlsruhe (Mühlburg) – Baden-WürttembergGarden view & use, expansion potential in the attic, quiet prime location, 100% potential, direct from the owner (commission-free)
The apartment building is located in a quiet and highly sought-after residential area in Karlsruhe-Mühlburg, prime location, in a purely residential street with perfect connections:
- S-Bahn stop "Feierabendweg" approx. 200 m away (directly on Siemensallee)
- approx. 900 m to the Karlsruhe Municipal Hospital
- approx. 2.5 km to Karlsruhe University of Applied Sciences
- approx. 4 km to the University of Karlsruhe
The house was built around 1955 and divided into condominiums (WEG) in 1981. It consists of 6 residential units and has a full basement. The WEG is clearly structured, well maintained and functions harmoniously.
Construction & technology
- Solid brick construction with reinforced concrete ceilings
- Gabled roof with pantile roofing, insulated
- Insulated top floor ceiling (approx. 70 cm mineral wool)
- Roof pitches insulated with Heraklith panels and mineral wool
- Façade on the left side renovated with ETICS (10 cm) for energy efficiency
- Modern gas central heating (Buderus, built in 2016) with condensing boiler technology and central hot water preparation
Communal facilities
- Laundry room with access to the garden
- Bicycle shed in the garden
- Each apartment has its own cellar compartment
- Communal garden behind the building
Ownership structure
- 1 apartment occupied by owner
- 2 apartments owned by various investors, each rented out
- 3 apartments belong to an investor who is now selling all 3. Including this one whose exposé you are currently reading
- In addition, the investor is selling the 1st floor apartment on the right (completely renovated, empty) and the 2nd floor apartment on the right (completely renovated, empty)
- There are therefore currently 3 residential units (50%) for sale in the same building. 2 x 2 room apartment e.g. for own use and possibly the 3rd apartment as a capital investment or also the possibility of further own use through termination of personal use
- In the course of the sale, the investor also relinquishes his mandate as an advisory board member and new owners have the opportunity to actively participate in the WEG
- Sale of the 3 units takes place as capital is invested by the investor in other real estate projects after the sale in order to use equity as leverage again
- Offer represents a unique opportunity on the real estate market, quick access is worthwhile
- Clearly defined responsibilities (windows, balconies = separate property)
For sale is a well-designed 2-room attic apartment (top floor left) with approx. 41.77 m² in a well-kept 6-family house at Feierabendweg 15, Karlsruhe-Mühlburg. Prime location.
Key data of the apartment
- 2 rooms, kitchen, bathroom, hallway
- Living space: approx. 41.77 m²
Room layout:
o Room 1: 8.43 m²
o Room 2: 14.26 m²
o Kitchen: 14.26 m²
o Bathroom: 3.04 m²
o Hallway: 1.82 m²
- Rented since 01.11.2014 to a reliable single person
- Basic rent: € 429, service charge VZ: € 130, warm rent: € 559, deposit: € 1,000
- Kitchen owned by the tenant
- Condition: in need of modernization, especially bathroom and windows (wood, double-glazed, original)
Fixtures and fittings
- Bathroom with bathtub (older condition)
- Double-glazed wooden windows
Advantages for investors
- Reliable, low-maintenance and undemanding tenant
- No rent arrears since the start of the tenancy, always absolutely punctual rent payments
- Rent increase potential after refurbishment
- Tax benefits possible through modernization
Comparable property in the building
The ground floor apartment on the right (no. 6) has been completely modernized (incl. Velux convertible windows). This serves as a reference for a possible refurbishment level.
Are you interested in this apartment?
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Object Number
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OM-353792
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Object Class
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apartment
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Object Type
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attic apartment
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Is occupied
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Occupied
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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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129.000 €
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Purchase additional costs
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approx. 8,706 €
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Total costs
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approx. 137,705 €
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HOA fee
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202 €
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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: 485€
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By providing some basic information, the estimated monthly rate is calculated individually for you. For this and for all other real estate offers on ohne-makler.net
Details
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Condition
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in need of renovation
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Number of floors
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2
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Level
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2nd floor
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Usable area
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6 m²
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Bathrooms (number)
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1
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Bedrooms (number)
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2
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Flooring
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carpet, vinyl / PVC
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Heating
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central heating
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Year of construction
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1953
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Equipment
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garden, basement
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Infrastructure
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pharmacy, grocery discount, general practitioner, kindergarten, primary school, secondary school, middle school, high school, comprehensive school, public transport
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Information on equipment
House description
- Year of construction: approx. 1955, conversion to condominium: May 25, 1981
- Solid construction with Poroton brick masonry (30 cm) and reinforced concrete ceilings
- Gabled roof with dormers
- 6 residential units, identical floor plans per floor
- Full basement, allocated cellar room no. 6 according to plan
- Shared laundry room in the basement with back door directly to the garden (separate water and electricity connection for each apartment)
Garden & outdoor area
- Communal garden directly behind the house, usable by all
- Adjacent: spacious private garden not belonging to the condominium (not owned by the condominium, but with a view of the countryside), will never be built on
- Perfect for relaxing, barbecuing, sunbathing, with access via the laundry room
Energy measures & substance
1. sloping roof
- Cladding with Heraklith boards (wood wool lightweight boards, A2, asbestos-free)
- Additional mineral wool insulation underneath
2nd upper storey ceiling (attic floor)
- Full-surface insulation with approx. 70 cm mineral wool
- Significant energy savings, no need for retrofitting according to GEG
3rd facade on the left (gable end)
- External thermal insulation composite system with approx. 10 cm insulation
4. heating
The property is equipped with a high-quality Buderus gas condensing heating system (type Logamax plus GB192-35 iW H, built in 2016).
This modern system impresses with its high energy efficiency, low operating costs and central hot water preparation via a Buderus cylinder.
It is conveniently controlled via the intelligent Logamatic RC300 system.
Thanks to the latest technology, there is no need for replacement in accordance with the GEG, which is a strong selling point, especially if the boiler was built in 1955.
Buyers benefit from sustainable heating technology that guarantees long-term value retention and efficiency.
5th roof
- 2025 Roof inspection by German roofing company
- Defective tiles have been replaced
- No renovation required, roof visually & technically in order
Conclusion on the substance
- No asbestos according to inspection and construction method
- Excellent condition for the age of the building
- Ideal conditions for value retention, rental increase or owner-occupation
Declaration of division & WEG structure
- Apartment: 130/1,000 co-ownership shares
- Parcel: 8757/20 with 1,006 m² of land
- No parking space included - free parking in front of the building
- All window apartments & balconies were already defined as special property in 1992 by WEG resolution (decisive advantage for modernizations, as costs are to be borne by the apartment owners)
- Exclusive special usage rights (declaration of division) to the loft above for both top floor apartments (height approx. 1.50 m)
- Radio meters for water and heating installed in each of the 6 apartments
Modernization options (vision)
- Inspiration from the adjoining top floor apartment on the right (separate sale), refurbished to a high standard with:
o Velux convertible skylight (114x252 cm): balcony variant
o 2 x 2-fold top-hung windows kitchen (114x118 cm), in a row
o Large hinged pivot window bathroom (78x98 cm)
o New tiles, laminate, sanitary facilities, doors
- 2024 WEG resolution for implementation
- Installation was and is free of approval and notification according to the city of Karlsruhe
- Window replacement by regional German roofing company Meister Firma, 2024 (directly after WEG resolution) Net costs: € 13,238.75 to give a price feeling
- Floor plan adaptation and bathroom enlargement possible
- Also attic integration
Location
Location & surroundings
- Quiet residential street with lots of greenery, family-friendly
- 200 m to the "Feierabendweg" S-Bahn stop (Siemensallee)
- 900 m to Karlsruhe Municipal Hospital
- 2.5 km to Karlsruhe University of Applied Sciences
- 3 km to Siemens Karlsruhe, 4.1 km to Karlsruhe University
- 2 kindergartens 500m away
Location Check
Energy
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Main energy source
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gas
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Miscellaneous
- Investors: stable rental yield, no maintenance backlog, low ancillary costs
- Tradesmen / owner-occupiers: attractive floor plan, vision through show apartment next door, expansion options
Low operating costs due to communal organization
- Stairwell cleaning is carried out by the residents themselves on a weekly basis on each floor
- No janitor service: garden maintenance and waste disposal are carried out independently by the owners' association
Management & organization
The condominium has recently been managed by a new, external property management company. The previous management was replaced due to its age, as documents such as accounts and business plans could no longer be provided in a timely manner.
Portfolio adjustment / rebalancing
The 3 apartments for sale belong to a regional, family-run real estate capital company. As part of a strategic realignment of the large portfolio, individual units are now being sold selectively, including these - especially vacant and newly refurbished units.
- Sale directly from the owner - without an estate agent
- A new energy certificate has been commissioned from the property management company and techem and will be presented when the purchase contract is signed
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
Topic portals
Send a message directly to the seller
Questions about this apartment? Show interest or arrange a viewing appointment?
Click here to send a message to the provider:
Offer from: Herr Verkäufer
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