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RESERVED - Ticks like Swiss clockwork - Rented 1-bedroom apartment with PV & graduated rent until 2035
Dr. Gustav-Knodel-Straße 14, 76344 Eggenstein-Leopoldshafen (Eggenstein) – Baden-WürttembergRESERVED
Ticks like a Swiss clockwork - Rented 1-room investment with graduated rental agreement until 2035 - independent of rent cap & Co / WEG PV system from 2017
Long-term cash flow guaranteed - 1-room apartment with balcony at Dr.-Gustav-Knodel-Straße 14, 76344 Eggenstein-Leopoldshafen
Commission-free directly from the owner
Property description
This well-kept 1-room apartment is located on the 1st floor of house no. 14 of a solid apartment building (20 units, built in 1994). No elevator - therefore permanently low operating costs. The condominium is economically strong, managed by an experienced property management company.
Special feature: A photovoltaic system (owned by the condominium) was installed in 2017 and paid for in full by the condominium. The electricity is used for hot water backup heating. Surpluses are sold to EnBW - the proceeds flow into the reserve. General electricity costs for the apartment are therefore only € 0.55/month!
Facts & features
- Living space: approx. 30.9 m² (incl. 50% balcony share)
- Room layout: living room/bedroom approx. 13.5 m², separate kitchen approx. 3.7 m², bathroom with shower (washing machine connection), hallway, storage room, south-facing balcony
- Cellar room (separate property) approx. 4 m²
- Construction: solid, with lightweight brickwork
- Windows: plastic, insulating glazing
- Heating & hot water: central via gas
- Roller shutters, bicycle room & drying room available
- Distance to the S-Bahn "Eggenstein Süd": approx. 100 m
- No parking space assigned
Photovoltaics & economic efficiency
- PV system owned by the WEG since 2017
- Electricity used for central hot water technology
- Feed-in tariff flows into reserves (2024: € 764.27, of which € 25.03 for this unit)
- Reserve balance 31.12.2024:
- Apartment: € 2,098.38
- WEG total: € 63,043.31
Service charges according to the 2025 economic plan
- Apportionable: € 274/month
- Not apportionable: € 41/month
- Addition to reserves: € 22/month
- Total: € 337/month
- General electricity: only € 0.55/month (thanks to PV)
Energy certificate (Techem, valid until 2028)
- Consumption: 147 kWh/(m²-a), efficiency class E
- The certificate is based on old measured values prior to PV commissioning and does not reflect its positive effects
- PV reduces energy consumption in real terms - corresponds to a de facto better classification (D level possible)
Tenancy & security
- Rented since 01.12.2015 to non-profit organization (social sector, with state funding)
- Graduated rental agreement until 2035 - 3% annual increase contractually fixed
- Rent increases from € 620 (2024) to € 858 (2035)
- Personal guarantee by the managing director
- Renovated handover, fitted kitchen owned by the landlord (contractually regulated)
Target group
- Investors with a focus on secure, inflation-protected returns
- No rent index, no rent cap, no index-linked rent
- Protection against political intervention - ideal in uncertain times
Conclusion
This 1-bedroom apartment is a well thought-out investment with low administration costs, steady cash flow and clear value appreciation.
Immediate income - permanently rising rent - strong reserves - sustainable WEG strategy.
Secure now what will soon no longer be possible: graduated rental agreement with guaranteed returns until 2035.
Are you interested in this apartment?
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Object Number
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OM-360935
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Object Class
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apartment
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Object Type
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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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149.000 €
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Purchase additional costs
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approx. 9,902 €
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Total costs
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approx. 158,901 €
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HOA fee
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340 €
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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: 560€
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Details
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Condition
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well-kept
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Number of floors
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3
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Level
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1st floor
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Usable area
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4 m²
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Bathrooms (number)
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1
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Bedrooms (number)
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1
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Flooring
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tiles, vinyl / PVC
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Heating
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central heating
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Year of construction
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1994
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Equipment
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balcony, terrace, basement, fitted kitchen
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Infrastructure
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grocery discount, general practitioner, kindergarten, primary school, secondary school, middle school, high school, comprehensive school, public transport
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Information on equipment
Equipment & room layout (approx. information according to plan)
- Living room/bedroom: approx. 13.5 m²
- Kitchen (separate): approx. 3.7 m²
- Bathroom with shower & WC connection: approx. 3.3 m²
- Hallway: approx. 3.0 m²
- Storage room: approx. 1.4 m²
- Balcony (south-facing): approx. 6.0 m² (50% = 3.0 m² credited)
- Total living space: approx. 30.9 m²
- Additional usable space in own cellar room: approx. 4.0 m²
Construction & technology according to the declaration of division:
- Solid construction with lightweight brickwork
- Windows: Plastic with insulating glazing
- Roller shutters on all windows
- Central heating with natural gas
- Hot water centrally via heating system
- No elevator (low additional costs)
Energy efficiency with a future: PV system & forward-looking WEG
The apartment is part of a very well-structured condominium that had a photovoltaic system installed at its own expense in 2017. This generates electricity to supply the central hot water auxiliary heating system (e.g. pipe temperature control in winter) and supports the central hot water supply on a pro rata basis.
Surpluses are fed into the public grid and sold to EnBW. The remuneration flows in full into the maintenance reserve of the owners' association.
In 2024, the feed-in proceeds amounted to €764.27, of which €25.03 was pro rata for this apartment - a form of passive reserve formation that is hard to find elsewhere.
Service charges & economic plan 2025 / month
Apportionable costs274.00 €
Non-apportionable costs41,00 €
Addition to reserves22,00 €
Total monthly337.00 €
General electricity only € 0.55 / month thanks to PV
Reserves as at 31.12.2024:
- Apartment: € 2,098.38
- WEG total: € 63,043.31
Miscellaneous
- Smoke detector common property - via TECHEM remote maintenance
- WEG TV contract terminated
- Radio-based meters
Property tax B: 2025 according to notice 29,29 € / year
Energy certificate (Techem)
- Issued: 2018, valid until: 20.09.2028
- Energy consumption: 147 kWh/(m²-a) (efficiency class E)
- Main energy source: Natural gas L
- Type: Consumption certificate based on consumption data up to 2016
- Note: The PV system from 2017 is not included as it was installed after the reference period and is not formally used for general electricity.
In fact, the energy efficiency is better than reported due to the use of self-generated electricity!
Arguments for financing and a sustainable system
- Ongoing energy costs noticeably reduced by using the PV system's own electricity
- Accumulation of reserves through electricity sales - proof of sustainable WEG management
- Very low general electricity costs: €0.55/month - unbeatable in a market comparison
- Relevant for financing: Despite class E energy certificate, effective consumption is closer to D level
CONCLUSION
The energy certificate shows 147 kWh/(m²-a) (efficiency class E). Since 2017, the COA has been operating a photovoltaic system to power the hot water technology. This reduces the real energy requirement, which leads to lower operating costs. The surpluses from the sale of electricity to EnBW are credited to the reserve. The effective efficiency of the property is higher than shown in the certificate. The WEG is economically and energetically forward-looking.
Location
Macro location & micro location
- Eggenstein-Leopoldshafen (district Eggenstein South)
- Quiet side street with quick access
- Local suppliers (EDEKA, ALDI) within walking distance
- Close to KIT Campus North / Karlsruhe Research Center
- S-Bahn stop: only 100 m away
- Karlsruhe city center can be reached in 20 minutes
- Short distances to the B36 and B10 -> quick access to Karlsruhe and KIT
Location Check
Energy
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Final energy consumption
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147.00 kWh/(m²a)
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Energy efficiency class
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E
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Energy certificate type
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consumption certificate
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Main energy source
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gas
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Miscellaneous
Sale directly from the owner, commission-free.
Estate agent inquiries unwanted.
All documents, protocols, accounts & energy certificate will be provided on request.
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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