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8-unit apartment building without estate agent with 6.2% yield in the center of Apolda - top investment!
99510 Apolda – Thüringen8-unit apartment building without estate agent with 6.2% yield in the center of Apolda - top investment!
📌 Highlights
Purchase price: €890,000
No broker's commission - directly from the owner!
ACTUAL rent: €4,563 per month (€54,756)
ACTUAL yield: 6.2%
TARGET rent: €5,310 per month (€63,720)
TARGET yield: 7.2%
Units: 6 residential units, 2 commercial units
Good tenant structure without rent arrears
Total living space: approx. 561 m² (excluding usable space)
(living space: approx. 411 m² / commercial space: approx. 150 m² / usable space approx. 170 m²)
Plot: approx. 213 m²
Year of construction: approx. 1898
Condition: partially/fully renovated
Directly in the city center - it couldn't be more central
Reason for sale: Normal sale after upgrading by investors
-> refurbishment status see below
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✨ Description of the property
Welcome to the bell city of Apolda!
This well-kept and partially renovated residential and commercial building is centrally located in the heart of Apolda - and is an attractive investment with solid rental income and development potential.
The historic building from 1898 houses 6 well-designed residential units and 2 commercial units on the first floor. The owner is an investor and has significantly upgraded the building in recent years. The apartments have been completely refurbished every time there has been a change of tenant, so that the building is in good overall condition. The property is fully let and there are no significant rent arrears.
The rent is always paid on time:
4x including declaration of assignment from the job center (reasonable tenants)
2x reliably from employed tenants
2x reliable from solvent commercial tenants (long-term rental agreements)
Additional rental potential: Unrented attic rooms + basement rooms + larger units than stated in 5 older rental agreements
The tenancy has been terminated with problem tenants in the past. There is now a good living atmosphere, with no significant incidents. In the early days, a few years ago, the building required a lot of care - consistent management has gradually solved all problems and the tenant structure has developed positively. Currently, there is hardly any need for supervision, and all details have been recorded and documented properly (contracts, meter numbers, smoke detectors, tenant data, etc.). In addition, there is a tenant who officially takes care of all matters as janitor - ideal for investors without major effort.
The property has been continuously maintained and offers you direct income and long-term prospects - whether for asset protection, retirement provision or expansion of your real estate portfolio. In addition, further sources of income are possible due to 5 old rental contracts with insufficient living space as well as unrented usable space and parking spaces.
Are you interested in this offer?
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Object Number
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OM-361610
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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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890.000 €
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Purchase additional costs
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approx. 68,759 €
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Total costs
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approx. 958,758 €
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Price per m²
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1,586.00 €
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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: 3,127€
More accuracy in a few seconds:
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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well-kept
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Year of last modernization
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2025
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Number of floors
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4
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Level
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4th floor
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Commercial area
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150 m²
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Total area
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561 m²
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Other areas
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170 m²
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Net rental income (target) p.a.
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63720 €
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Net rental income (actual) p.a.
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54756 €
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X-times rental income
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16.00
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Number of units
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8
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Flooring
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parquet, laminate, tiles
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Heating
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central heating
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Year of construction
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1898
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Equipment
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balcony, fitted kitchen
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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
This residential property is for investors or capital investors who want to secure their pension and take advantage of Apolda's location upgrade over the next few years. The Carl Zeiss Jena Group is building a completely new production site in Isserstedt just outside Apolda, where all the permits have already been issued. The influx of new skilled workers will increase Apolda's value significantly over the next few years.
In addition, the populations of Jena and Weimar are increasingly moving to Apolda, who like living in a city but can no longer find housing in the larger towns. The population trend is rising and has been increasing enormously, especially since January 2025.
Location
Renovation status at a glance:
-4 units in mint condition, 4 units are in normal condition (mid 90s). One residential unit has a balcony.
Long-term commercial leases (tenants invested in upgrading these units)
-Electrics are in good condition and meet the relevant safety requirements (copper electrics, RCD switches, etc.)
-Basement is dry and offers plenty of usable space - basement ceiling needs to be upgraded in the long term
-Not a listed building
-Heating: Currently Viessmann central heating (gas). A contracting offer is currently being discussed with the city of Apolda, in which the replacement of the heating together with the consumption & maintenance is billed via a moderate monthly flat rate, which can be fully allocated. This means that in the long term, the owner will no longer incur any heating costs.
-Roof is in very good condition, all finishes work, minor repairs have always been carried out immediately.
-Staircase needs a coat of paint, but is in good overall condition.
-Energy efficiency class E - does not fall under the medium-term declared "Worst Performing Building" class
-bell system was completely renewed in 2024 with intercom system
-2024 - Fire door installed in the boiler room
-No leasehold, no inherited burdens, no building charges - everything in order
Location
Apolda - in the city triangle Weimar - Jena - Erfurt - is known for its rich cultural history and industrial past (bell casting, textiles, automobile manufacturing). The central location in the city center offers your tenants walking distance to shopping facilities, public transport, schools and doctors.
With its growing popularity among young families, creative professionals and commuters, Apolda is a location with stable demand.
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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gas
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Final energy consumption electricity
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144.60 kWh/(m²a)
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Final energy consumption heat
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150.00 kWh/(m²a)
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Miscellaneous
What's the catch?
The last problem with the house concerns the basement, which was affected by heavy rainfall in 2017-2020. The exposed steel beams are affected by corrosion and would need to be renewed or replaced in the long term. Professional safety measures were taken for the interim period, which were also approved by a structural engineer. Possible solutions have already been discussed with construction companies from the region - all options have been discussed and evaluated, from steel substructures and compacting the entire basement to completely renewing the basement ceiling. The seller is happy to make this knowledge available to the buyer. However, he himself no longer wishes to accompany any major renovation measures in the property.
The basement ceiling could be upgraded directly by the new buyer during the next major refurbishment in the building.
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