"Capital investment in city center location of Winsen - rented & with development potential" Commission-free!

For sale is a commercial unit currently rented, located in a central city location within a well-maintained condominium complex with mixed use. The surrounding area is characterized by established businesses with high foot traffic, including retail stores, restaurants, service providers, law firms, and medical facilities, which ensures a stable base demand. The unit currently generates a net annual rental income of €13,200. With a purchase price of €180,000, this results in a gross yield of approximately 7.33% and a factor of around 13.6, which are attractive entry-level figures for investors in the current market environment. A significant advantage is the cost structure:
While the monthly condominium fees are currently €1,440, according to the accounting, over €10,100 annually can be passed on to the tenant. The actual cost to the owner is currently approximately €597 per month, resulting in a positive surplus of approximately €503 per month (before financing). From July 1, 2026, the contribution to the reserve fund will be reduced by approximately €215 per month, further reducing the non-reimbursable costs and improving the calculated surplus to approximately €718 per month (before financing). Important information for buyers:
The upcoming special assessment for roof repairs will be fully covered by the seller. This issue is therefore economically neutralized and does not represent a financial risk for the buyer – a clear benefit and a strong argument when considering the overall picture. The property is located in a central area, offering excellent accessibility. Furthermore, there is potential to divide the unit into multiple office spaces, providing additional flexibility for rental or exit strategies. An adjustment of the rent based on an index is generally possible, but currently not implemented, as the consumer price index has not increased sufficiently, rising from 120.5 (January 2025) to 122.7 (December 2025). This opens up further potential for development. This is a solid investment property with a stable rent, transparent cost structure, and positive cash flow before financing. The central location, existing rental income, future reduction in service charges, and the seller's assumption of the roof repair special assessment create an attractive and predictable starting point for investors.

The Citypassage is located in the city center of Winsen (Luhe), a growing mid-sized town south of Hamburg with approximately 35,000 residents. Eckermannstraße itself is a quiet side street, but it offers direct access to the pedestrian zone, benefiting from excellent accessibility and a steady flow of foot traffic.

Winsen is attractive due to its proximity to the Hamburg metropolitan area (approximately 30 minutes by train or car), a vibrant city center, a solid infrastructure, and a balanced mix of businesses. The location is particularly suitable for service-oriented businesses with customer interaction, such as offices, law firms, consulting services, or coaching.

A public parking lot with a barrier system is located directly adjacent to the property. The revenue from the parking operation flows into the reserve funds of the homeowners' association, thereby sustainably strengthening the financial structure of the property.