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Long-term rental to KIT scientist - solid, well-maintained, plannable and directly from the owner
Mannheimer Str. 1, 76344 Eggenstein-Leopoldshafen (Leopoldshafen) – Baden-WürttembergTop investment with development potential
Long-term lease to KIT scientist - ideal for quiet investors with a vision
This solid 1-bedroom apartment has been reliably let since 01.03.2017 - to a scientist with a doctorate, employed at the Karlsruhe Institute of Technology (KIT). The tenant uses the apartment as a permanent primary residence, pays very punctually and maintains it very conscientiously.
An ideal investment property for security-oriented buyers who value stability, predictable income and potential value appreciation - without any refurbishment or letting risks.
Investors appreciate the rare combination of excellent creditworthiness, long-term security and visible appreciation potential
Also suitable as a long-term retirement provision - with letting peace of mind and solid substance.
Features - and convenient, barrier-free access for all living situations
Commission-free sale directly from the owner
Highlights at a glance
- 38 m² living space with well thought-out layout
- Kitchenette is functionally integrated into the room
- Kitchen included in the purchase price
- Large, covered balcony facing north-east
- The large window front provides plenty of natural light, but remains pleasantly cool thanks to its north-east orientation - ideal in summer too
- Modernized bathroom with washing machine connection
- New fuse box, new double-glazed windows, freshly painted
- No investment necessary - can be used immediately
- Well-maintained residential complex with elevator & cellar, large bicycle storage room
- Capital investment or owner-occupation
- The apartment impresses with a well thought-out room layout, modern furnishings and a spacious, covered balcony with far-reaching views of the countryside.
- Top capital investment with development potential
Property description
This well-kept 1-room apartment is located on the 1st floor of a solid, solidly built residential complex from 1978. Solid concrete basement, all walls and ceilings also made of solid concrete. This ensures the best sound insulation from the neighboring apartments and top insulation.
The building may appear reserved on the outside - but inside you will find a modernized, furnished apartment that can be rented or occupied immediately.
The combined living/sleeping area is bright and efficiently laid out. The north-east orientation guarantees plenty of light without heating up in summer. The covered balcony offers private outdoor space. The kitchen is functionally equipped and the bathroom and electrics have been modernized.
The equipment includes:
- Leicht fitted kitchen with 4-ring hob and oven; fridge, sink, upper and lower cupboards, stainless steel extractor fan, worktop kitchen unit
Economic key figures (2024 WiPlan)
- Total house rent: € 188.00/month
- of which apportionable costs: € 111.90/month
- of which not apportionable: € 44.63/month
- Reserve: € 30.53/month
- Apartment reserve share: approx. 1,374 € (as at: 04/2025)
- Property tax annual assessment 2025: € 24.47
Are you interested in this apartment?
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Object Number
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OM-367619
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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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immediately
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Purchase price & additional costs
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purchase price
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139.000 €
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Purchase additional costs
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approx. 9,265 €
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Total costs
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approx. 148,264 €
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HOA fee
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168 €
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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: 524€
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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Number of floors
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5
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Level
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1st 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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1
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Flooring
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laminate, 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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1978
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Equipment
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balcony, basement, elevator, full bath, shower bath, fitted kitchen, barrier-free
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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
Equipment & condition
- Year of construction: 1978 (building very solid, no renovation backlog)
- Windows renewed (current standard, double insulating glazing)
- New fuse box and FI (2025)
- Laminate flooring in the living area
- Modern bathroom with washing machine connection
- No renovation backlog
- Barrier-free access: The apartment is easily accessible: Ground-level entrance, modernized elevator (2025) with direct connection to the basement. Also ideal for senior citizens, wheeled suitcases, baby carriages or project tenants with lots of luggage
Residential complex & common property
The apartment is part of a community of owners with 45 apartments and two commercial units (hotel and supermarket). Despite its year of construction, the residential complex is in above-average condition:
- Complete elevator modernized in 2025 (approx. € 80,000 from reserves), conclusion of new legally required emergency call contract; work was completed in June
- This allows you to travel comfortably to the basement
- New front doors 2023 (approx. € 33,000 from reserves) (see photo)
- PV balcony systems approved by WEG (2024)
- Resolution that windows and doors are in separate ownership (2023)
- Very large bicycle cellar, cellar room special property (approx. 6 m²)
- Car outside communal parking spaces available on WEG property
- Reserves (01.04.2025): € 139,418 - very solid
- Co-ownership share: 9.858 / 1,000
- WEG was managed by the same property management company for over 35 years, which then closed for reasons of age. A new, very professional property management company has been in place since 2025, so the property is in top condition with no renovation backlog
- No further modernizations planned, also no special levies, as everything is financed from high maintenance reserves
- Overall, extremely well-maintained WEG with no maintenance backlog
- Smoke alarms in separate property
- Joint WEG TV contract terminated
- Only hot water meters available, no cold water meters in the entire WEG
COA advantage: commercial units bear their own maintenance costs. The owners of the apartments benefit in the long term through low apportionments and predictability. See detailed information under Miscellaneous "Special agreement on cost allocation within the WEG"
Location
The residential complex is conveniently located in the Leopoldshafen district of the municipality of Eggenstein-Leopoldshafen - north of Karlsruhe and directly connected to the city center.
- Only 150 m to the S-Bahn station "Leopoldstraße" - in approx. 20 minutes without changing trains to Karlsruhe city center
- 650 m to the commercial area with EDEKA, Lidl, Rossmann and other service providers
- KIT Campus Nord in the immediate vicinity - one of the largest employers in the region
- All facilities for daily needs within walking distance
- Easy access to Karlsruhe, Bruchsal and the Rhine - also attractive for commuters
Particularly noteworthy is the quiet, green location with plenty of ventilation through the open surroundings - with excellent infrastructure and local amenities. Eggenstein-Leopoldshafen is considered a strategically favorable residential location in the bacon belt of Karlsruhe with a stable rent level and high demand potential
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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oil
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Energy consumption value
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150.00 kWh/(m²a)
Energy consumption for hot water included |
Miscellaneous
For investors & first-time buyers
This apartment offers you more than many units on the market:
- No renovation costs
- No renovation risk, very good reserves
- Ongoing tenancy
- Free of commission
Target group: young professionals, singles, investors, project tenants, parents for children (KIT)
If you are looking for a condominium in 2025 that works immediately, carries no risk and offers high returns with little effort - then this is your opportunity.
Yield & utilization possibilities
- As of 01.10.2022 the rent was increased to
- Basic rent: € 432.16 / € 233.04 advance payment of operating costs
Rent development & market comparison
At €11.68/m², the current rent is below what comparable 1-bedroom apartments in Eggenstein and neighboring districts achieve:
- Advertisements in the surrounding area show €12.50 to €14.50/m² for a small living space
- The basic rent can therefore be increased by at least 10 %
- According to BGB § 558, the rent can be adjusted if there is a need (even outside of a qualified rent index)
Eggenstein-Leopoldshafen does not have a qualified rent index. A comparison with regional offers is therefore permissible.
An expert opinion or local comparative rent would also be the basis for adjustments.
Tax optimization possible:
- 2 % depreciation of building value p.a.
Miscellaneous
- All documents complete: Protocols, accounts, energy certificate
- Sale directly from the owner - no estate agent's commission
Note: The neighboring apartment no. 12 (identical floor plan, currently not rented) is also being offered in parallel. A package sale is possible if interested. In this way, you can secure two units in a stable condominium with ideal management prospects.
Special agreement on cost allocation within the WEG
In accordance with the resolutions passed and adopted at the owners' meeting on 05.10.2023 (agenda items 2 and 3), different rules apply to the distribution of costs for the two commercially used units - the supermarket (unit no. 54) and the hotel garni (unit no. 55):
1. relief of the remaining community of owners for operating costs:
Units no. 54 (commercial/supermarket) and no. 55 (hotel) bear all costs for maintenance and repair measures on the special and common property of their respective units themselves.
2. cost sharing is limited exclusively to the following items:
- Heating costs (according to external heating cost statement)
- Rainwater
- Exterior maintenance of the respective commercial space
- Liability insurance & oil
- Cable TV (hotel, unit 55)
- Management fees (unit only)
- Bank charges (MEA share)
3. consequence for condominium owners:
All other owners - especially of the residential units - are permanently relieved and no longer share in communal maintenance costs for the hotel and supermarket.
This agreement strengthens transparency, predictability and fairness within the condominium and reduces the long-term burden for investors and owner-occupiers.
Conclusion - why you are right here
This apartment offers more substance, flexibility and security than many comparable properties:
- No administrator drama, no refurbishment backlog, no unclear rental agreements
- In return: solid building fabric, good reserves, up-to-date technology, top location
- Get started right away - whether as an investor or owner-occupier
If you hesitate too long, someone else will take it. Because: good apartments with high returns and low risk are rare. And go quickly.
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
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:
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