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*1 apartment reserved* Commission-free investment with potential: 4 apartments in the heart of Erlangen (
Westliche Stadtmauer Straße 50, 91054 Erlangen – BayernBASIC DATA
Property type Street
Village Year of construction
Purchase price apt. 1 Purchase price apt. 2 Purchase price apt. 3
Purchase price apt. 4
Living space 1-4
IMPORTANT DATA
Elevator Floor
Basic rent Apt. 1
Basic rent Apt. 2
Basic rent apt. 3
Basic rent apt. 4
House rent Apt. 1
House rent Apt. 2
House rent apt. 3
House rent apt. 4
Modernization of common property
Condition
Energy source
Number of floors House
You can view all property documents via the following link. Please note the information for prospective buyers on the penultimate page of the exposé:
https://drive.google.com/drive/folders/1BGvT8EzklUmoraOSIx4AR9rH78cU9OsP?usp=sharing
The apartments on offer are in a well-kept overall condition. Renovations have been carried out regularly in recent years so that the units have always been handed over in an attractive and rentable condition.
Sanitary areas: repeatedly modernized, sanitary items have been successively renewed.
Walls & surfaces: after each change of tenant, a professional renovation including a fresh coat of paint was carried out so that the apartments are always presented in a contemporary appearance.
Flooring: all units are fitted with high-quality parquet or laminate flooring, professionally laid and in good condition.
This continuous maintenance ensures long-term value retention and minimizes immediate maintenance costs for investors. For investors, this means: no renovation backlog, solid basis, immediate rentability - in conjunction with the possibility of a significant rent increase already described, an extremely attractive investment.
Are you interested in this apartment?
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Object Number
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OM-394438
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Object Class
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Apartment
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Object Type
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Ground floor 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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110.000 €
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Purchase additional costs
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approx. 5,910 €
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Total costs
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approx. 115,909 €
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HOA fee
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172 €
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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: 456€
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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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Well-kept
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Number of floors
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4
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Level
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Ground floor
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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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Parquet, Laminate, Carpet, Tiles
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Heating
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Central heating
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Year of construction
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1957
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Equipment
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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
Detailed analysis per apartment
Apartment 1
-Current basic rent: 300,00 € / month
-Area: 17 m²
-Tenant / since: young woman, 28 years, rented since 05.01.2024
-Current annual rent: € 3,600
-Current rent per m² (month): 300 / 17 = 17,65 € / m²
-Potential (at € 450 / month): € 450 / month → € 5,400 / year
-New rent per m² (month): 450 / 17 = 26,47 € / m²
-Annual increase: +1,800 €
-Relative increase: +50.0 %
Assessment / recommendation:
Apt 1 was only re-let at the beginning of 2024. An immediate rent increase is generally only possible when the lease is extended or in accordance with the legal requirements (notice/increase periods). Strategically sensible: At the next contract meeting, offer the market argument and possibly minor renovation services (e.g. new floor, fresh coat of paint) in order to justify the increase in line with the market and facilitate approval.
Apartment 2
-Current basic rent: € 295.00 / month
-Area: 15 m²
-Tenant / since: young man, 24 years, rented since 01.08.2024
-Current annual rent: € 3,540
-Current rent per m² (month): 295 / 15 = 19,67 € / m²
-Potential (at € 450 / month): € 450 / month → € 5,400 / year
-New rent per m² (month): 450 / 15 = 30,00 € / m²
-Annual increase: +1,860 €
-Relative increase: +52.54 %
Assessment / recommendation:
This apartment is very recently let (08/2024). Legally and tactically, a soft personalization is recommended: adjust the rent to the market level at the next contract renewal or new letting. An alternative is to offer improvements (equipment, furnishings, incl. ancillary services) and communicate these as added value - this increases the acceptance of the rent increase.
Apartment 3
-Current basic rent: € 300.00 / month
-Area: 14 m²
-Tenant / since: older gentleman, 74 years, rented since 01.05.2021
-Current annual rent: € 3,600
-Current rent per m² (month): 300 / 14 = 21,43 € / m²
-Potential (at € 450 / month): € 450 / month → € 5,400 / year
-New rent per m² (month): 450 / 14 = 32,14 € / m²
-Annual increase: +1,800 €
-Relative increase: +50.0 %
Assessment / recommendation:
A sure instinct is important for older tenants who have rented for many years. Direct, sharp increases can meet with resistance. Recommended: individual, respectful approach, possibly a phased model (e.g. successive adjustments over 1-2 years) or offer stable contractual conditions in return (e.g. longer contract term, improvement work). Take social aspects and legal framework conditions into account.
Apartment 4
-Current basic rent: € 305.00 / month
-Area: 21 m²
-Tenant / since: older gentleman, 72 years, rented since 01.06.2022
-Current annual rent: € 3,660
-Current rent per m² (month): 305 / 21 = 14,52 € / m²
-Potential (at € 450 / month): € 450 / month → € 5,400 / year
-New rent per m² (month): 450 / 21 = 21,43 € / m²
-Annual increase: +1,740 €
-Relative increase: +47.54 %
Assessment / recommendation:
Apt 4 is currently well below the future target level €/m². Here, too, a cautious approach is advisable for older tenants. An individual offer is conceivable (e.g. moderate increase in two stages + offer of small improvements). This will protect the tenancy and secure the additional income at the same time.
Overall result (all 4 apartments)
-Current total rent (month): 1.200,00 €
-Potential total rent (month at € 450 p.m.): € 1,800.00
-Current annual rent (total): € 14,400
-Potential annual rent (total): € 21,600
-Absolute annual increase: +€ 7,200
-Relative increase overall: +50.0 %
Location
LOCATION DESCRIPTION
The property is located in a prime city center location in Erlangen, at Westliche Stadtmauerstraße 50. This central address combines urban living, excellent accessibility and high location quality - factors that are of particular importance for owner-occupiers and investors alike.
Surroundings & location quality
Premium location close to the city center: Westliche Stadtmauerstrasse is located on the edge of the historic old town. The immediate proximity to shopping facilities, restaurants, cultural and leisure activities makes the location equally attractive for singles, couples and professionals.
High demand: apartments in city center locations like this are in constant demand in Erlangen - both on the rental market and for resale. The proximity to the university, hospitals and Siemens headquarters ensures that demand for living space remains high.
Liveliness & charm: historic buildings meet modern infrastructure here. This mix makes the district particularly liveable and increases its attractiveness for long-term tenants.
Infrastructure & connections
Optimal accessibility: Erlangen main station is within walking distance, bus routes run in the immediate vicinity.
Short distances in everyday life: supermarkets, pharmacies, cafés and restaurants are available in the immediate vicinity. Everything for daily needs can be done without a car.
Economically strong location: Erlangen is considered one of the strongest economic cities in Bavaria. Employers such as Siemens, Friedrich-Alexander University and the Max Planck Institutes ensure a stable demand for living space.
Location Check
Energy
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Final energy consumption
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147.30 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
Prospects for investors
Westliche Stadtmauerstrasse 50 is an unbeatable address for investors:
High tenant demand from students, academics, commuters and employees of international companies.
Secure rentability thanks to its city center location and excellent infrastructure. Vacancies are practically impossible in this location.
Stable value and potential for value appreciation: City center locations in Erlangen are scarce and enjoy above-average demand - a clear advantage for long-term capital investment.
Predictability: The central location ensures consistently attractive returns and makes the property a sustainable investment.
Key message for investors:
No potential to increase income: the four rented units currently generate a combined income of €1,200/month (€14,400/year). By adjusting the basic rent to €450/month per unit in line with the market, there is a realistic potential of €1,800/month (€21,600/year) - an additional income potential of €7,200/year (+50%). Demand is particularly high in this city center location; implementation requires the usual legal steps and sensitive tenant communication.
Note for prospective buyers
In order to make the process efficient and transparent for all parties involved, we ask you to present a current financing confirmation from your bank before an initial viewing. In this way, we ensure that we only bring together serious prospective buyers and enable you to have a smooth viewing process.
We thank you for your understanding and look forward to presenting the property to you in person.
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: Marcelo Miranda Jahn
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