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6% return | 4-8 units | 450 m² of living space | New construction, 2016 – No commission fees.
65428 Rüsselsheim am Main (Königstädten) – HessenAPARTMENT BUILDING · BUILT IN 2016 · 4-8 UNITS · 450 m² · NO COMMISSION
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Permitted for 4 residential units; the building is currently configured with 8 residential units. THE 8 RESIDENTIAL UNITS
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BASEMENT – 3 furnished apartments (all available immediately)
Wellness apartment (33 m²)
Private bathroom with sauna, whirlpool, sleeping area, workspace, kitchenette, lounge area, fiber optic + LAN. Business apartment (33 m²)
2 rooms, bedroom with 75" TV and workspace, living/dining area with kitchenette, private bathroom with walk-in shower, fiber optic + LAN. Studio apartment (27 m²)
Sleeping area, workspace, kitchenette, private bathroom with walk-in shower, fiber optic + LAN.
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GROUND FLOOR – 2 furnished residential units (both available immediately)
Ground floor right (45 m²)
2 rooms, ground-level entrance, large kitchen, bathroom, workspace, private 10m2 terrace, private parking space. Fiber optic + LAN
Ground floor left (80 m²)
3 rooms, large bathroom, large garden with terrace (approx. 250–300 m²), private parking space. Kitchenette. Private parking space. Fiber optic + LAN
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OG1 (approx. 113 m²): 2 apartments, each with its own bathroom and a 12 m² balcony. Identical layout to the ground floor. Current rent: €1,650 per month (net).
OG2 (approx. 130 m²): Duplex apartment over two levels. Current rent: €1,350 per month (net). Adjustment: €1,350 ÷ 94 m² = €14.36/m² × 130 m² = €1,867 per month (net), including a fully developed attic space of 36 m², with the same standard as the other units.
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RENTAL INCOME – FULLY RENTED
Wellness apartment: €900 | Business apartment: €900 | Studio apartment: €800
Ground floor right: €950 | Ground floor left: €1,600 | OG1: €1,650
OG2 (after adjustment): €1,867
TOTAL: €8,667 per month = €104,004 per year
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WHY €1,750,000 – TWO INDEPENDENT CALCULATIONS
Method 1 – Income Approach:
€104,004 annual rent × 18 (typical capitalization rate for multi-family buildings built in 2016, Rhine-Main region) = €1,872,072
→ The asking price is €122,072 BELOW the calculated income value.
Method 2 – Price per Square Meter:
Market price for buildings built after 2016 in Rüsselsheim: approximately €4,208/m² (Immoportal Q1/2026). €4,208 × 450 m² = €1,893,600
→ The asking price is €143,600 BELOW the calculated market value. Gross yield: €1,750,000: 104,004 ÷ 1,750,000 = 5.94%
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FEATURES
Underfloor heating · Electric shutters · Buderus gas and solar water heater (500-liter storage) · Fiber optic + LAN in all units · Electric car charging station · Video surveillance (all facades, Wi-Fi) · Water softener · Laundry room with 2 machines + dryers · 6 approved parking spaces
✔ Separate electricity and water meters for each unit – individual consumption billing
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PURCHASE PRICE: €1,750,000 negotiable · Private sale · no real estate agent commission
Documents (floor plans, energy certificate) available upon request. Please include a brief proof of financing when making your initial contact. Inquiries from real estate agents seeking to acquire mandates will not be answered.
Are you interested in this house?
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Object Number
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OM-428925
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Object Class
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House
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Object Type
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Multi-family house
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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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1.750.000 €
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Purchase additional costs
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approx. 125,663 €
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Total costs
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approx. 1,875,662 €
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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: 6,242€
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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As good as new
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Number of floors
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4
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Usable area
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60 m²
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Bathrooms (number)
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8
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Number of parking lots
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6
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Flooring
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Tiles
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Heating
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Central heating
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Year of construction
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2016
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Equipment
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Balcony, Terrace, Garden, Roof terrace, Full bath, Shower bath, Sauna, Fitted kitchen, Guest toilet, 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
New Construction Quality 2016 – Efficiency and Technology at the Highest Level
The house was built with solid construction and has been continuously maintained. The technical equipment is designed for durability and low operating costs:
• Energy Efficiency: Gas central heating combined with a solar system for supporting hot water production.
• Comfort: Underfloor heating in all rooms (individually controllable) and high-quality windows with electric blinds.
• Infrastructure: 8 separate bathrooms with high-quality sanitary fixtures.
• Highlights: The sky maisonette (2nd floor) features a surrounding terrace that offers views in three directions. The basement provides a true wellness experience with its integrated sauna and whirlpool.
• Outdoor Area & Parking: The 540 m² property offers 6 parking spaces (3 paved, 3 prepared). The garden is professionally landscaped and features several terraces. There is a well and a robotic lawnmower. Automatic irrigation system.
• Security & Smart Features: The property is fully equipped with video surveillance. Each facade is secured by cameras, which are centrally controlled via a hard drive system (connected via Wi-Fi) – a significant security enhancement for owners and tenants.
• Preservation of Value & Water Quality: An integrated water softening system protects all of the building's technical systems, as well as the eight bathrooms and the Buderus system, from limescale buildup. This reduces maintenance costs and ensures premium water quality.
• Electric Mobility: The building already features an electric vehicle charging station (wallbox), which is an essential criterion for modern tenants (e.g., Hyundai employees) in today's world.
• Service Area: A separate laundry room is available for residents of the suites in the basement level. This room is already equipped with two washing machines and a dryer, which further emphasizes the "full-service" character of the apartments.
Location
Blue Lake Rüsselsheim: Where nature meets world market leader
The property is located in the sought-after "Blauer See" residential area, one of Rüsselsheim's most attractive locations. The location offers the perfect symbiosis for discerning tenants:
-Economic hotspot: the Hyundai Motor Europe Technical Center and numerous global players in the Rhine-Main metropolitan region are located in the immediate vicinity. This ensures constant demand from business tenants, engineers and consultants.
-Infrastructure & connections: Frankfurt Airport is just 15 minutes away. Frankfurt city center, Wiesbaden and Mainz can be reached via the A67 in approx. 20-25 minutes.
-Quality of life: The Blue Lake and the adjacent wooded areas offer recreation right on the doorstep. Schools, kindergartens and shopping facilities are in the immediate vicinity.
Location Check
Energy
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Energy efficiency class
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C
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Energy certificate type
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Demand certificate
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Main energy source
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Gas
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Final energy demand
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96.00 kWh/(m²a)
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Energieausweis
Miscellaneous
Send a message directly to the seller
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Offer from: M.Kadi
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