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9% POTENTIAL RETURN? Weststadt Loft + Parking Space + Modernized.
Lessingstr. 12, 69115 Heidelberg (Weststadt) – Baden-WürttembergLocated in the desirable Weststadt district of Heidelberg, this comprehensively renovated 2-room apartment is situated on the 3rd floor (with elevator).
Experience 55 square meters of usable living space at the price of 49.5 square meters. Thanks to its highly efficient loft-style layout and two expansive outdoor areas (loggia and private patio), this property offers more living space than traditional 60-square-meter apartments with long hallways. The heart of the apartment is the bright and spacious living and dining area, measuring over 26 square meters. The sleeping area is intentionally compact and efficient, designed to emphasize the open character of the apartment. A major highlight in this central location is the included parking space in the building's courtyard (available for separate rental), which eliminates the daily stress of finding parking. The apartment is immediately available and is perfect for singles with high design and technology standards, or for investors seeking a stable property with no need for renovation.
Extensive Modernization – Technically and Visually Upgraded:
The apartment has been modernized and renovated with great care and meticulous planning in recent years. The following measures were implemented, among others:
• Partial renewal and expansion of electrical installations within the apartment.
• Replacement of water pipes from the main riser within the area of the individual ownership.
• Windows (installed in 2023 – modern insulated glazing, U-value < 1.3 W/m²K, sound insulation up to 40 dB).
• Floors, ceilings, and high-quality LED lighting.
• Modern bathroom with connections for a washing machine and dryer.
• Fitted kitchen with dishwasher connection (included in the price, as shown in the pictures).
• Apartment entrance door (installed in 2023) with security features.
Durable, low-maintenance, and energy-efficient materials were deliberately used. The modernization is aligned with the technical standards of modern living concepts in many areas. Floor Plan:
• Entrance Hall: 7.44 m² – Space for a wardrobe, cabinets, and chests of drawers.
• Bedroom: 5.95 m² – Ideal for a bed up to 1.60 m wide (with a window overlooking the quiet courtyard).
• Living/Dining/Kitchen: 26.10 m²
• Balcony: 5.85 m² (50% counted according to WoFlV regulations) (overlooking Lessingstrasse).
• Loggia: 5.97 m² (50% counted according to WoFlV regulations). Due to the apartment's location at the end of the loggia, it typically offers a very quiet and secluded environment.
• Area according to DIN 277: 55.08 m²
Available immediately and ready for use – ideal for:
• Owner-occupiers seeking a high-quality, quiet home in a prime location, with already modernized living spaces.
• Investors looking for a solid property with a desirable location and sustainable rental potential.
Renovation costs already factored in:
Extensive renovation and modernization measures, such as electrical work, plumbing, windows, bathroom, flooring, and kitchen, often incur investment costs in the range of approximately €1,000–€1,500 per m², depending on the scope and quality of the work. A significant portion of these measures have already been implemented in this apartment, meaning it is now in a modernized condition. Financial Data (WiPlan 2026)
• Costs that can be passed on: €100 per month
• Costs that cannot be passed on: €50 per month
• Contribution to reserves: €116 per month
• Total advance payment for building services: €266 per month
• Share of ownership (MEA): 35/1,000
• Property tax for 2025: €77.94 per year
Reserve Funds of the Property Owners' Association
• December 31, 2024: Total €48,883.81 → Proportionately approximately €1,710.90 (according to accounting)
• June 10, 2025: Reserve fund €63,883.95 (Information from the 2025 protocol, according to WiPlan 2026, a contribution to reserves of €40,000) → Proportionately approximately €2,235.93
Special Features for Buyers
• Solid reserve fund, no special levies decided
• Energy improvements due to the gas central heating system renewed in 2023
• Windows in private ownership: Replacement can be managed individually.
Are you interested in this apartment?
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Object Number
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OM-434214
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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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Vacant
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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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220.000 €
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Purchase additional costs
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approx. 14,352 €
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Total costs
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approx. 234,352 €
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Purchase price garage/parking space
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15,000 €
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HOA fee
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266 €
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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: 817€
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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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Rehabilitated
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Number of floors
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4
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Level
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3rd floor
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Usable area
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10 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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Number of parking lots
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1
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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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1972
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Equipment
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Balcony, Basement, Elevator, Full bath, Shower bath, 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
Extensive modernization in a historic building
In recent years, this apartment has not only undergone cosmetic renovations but has also been modernized in many areas. As a result, the apartment is now in a contemporary and well-maintained condition – a combination that is not often found in older properties in Heidelberg's Weststadt district. For buyers, this means: a modernized apartment with renovations and improvements already completed. The building's heating system was replaced in 2023. With an energy performance value of 106 kWh/(m²·a), and an energy efficiency class of D, the building achieves a solid energy standard for a building of this age.
Layout of the City Loft:
• Living/Dining/Kitchen: 26.10 m²
• Room: 5.95 m², usable as a bedroom or home office, with space for a double bed up to 1.60 meters wide. Features:
* Electrical installations within the apartment have been partially renewed and extended.
* Water pipes within the private ownership area, starting from the vertical risers, have been replaced.
* Windows (2023): Modern insulated glazing, U-value < 1.3 W/m²K, sound insulation up to 40 dB.
* New security entrance door (2023).
* Suspended ceilings with energy-efficient LED spotlights.
* High-quality, easy-to-maintain porcelain tile flooring in all rooms.
* Modern bathroom with washing machine connection and space for a dryer.
* Built-in kitchen with dishwasher connection included.
* Balcony and separate loggia – both covered, with electrical outlet and their own drainage (ideal for plants or charging e-bikes).
* Large, dry storage room (approx. 8 m²).
* Car parking space within the courtyard (can be rented separately).
* Bicycle storage: lockable bicycle room + additional outdoor parking space. House & Community
• Well-maintained apartment building with 18 units (including 1 commercial unit).
• Professional property management company with a long-standing track record.
• New gas central heating system installed in 2023 (€60,640.90). As part of this project, a renovation plan was drawn up, but not yet approved.
• Maintenance work completed: mailboxes, renovation of the underground garage, and hydraulic balancing of the heating system.
• Fiber optic installation is planned (a site visit by Telekom was scheduled for 2025, but has not yet taken place).
Location
Lessingstraße is located in the heart of Heidelberg's Weststadt district – one of the most sought-after areas, known for its unique charm from the Gründerzeit era.
• Mobility: Heidelberg Central Station (750 meters) is just a 5-minute walk away, making this apartment ideal for commuters (to companies like SAP, BASF, Mannheim, or Frankfurt). Tram and bus stops are also nearby.
• Amenities: Supermarkets, organic food stores, charming cafes, and top-rated restaurants are all within walking distance.
• Leisure: The proximity to the Neckar River and Heidelberg's Old Town (1.7 km to Bismarckplatz / Old Town) offers an exceptionally high quality of life.
• University of Heidelberg: 2.5 km
• Parking: While parking in the Weststadt district can be challenging, this property features its own, assigned parking space in a private courtyard (available for separate rental).
This location not only guarantees an excellent quality of life for residents but also ensures consistently easy rental potential at the highest rental levels.
Location Check
Energy
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Final energy consumption
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106.00 kWh/(m²a)
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Energy efficiency class
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D
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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
THE HIGH-RETURN INVESTMENT IN HEIDELBERG-WESTSTADT: MODERNIZATION AS AN ADVANTAGE IN THE RENTAL MARKET
In the Weststadt district of Heidelberg (69115), the market for renovated apartments is virtually depleted. This city loft combines the "holy trinity" of real estate investment in a configuration that represents a unique selling point ("unicorn"):
1. Completely renovated apartment
2. Modern technical living standard in a historic building
3. Private parking space within the courtyard (rentable separately)
While many investors are still dealing with construction sites or facing unpredictable risks associated with older buildings, here you can acquire a unit that has already been modernized and is in excellent condition. Level of Modernization as an Advantage in the Rental Market
The modernization measures carried out in recent years – including upgrades to the electrical system within the apartment, plumbing and wiring within the private ownership area, windows, bathroom, and flooring – create a living standard that is not commonly found in the historic buildings of the Heidelberg Weststadt. Particularly in the regulated rental market, the level of modernization of an apartment can play an important role for landlords in determining rental prices and rental potential. Three strategies for your cash flow:
Thanks to the already installed fitted kitchen and the highly efficient loft layout (55 m² of usable space!), three avenues open up:
1.) Business rental (e.g., serviced apartments/co-working spaces): Prime location for expats (SAP, DKFZ, University). Realistic gross rental income (furnished): approximately €1,500 – €1,700 per month. Gross return on investment comparable to new developments!
2.) Long-term rental: Expected net rental income: approximately €850 – €950 per month, plus parking space.
3.) Parking space leverage: A private parking space within the courtyard is a valuable asset in this area. Can be rented separately for €100 – €120 per month.
Investment and appreciation:
With a purchase price of €235,000 (no commission), you save approximately €8,400 in real estate agent fees. This capital can be directly invested in (tax-deductible) furnishings instead of paying a commission.
The Weststadt area is Heidelberg's most stable location – vacancy is virtually unheard of here.
CONCLUSION:
This property is ideal for both people and for generating returns. A modern city loft, ready to move in and designed as a profit-generating machine.
Legal notice:
The rental figures mentioned are based on current market data (as of March 2026) and experience. No guarantee of rental income can be provided. No liability is assumed for the prospectus.
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
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