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Investment property in a redevelopment area – 3-room apartment with § 7h depreciation benefits · Gernsbach Old Town.
76593 Gernsbach – BayernAttractive investment property with exceptional tax potential: This 3-room apartment on the ground floor of a listed multi-family building dating from 1793 offers 70.70 m² of living space in the historic old town of Gernsbach. The property is located within the formally designated redevelopment area "Altstadt II" of the city of Gernsbach. As an investor, you will benefit from the increased depreciation allowance under § 7h of the German Income Tax Act (EStG): Renovation costs can be depreciated at 9% per year (years 1-8) and 7% per year (years 9-12) – representing 100% of the renovation costs in just 12 years. In addition, the depreciation allowance for listed buildings (§ 7i EStG) applies to the building structure. The apartment is in an unrenovated but solid condition and will be handed over vacant. This gives you the opportunity to renovate the apartment according to your preferences and fully utilize the tax benefits. The estimated market rent is approximately €530 per month (€7.50/m²) – a significantly higher rental level is realistic after renovation. The layout includes a spacious entrance hall, three well-proportioned rooms (approximately 20 m², 23 m², and 23 m²), a kitchen with fitted appliances, and a bathroom. A cellar compartment is included with the apartment.
Are you interested in this apartment?
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Object Number
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OM-445842
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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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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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119.000 €
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Purchase additional costs
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approx. 6,284 €
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Total costs
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approx. 125,283 €
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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
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Estimated monthly rate: 501€
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Details
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Condition
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In need of renovation
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Monument protection object
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Yes
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Number of floors
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3
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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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Laminate
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Heating
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Central heating
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Year of construction
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1873
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Equipment
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Basement, Fitted kitchen, Fireplace, Barrier-free
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Infrastructure
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Pharmacy, Grocery discount, General practitioner, Kindergarten, Primary school, Middle school, High school, Public transport
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Information on equipment
3 rooms, 70.70 m² of living space, located on the ground floor.
• Historic building charm with exposed wooden beamed ceilings.
• Fireplace in the living area.
• Built-in kitchen can be included.
• Laminate flooring in all living areas.
• Wooden windows.
• Storage space in the basement.
• Electric heating (night storage).
Condition: The apartment is being sold in its current, unrenovated condition. The bathroom, electrical system, and wall surfaces require renovation. Ideal for investors looking to take advantage of the § 7h tax benefit and modernize the apartment according to their own preferences.
Location
The apartment is located directly in the historic old town of Gernsbach, on the main street – one of the oldest streets in the city, with half-timbered houses and a traditional character.
Gernsbach is located in the northern Black Forest, on the Murg river, approximately 15 km south of Rastatt and 25 km from Baden-Baden. The town offers good infrastructure, with shops, schools, doctors, and restaurants all within walking distance.
Transportation:
– B 462 is nearby (towards Rastatt / Freudenstadt)
– Gernsbach train station: City train S31/S32 to Karlsruhe (approx. 45 minutes)
– A 5 (Rastatt exit): approx. 15 minutes by car
The location in the "Old Town II" redevelopment area highlights the town's active investment in improving the historic center – a positive signal for property values.
Location Check
Energy
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Energy certificate type
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not legally required
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Main energy source
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Electricity
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Miscellaneous
Highlights for Investors:
1. Renovation Area (§ 7h EStG): Renovation costs can be deducted at 100% over 12 years (9% per year for years 1-8, 7% per year for years 9-12). Condition: Agreement with the city of Gernsbach must be obtained before the start of renovation work.
2. Historical Building Depreciation (§ 7i EStG): Additional depreciation allowance for the historical building structure.
3. Immediately Available: The apartment is vacant and can be renovated and rented out immediately after purchase.
4. Estimated Gross Rental Yield: Approximately 5.3% even in its current, unrenovated state (cold rent of approximately €530 per month). After renovation, an increase to €8-€10 per square meter is realistic.
The apartment is ideal for tax-optimized investors seeking a historical property with the potential for appreciation and attractive depreciation options.
Energy Performance Certificate: Not required (exemption due to historical building status according to § 79 para. 4 GEG).
Do you have any questions? Please feel free to contact us – we look forward to hearing from you.
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Offer from: Christopher Weiler
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