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Investment: No initial investment required, or positive cash flow from day one.
45357 Essen (Dellwig) – Nordrhein-WestfalenSpacious 4.5-room apartment with a balcony, garage, and two bathrooms with natural light, offering a well-designed layout and 93.39 m² of living space, located on the 1st floor of a fully occupied 5-unit building with a stable tenant base.
-> Purchase price for the apartment: €182,500, commission-free (no real estate agent fees).
-> Plus the associated garage: €9,500, generating a monthly rental income of €50, resulting in a cash flow neutral position after taxes, approximately €0 per month.
This apartment is structured in such a way that the buyer reaches a break-even point with a tax rate of 31% or higher. With a higher tax bracket, additional positive cash flow is generated.
— Post-tax cash flow calculation —
-> With a 31% tax rate: approximately €0 per month (break-even).
-> With a 42% tax rate: approximately +€30 per month.
— Calculation basis —
- Annuity: 5.5% per annum.
- Operating costs: 20% of the base rent = €172 (non-reimbursable).
- Depreciation: 4% per annum, based on a valuation report.
— Rental income —
- Base rent: €8.69 per m², total base rent: €861.56 per month (including garage: €50).
Are you interested in this apartment?
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Object Number
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OM-450936
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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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By arrangement
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Purchase price & additional costs
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purchase price
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182.500 €
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Purchase additional costs
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approx. 14,706 €
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Total costs
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approx. 197,206 €
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Purchase price garage/parking space
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9,500 €
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HOA fee
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432 €
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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: 728€
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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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1st floor
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Bathrooms (number)
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2
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Bedrooms (number)
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3
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Number of garages
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1
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Flooring
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Laminate, Tiles
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Heating
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Central heating
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Year of construction
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1977
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Equipment
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Balcony, Garden, Basement, Guest toilet
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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
- Living space: 93.39 m²
- Rooms: 4.5
- Floor: 1st floor (no elevator)
- Balcony: Yes
- Bathrooms: 2 (shower and bathtub, with natural light)
- Garage: 1 single garage (rented, +50 €/month)
- Heating: Oil-fired central heating, built in 2002, reserve fund established, option for connection to district heating.
- Hot water: On-demand water heater
- Windows: Plastic double-glazed windows, roller shutters
- Flooring: Laminate and tiles
- Basement: Yes (private basement and shared spaces)
- Garden: Communal garden, west-facing
- Rental status: Rented since 11/2012
- Year of construction: 1977 (rebuilt, structure from 1910)
—Energy Performance Certificate—
- Energy source: Oil
- Certificate type: Consumption certificate
- Final energy consumption: 97 kWh/(m²·a), including hot water
- Energy efficiency class: C
Location
Essen-Dellwig is located in the western part of the city and is characterized by single-family homes, smaller apartment buildings, and spacious green areas. It offers easy access to recreational opportunities along the Rhine-Herne Canal, with a cycle path and fields right on your doorstep. Essential amenities are readily available via Donnerstraße, the historic town center of Borbeck, and the Bottrop-Süd shopping center, all within a few minutes. The residential area attracts stable tenants from the middle-income bracket.
Location Check
Energy
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Energy certificate type
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Demand certificate
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Main energy source
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Oil
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Final energy demand
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97.00 kWh/(m²a)
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Miscellaneous
Original construction year: 1910, complete renovation or new construction in 1977. Solid construction with concrete floors, gable roof. Brick facade on the street side, plastered and insulated facade on the garden side.
The property has been consistently well-maintained: roof (re-tiled and insulated) in 2020, entrance door in 2021, staircase recently renovated, bathrooms updated (most recently in the 2nd floor in 2025).
Oil-fired central heating system, manufactured in 2002, in excellent technical condition. A reserve fund for connecting to district heating is already in place, so there is no financial risk associated with this. After connection, the tenants' utility costs will decrease, which opens the possibility for further adjustments to the base rent, and increases the positive cash flow.
Apartment bathrooms (Unit 02): two bathrooms with natural light, one recently modernized, the other still in good condition. Both have windows.
Exterior features: private single garage, communal garden facing west, driveway at the back of the house, fully basement with a private storage room plus communal areas (laundry room, drying room).
Monthly service charges: approximately €430, of which €260 are pass-through operating costs charged to the tenants.
Building and organization: 5 residential units, no elevator. Stable tenant base, with some tenants having been in place for over 13 years, and all 5 units are permanently rented.
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:
Offer from: Andre Petrov
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