Commission-free, private sale: Historic investment property with listed building depreciation allowances (formerly a monastery) – 3 apartments + potential for expansion in Bamberg-Theuerstadt.

For sale directly from the owner, with no commission: Historic investment property with listed building status (formerly a monastery) - 3 apartments + potential for expansion in Bamberg-Theuerstadt.

PROPERTY­ DESCRIPTION:
For sale is a piece of Bamberg's history: This listed multi-family building (protected as an ensemble, built in 1890, formerly a monastery) combines the charm of an old building with continuous, loving, and demonstrable care from the owner. The property is located in the heart of the desirable, central and highly sought-after location of Bamberg-Theuerstadt. The building boasts a solid, historic structure. A true highlight in the basement is the historic vault, which is exceptionally well-preserved. The total living space of 205 square meters is divided into three self-contained, bright units:
- Ground floor (approx. 51 square meters, 2 rooms, kitchen, bathroom): Current rent €570 per month. Charmingly designed. A highlight is the integrated courtyard with a covered terrace, as well as a new, insulated, soundproof front door.
- 1st floor (approx. 59 square meters, 3 rooms, kitchen, bathroom): Current rent €540 per month. Appealing layout with parquet flooring in the entrance area and expertly restored original wooden floors.
- 2nd floor & attic (approx. 95 square meters, 4 rooms, kitchen, bathroom): Current rent €850 per month. Spacious and characterful maisonette apartment with a wonderful sense of space.
ADDITIONAL POTENTIAL IN THE VAULTED BASEMENT
The well-maintained vaulted basement offers two newly available, dry rooms (14 sqm and 11 sqm). These are ideal for separate rental as storage, archive, or hobby rooms to local residents or businesses (potential rent: €60 and €50 per month).
RENTAL INCOME & INVESTMENT POTENTIAL
The property is fully let for residential purposes.
- Current rent (residential): €1,960 per month (€23,520 per year)
- Potential rent (including basement area): €2,070 per month (€24,840 per year)
The moderate rental level offers sustainable potential for increases with future lettings. Perfect as a crisis-proof investment property or for medium-term partial owner-occupancy of the maisonette.
TAX ADVANTAGES FOR INVESTORS (HISTORIC BUILDING DEPRECIATION)
As a historic listed building, this property offers excellent tax incentives:
- Increased depreciation: Benefit from special depreciation or increased historic building depreciation (§ 7i / § 10f EStG) for future maintenance, repair, and renovation work. - Effectively reduce the tax burden: By claiming tax deductions, the taxable income can be significantly reduced. This increases the real net return after taxes, far beyond the simple rental income. CONDITION & SUBSTANCE (COMPLETELY DOCUMENTED)
The property has been continuously and proactively maintained. A complete file with all invoices is available for review. - Roof & Insulation: The mansard roof was extensively insulated and modernized in 2009. [Phone number removed] Complete re-roofing, including all gutters. - Heating & Autonomy: Heating is provided by 3 separate gas-fired floor heating systems (1 in 2008, 2 in 2013; tenants pay directly). All necessary repairs have been fully carried out annually, with maintenance exceeding standard requirements. Special feature: Each of the 3 apartments has its own connection for a wood-burning stove. - Pipes & Windows: Gas and water pipes were replaced approximately 20 years ago. In recent years, the pipes have been proactively and professionally cleaned. Windows with solid double glazing (ground floor 1970s, 1st floor 1990s, attic with insulating glass from 2004). - Interior spaces have been modernized in recent years.
DATA & FACTS
- Living space: 205 square meters (3 units) + approximately... 25 square meters of cellar space for rent.
- Energy Performance Certificate: Exempt due to ensemble protection / listed building status.
- No commission: Direct sale from the owner (saving approximately €24,000 in purchase-related costs).
SALES PROCESS & BIDDING PROCEDURE
The sale will be conducted through an exclusive bidding process. - Starting price / minimum bid: €670,000.
Viewings will only be granted after receiving a brief personal introduction and proof of equity or a financing confirmation.