Multi-family house in Bad Ems, near the spa complex, with 4-5 apartments, 298 square meters. Suitable for personal use or as an investment property.

Living and lifestyle in the historically rich spa town of Kaiserbad in the Lahn valley, directly next to the spa and close to the Lahn river and the spa park.

The building was constructed around 1915 using solid construction methods and was renovated in 1965 to its current appearance. The property has an area of 177 m², with a small courtyard area at the rear and a single-story extension.

The living space (without guarantee) is 298 m² (after deduction: 283 m²), and is distributed as follows:
Ground floor: 3-room apartment, approximately 63 m² + 2-room apartment, approximately 32 m² (rear building),
1st floor: 3-room apartment, approximately 70 m²,
2nd floor: 3-room apartment, approximately 70 m²,
3rd floor (attic): 3-room apartment, approximately 63 m² (reduced due to sloping ceilings: 48 m²).

The tenant on the ground floor uses both apartments on the ground floor, and there is a connection between them. However, the units can also be separated, and access to the rear building is via a staircase in the courtyard.

The apartments on the ground floor are rented, the 1st floor is vacant, the 2nd floor will become vacant on September 1, 2026, and the 3rd floor (attic) is likely to become vacant in the foreseeable future (the tenant is looking for a different apartment, for reasons described below).

The annual net rental income was €1,340 x 12 months = €16,080 (at just over €5/m²). A possible rental income would be €20,000 at approximately €6/m² or €24,000 at approximately €7/m². The main house has a basement, and heating is provided by storage heaters. Some of the windows are soundproof, and there are ventilation systems installed. A reduction has already been included in the purchase price to account for the following necessary renovations:

1. The main electrical panel and wiring need to be replaced.
2. The staircase needs to be renovated or demolished and rebuilt: For an unknown reason, the staircase, which is attached to the house, has gradually subsided over the years, resulting in cracks in the house and the staircase. The building authorities require renovation, and according to the expert report, there is a possibility of raising the structure, followed by soil compaction or the installation of concrete piles in the ground. Alternatively, the staircase can be demolished and rebuilt in stone/concrete (enclosed, as it is now) or in steel (more or less open). If rebuilt, the apartment doors may need to be replaced with exterior doors. The tenant on the ground floor could potentially remain in the apartment during the reconstruction, provided access is granted. All of these suggestions are without guarantee.