Investment property with no ongoing fees, located in a prime area of Unterhaching – 3.5-room apartment with balcony, suitable for families.

This commission-free, 3.5-room apartment, located on the 1st floor, is an attractive investment property in a very desirable location in Unterhaching. It has been rented since February 1, 2018. The current net rent is €1,092.50 per month. The tenants have agreed to an increase to €1,256.37 starting December 1, 2026, which equates to €15,076.44 per year. In addition, there is a monthly rental fee of €25 for the outdoor parking space. The tenants have also indicated their willingness to agree to a further increase of €200, bringing the net rent to €1,456.37 per month, provided that a contractual agreement is made waiving the landlord's right to terminate the lease for personal use. This additional agreement has not yet been finalized. It will be formally agreed upon in writing and presented to the buyer before the notarial signing of the purchase agreement, in consultation with the buyer. The apartment, with approximately 81 square meters, offers a well-designed layout with a bright living area and a south-facing balcony, a bedroom, a children's room, a dining area, a kitchen with a pantry, a hallway, a bathroom, and a separate toilet. A practical cellar compartment is also included. The living room and bedroom have parquet flooring; the kitchen and bathroom are tiled, and the hallway has laminate flooring. The bathroom is equipped with a bathtub. The 2026 budget includes a monthly service charge of €419.22, including contributions to the reserve fund. The allocated operating costs are €299.83 per month, with non-allocated costs amounting to €77.43 and a contribution to the maintenance reserve fund of €40.23. In addition, €20.83 per year is separately allocated for the maintenance of the communal gate and is included in the service charge. Rounding differences may occur. With a purchase price of €417,000 and the confirmed rent from December, including the outdoor parking space, the net rental yield is approximately 3.46% after deducting the allocated non-operating costs; after implementing the additional rent increase, it would be approximately 4.04%. The calculation is made before contributions to the reserve fund, ancillary purchase costs, financing, and taxes. Heating is provided via district heating, which was newly connected in 2024. The Unterhaching district heating is supplied by geothermal energy. Hot water is provided in a decentralized manner. The outdoor parking space is included in the purchase price. An underground parking space can be purchased additionally for €15,000; there is no obligation to purchase it. For three other apartments in the building, there are expert reports estimating the remaining useful life at 20, 22, and 23 years, respectively. A shorter estimated economic remaining useful life can allow for higher depreciation, but this does not affect the actual technical or legal remaining useful life. The applicability to this specific apartment and the tax implications need to be assessed on a case-by-case basis. The total reserves for the entire property amounted to €89,442.42 at the end of 2024. The final accounting for 2025 is not yet available. According to a written statement from the property management, approximately €100,000 to €105,000 is expected by the end of 2025. The sale is being conducted directly by the owner and without a buyer's commission.

The apartment is located in a prime location in Unterhaching: central, with excellent transport links, and conveniently close to everyday amenities. Shops, restaurants, medical services, and other essential facilities are all within easy reach.

The Unterhaching S-Bahn (suburban train) station is easily accessible. From here, you can reach Munich Central Station in under 20 minutes, depending on the connection, and continue further south. This location combines the high quality of life in Unterhaching with excellent access to the center of Munich and the entire Munich economic region.

For investors, this combination of a highly desirable location, very stable rental potential, and proximity to Munich is particularly attractive.