Move in or rent: Bright 3-room apartment with balcony overlooking greenery — directly from the owner, no agency fees.

This bright apartment impresses with its clear and well-designed layout. The spacious living room opens onto the balcony, which faces the quiet, green side of the complex and offers views of the well-maintained outdoor areas between the buildings. Two additional rooms provide space for a bedroom and either a home office or a children's room. The apartment has been completely repainted and is in good, immediately rentable condition. The kitchen and bathroom are functional and well-maintained, and the rooms are bright and welcoming. Anyone who wants to move in can do so immediately. And for those who want to rent it out, this is a property that requires no investment. The residential complex, built in 1977, is continuously maintained: the facades have been renovated, the balconies have been modernized, and the green spaces are well-maintained. The tenant base is stable, with a large proportion of tenancies lasting for over ten years. The apartment is heated by a gas-powered central heating system. The apartment is currently vacant. This is a key advantage: potential buyers can move in quickly, while investors can rent it out at current rates – new rentals are possible for approximately 9-10€ per square meter. **Example Calculation for Investors**
Purchase price: €157,000 plus property transfer tax and notary fees, commission-free – total investment approximately €170,000. With €30,000 of your own capital and a €140,000 loan (4.3% interest, 1.5% repayment), the monthly payment is €678. This is offset by a cold rent of €722. With a remaining useful life assessment of 25 years, the depreciation allowance is 4% on the building portion, approximately €5,450 per year. Combined with the interest, this results in a tax loss of approximately €3,200, which, at a marginal tax rate of 42%, results in a tax refund of approximately €1,300. The apartment thus generates a surplus and contributes to wealth accumulation. Over ten years, you will repay approximately €26,000 of the loan, and with a 2% annual appreciation, approximately €34,000 will be added. With a property value of approximately €191,000, there is still a remaining debt of approximately €115,000 – approximately €77,000 of your own capital invested, with an initial investment of €30,000, which corresponds to an equity return of approximately 22% per year. This is an example calculation, non-binding and does not constitute tax advice. The sale is commission-free and directly from the owner.

The apartment is located in Niedersprockhövel, the larger of the two districts of Sprockhövel, which is situated in the Ennepe-Ruhr district. The town, with a population of approximately 25,000, is located on the border between the Ruhr area and the Bergisches Land region – it's green, hilly, and peaceful, but with easy access to the city centers: Hattingen and Witten are about 15 minutes away, Wuppertal and Bochum are about 20 minutes away, and Essen and Dortmund are about 30 minutes away. You can reach the A43 and A46 motorways in just a few minutes, and the A1 motorway connects directly to them. For those without a car, there are bus lines to the neighboring towns; an express bus connects Sprockhövel to the main train stations of Bochum and Wuppertal. The apartment itself is located on a quiet residential street with well-maintained buildings. A primary school is located directly across the street, and kindergartens are within walking distance. Supermarkets, doctors, pharmacies, and restaurants can be found in the center of Niedersprockhövel in just a few minutes. For leisure activities, there are hiking trails in the Niederbergisch-Märkische hills, the historic center of Hattingen, and the Ruhr valley with the Kemnader Lake. The location appeals to two groups: families and couples who want to live in a green and peaceful environment while still working in the Ruhr area and the Bergisches Land region, as well as investors looking for a stable demand for rental properties in a town with a limited housing supply.