Bright 2-room apartment with a south-facing balcony.

Location:
Quiet location on the southern side, away from the street, on the border between Giesing and Ramersdorf. Shops, doctors' offices, and gyms are located in the immediate vicinity. The Chiemgaustraße tram and bus stop is approximately a 5-minute walk away, and the Giesing subway/S-Bahn station is about a 10-minute walk. The city center and major roads are easily accessible via the Mittlerer Ring, and the Isar River is about a 10-minute walk away. From the south-facing balcony, you have a clear view of the garden area.

Features:
- 2 rooms (living room, bedroom) with approximately 42 square meters of living space on the 2nd floor, easily accessible by elevator.
- Bright living room, completely south-facing, with an open, high-quality built-in kitchen (2017).
- Continuous laminate flooring in the living areas (2017), tiles in the bathroom and hallway.
- All interior doors replaced in 2017.
- Bathroom with bathtub (shower attachment), fully tiled to the ceiling, sink and toilet replaced in 2017.
- South-facing balcony (approximately 3.8 square meters) with a clear view of the garden area.
- Private storage room in the basement, bicycle and stroller room.
- Utility room in the basement with a dedicated connection for a washing machine and dryer for the apartment.
- Double parking space in the underground garage (lower level) with access within the building, maximum vehicle size according to regulations. Manufacturer: L 5.00 m, W 1.90 m, H 1.50 m, 2.0 t
- Natural gas central heating system
Condition:
The apartment is located in a well-maintained multi-family building built in 1994 and was comprehensively renovated in 2017 (kitchen, flooring, interior doors, sink, and toilet). The passenger elevator was renovated in 2023. New windows will be installed at the end of October 2026.

In May 2026, the homeowners' association decided to replace all windows and the entrance door. The installation will take place at the end of October 2026. The financing is secured through a special assessment. The seller has already fully paid the portion of this assessment that applies to the apartment. Therefore, the buyer will acquire the apartment without any outstanding special assessments for this project. The energy performance certificate does not yet reflect the new windows.
Purchase Price:
The apartment costs €375,000 (approximately €8,929/m²). The underground parking space (duplex) is an additional €20,000. The total purchase price is therefore €395,000. The sale is private, without any real estate agent fees for the buyer.
Homeowners' Association Fees:
The monthly homeowners' association fees are €320.63 (apartment: €266.85, garage: €53.78). Of this amount, €125.99 is eligible for apportionment, and €194.64 is not. This includes €120.33 allocated to reserves. As of December 31, 2025, the maintenance reserve amounted to €66,109.13 (for the main building) and €20,541.62 (for the garage).

Rental:
The apartment has been rented since January 1, 2025, on an indefinite term: The base rent is €1,050 (€25.00 per square meter), plus €90 for the garage, and €150 for utilities. The security deposit is €3,000. The lease agreement is transferred to the buyer unchanged, in accordance with § 566 BGB. The annual net base rent, including the garage, is €13,680. The gross rental yield is approximately 3.5%, the price-to-rent ratio is 28.9, and the net rental yield after non-apportionable building costs is approximately 2.9%.

Building and Energy Performance Certificate:
The building comprises 16 apartments, 16 parking spaces, and a plot area of approximately 730 square meters. The energy performance certificate is a consumption certificate, with an efficiency class of E, a value of 132.65 kWh/(m²·a), using natural gas as the energy source. The building was constructed in 1994 and the certificate is valid until October 11, 2027.