Flat for sale 1 bedroom • 17 m² without real estateWestliche Stadtmauer Straße 50 Erlangen Erlangen Bayern 91054

GRUNDDATEN (BASIC DATA)

Property Type: Apartment on a Floor

Street: Westliche Stadtmauer Str. 50

City: 91054 Erlangen

Year Built: 1957

Purchase Price Apt. 1: €110,000.00

Purchase Price Apt. 2: €110,000.00 (already sold)

Purchase Price Apt. 3: €110,000.00

Purchase Price Apt. 4: €115,000.00 (already sold)

IMPORTANT DATA

Passenger Elevator: yes

Floor: Ground Floor

Base Rent Apt. 1: €325.00 per month

Base Rent Apt. 2: €300.00 per month (sold)

Base Rent Apt. 3: €295.00 per month

Base Rent Apt. 4: €300.00 per month (sold)

Monthly Service Charge Apt. 1: €172.00

Monthly Service Charge Apt. 2: €165.00 (sold)

Monthly Service Charge Apt. 3: €220.00

Monthly Service Charge Apt. 4: €163.00 (sold)

Modernization of Common Property: 1997

Condition: Very well maintained

Energy Source: Gas

Number of Floors in Building: 4

Through the following link in the brochure, you can view all documents related to the property. Please note the remark for prospective buyers on the second-to-last page of the brochure:

The offered apartments are in a well-maintained overall condition. In recent years, regular renovations have been carried out so that the units could always be handed over in an attractive and let-ready condition.

Sanitary Areas: repeatedly modernized, with sanitary items successively renewed.

Walls & Surfaces: after each tenant change, a professional renovation including a fresh coat of paint was carried out, so that the apartments are always presented in a contemporary appearance.

Flooring: all units are fitted with high-quality pre-finished hardwood or laminate flooring, each professionally installed and in good condition.

This continuous maintenance ensures long-term value preservation and minimizes immediate maintenance costs for investors. For capital investors, this means: no renovation backlog, solid foundation, immediate rentability – combined with the already presented possibility of a significant rent increase, an extremely attractive investment.

LOCATION DESCRIPTION

The property is located in a prime inner-city location in Erlangen, at Westliche Stadtmauerstraße 50. This central address combines urban living, excellent accessibility and high location quality – factors that are of particular importance for both owner-occupiers and investors.

Surroundings & Location Quality

Inner-city Premium Location: Westliche Stadtmauerstraße is located at the edge of the historic old town. Its immediate proximity to shops, restaurants, cultural and leisure facilities makes the location equally attractive for singles, couples and professionals.

High Demand: Apartments in inner-city locations like this one are in constant demand in Erlangen – both on the rental market and for resale. The proximity to the university, hospitals and the Siemens headquarters ensures continuously high demand for housing.

Vibrancy & Charm: Historic building fabric meets modern infrastructure. This mix makes the neighbourhood especially livable and increases its attractiveness for long-term tenants.

Infrastructure & Connectivity

Optimal Accessibility: Erlangen main station is within walking distance, and bus lines run in the immediate vicinity.

Short Distances for Daily Life: Supermarkets, pharmacies, cafés and restaurants are available in the immediate area. Everything for daily needs can be handled without a car.

Economically Strong Location: Erlangen is considered one of the strongest economic cities in Bavaria. Employers such as Siemens, the Friedrich-Alexander University and the Max Planck Institutes ensure a stable demand for housing.

Detailed Analysis per Apartment

Apartment 1

• Living Area: 17 m²

• Current Cold Rent: €325 / month

• Annual Cold Rent: €3,900

• Current Rent per m²: 325 / 17 ≈ €19.12 / m²

• Potential (at €450/month): €450 / month → €5,400 / year

• New Rent per m² (monthly): 450 / 17 ≈ €26.47 / m²

• Annual Increase Potential: +€1,500

• Relative Increase: ≈38.5 %

Tenant: Young woman, 28 years old, rented since 05.01.2024

Assessment / Recommendation:

Apt. 1 was newly rented at the beginning of 2024. An immediate rent increase is generally only possible at the time of contract renewal or in accordance with legal requirements (notice/increase periods). A strategically sensible approach is to use the market argument at the next contract discussion and possibly offer minor renovations (e.g., new flooring, fresh paint) to justify the increase according to market conditions and ease acceptance.

Apartment 3

• Living Area: 14 m²

• Current Cold Rent: €295 / month

• Annual Cold Rent: €3,540

• Current Rent per m²: 295 / 14 ≈ €21.07 / m²

• Potential (at €450/month): €450 / month → €5,400 / year

• New Rent per m²: 450 / 14 ≈ €32.14 / m²

• Annual Increase: +€1,860

• Relative Increase: ≈52.5 %

Tenant: Elderly gentleman, smoker, 76 years old, rented since 01.05.2021

Assessment / Recommendation:

With long-term, older tenants, a tactful approach is important. A direct sharp increase may encounter resistance. It is advisable to address them individually and respectfully, perhaps using a phased approach (e.g., gradual adjustments over 1–2 years), or offering stable contractual conditions in return (e.g., longer contract duration, improvement works). Social aspects and legal conditions should be taken into account.

Combined Data (Apartment 1 + 3)

• Total Living Area: 31 m²

• Current Monthly Cold Rent: €620

• Current Annual Cold Rent: €7,440

Purchase Price Package: €205,000 for both apartments

Yield and Rent Potential

Total Rental Potential:

• €900 per month

• €10,800 Annual Cold Rent

Rent Increase Potential:

• Current Annual Rent: €7,440

• Potential Annual Rent: €10,800

• Increase: +€3,360 annually

• Relative Increase: ≈45 %

Special Feature of Apartment 3

The apartment is currently occupied by an elderly tenant (76 years old) who is a smoker. As a result, the durability of certain surfaces (especially walls, ceilings and possibly flooring) is currently affected.

After a future tenant change, renovation should be budgeted for.

Estimated Renovation Costs:

Approx. €7,500 – €10,000

This investment primarily concerns:

• Painting / nicotine treatment

• Possible renewal of flooring

• Minor cosmetic repairs

Investment Argument / Summary

The two apartments can be acquired together for €205,000, which provides several advantages for investors:

• Attractive package price compared to individual sale

• Immediate cash flow through existing tenancies

• Significant rent increase potential of around 50%

• Value appreciation potential through the renovation of Apartment 3

• Low administrative effort, as two units are in the same property

Even when considering the estimated renovation costs for Apartment 3, there is a very attractive yield and cash flow potential—especially after adjusting the rents to the local market level.

Perspective for Investors

For investors, Westliche Stadtmauerstraße 50 is an unbeatable address:

High tenant demand from students, scholars, commuters and employees of international companies.

Secure rental opportunities thanks to the inner-city location and excellent infrastructure. Vacancies are virtually unimaginable in this location.

Value stability and potential for appreciation: Inner-city locations in Erlangen are scarce and enjoy above-average demand – a clear advantage for long-term capital investment.

Planning Security: The central location ensures consistently attractive yields, making the property a sustainable investment.

Key Message for Investors:

Even without rent increase potential: Especially in this inner-city location, demand is high; implementation requires the usual legal steps and sensitive tenant communication.

Note for Prospective Buyers

To ensure that the process is efficient and transparent for all parties involved, we ask that you provide a current financing confirmation from your bank before a first viewing. This way, we ensure that we only bring together serious buyers and provide you with a smooth viewing process.

We thank you for your understanding and look forward to presenting the property to you in person.

The viewings are conducted every Wednesday afternoon. Please let us know your available times when you make your first contact and ensure that your telephone number and email address are provided.