Flat for sale 2 bedroom • 56 m² without real estate, Schleswig-Holstein

This stylishly and comprehensively renovated attic apartment combines modern living comfort with a well-thought-out layout and is ideal both for personal use and as an attractive investment. On approximately 55.5 m² of living space, you will find an open, light-filled concept with a sunny south-facing balcony.

The apartment was completely renovated just before the sale, so that future owners can benefit from modern technical equipment and contemporary living standards. A central element of the renovation was the complete renewal of the electrical system, including a new control panel (circuit breaker box). This ensures that the apartment meets today’s technical demands. In addition, the old radiators were replaced, ensuring efficient and even heat distribution.

Especially noteworthy is the intelligent optimization of the floor plan. The former hallway has been integrated into the living area, creating a spacious living and lounge area of just over 32 m². This forms the heart of the apartment, offering plenty of space for living, dining, and relaxation. Large windows provide a pleasant brightness and lead directly onto the sunny south-facing balcony, which ideally extends the living area outdoors.

The high-quality flooring in a modern country-style oak-look plank creates a warm and inviting atmosphere. All walls were stripped of old wallpaper, professionally spackled, and freshly painted white. New white interior doors provide a modern appearance while stylishly separating the bedroom and bathroom from the living area. The double-glazed windows have been serviced and equipped with new handles. The bathroom was also completely modernized, including all its plumbing.

Investment Opportunity:

The apartment is currently empty, offering maximum flexibility for buyers – both for owner-occupation and for renting out. With a potential cold rent of around €10.50 per m², the 55.5 m² apartment yields the following figures:

Annual Cold Rent

582 € × 12 = €6,993

Gross Rental Yield

6,993 € / 136,300 € = approximately 5.13%

This corresponds to a purchase price factor of approximately 19.5.

For investors, the tax depreciation can also be interesting:

An informal preliminary analysis via the portal nutzungsdauer.com indicates that the remaining useful life of the building could be reduced to about 36 years.

It is also possible to assume the ancillary purchase costs. Please feel free to contact us regarding this.

The property is located in the district town of Itzehoe in the southwest of Schleswig-Holstein. With around 32,500 inhabitants, the city is one of the significant regional centers, offering excellent infrastructure and a high quality of life. The inner city impresses with pedestrian zones, diverse retail outlets, cafés, restaurants, and a popular weekly market. This is complemented by numerous leisure and cultural opportunities. At the same time, the location along the Stör River and the surrounding marshland with fields and forests provides a nature-oriented setting and various recreational options. Supply is also excellent. In addition to the modern Itzehoe hospital, numerous doctors’ practices, pharmacies, and a wide range of educational facilities including daycare centers, schools, and a vocational training center are available.

Thanks to the direct connection to the A23 and the train station, Hamburg is reachable in about 45 minutes, making the location attractive for commuters as well.

Distances (approximately in minutes by car):

Itzehoe train station: approx. 3 minutes

A23 motorway: approx. 5 minutes

Itzehoe city center: approx. 1 minute

Shopping facilities: approx. 130 m (walking distance)

Itzehoe hospital: approx. 8 minutes

Hamburg city center: approx. 45 minutes

During the comprehensive renovation, particular emphasis was placed on modern, durable, and high-quality equipment.

The bathroom was completely renewed, including all the plumbing, and impresses with a contemporary design in light, grey-beige tones. The walls are fitted with large-format tiles (30 × 60 cm), while the shower area is accented with mosaic tiles. The barrier-free shower features a glass partition, a rain shower, and an additional handheld shower. The fittings are complemented by a wall-hung, rimless toilet with a concealed cistern and a modern washbasin with an illuminated mirror and high-quality fittings.

In the living areas, a continuously laid laminate floor in oak-look with high-quality impact sound insulation was used. The uniform installation – with the exception of the bathroom and the apartment entrance – creates a calm and spacious atmosphere.

All walls and ceilings were completely cleared of wallpaper, professionally smoothed with filler, and painted white. This results in a modern, clean appearance with a premium character.

The electrical system was also completely renewed. In addition to a new circuit breaker box and an RCD, the number and position of the sockets was optimally re-arranged. Practical details such as sockets on both sides of the bed and a two-way switch for the lighting increase everyday comfort. In the living area, several lighting outlets have been pre-wired so that individual lighting concepts – for example, with ceiling spots – can be implemented without any issues.

The apartment is equipped with double-glazed plastic windows. The roof window in the bedroom (Velux) is also double-glazed and of more recent manufacture.

During the renovation, new interior doors including frames and fittings were installed.

Most of the radiators have been replaced and ensure efficient heat distribution. Recently, high-quality radiators have been installed in the living area.

The south-facing balcony is designed as a sheltered loggia and is paved with robust stone slabs. Its architectural framing provides a pleasant wind protection and invites you to enjoy the outdoor space.

Additional features include a new intercom system as well as a renewed door lock. A washing machine connection is conveniently located within the apartment in the bathroom. In addition, communal laundry facilities are available in the basement.

A fast cable internet connection is available in the building. Vodafone offers tariffs of up to 1,000 Mbit/s.

Also included with the apartment is a lockable basement storage unit of approximately 5 m². Communal areas such as a bicycle storage room and a laundry/drying room are also available.

Building & Community

The well-maintained multi-family house was built in 1971 and comprises a total of five residential units. According to the declaration of division, Apartment No. 5 holds a co-ownership share of 170/1000 in the common property. The roof was completely re-insulated and fitted with new roof tiles a few years ago. Heating is provided by an oil central heating system from 2013. A gas connection is already present in the street, so that various modern heating solutions – such as gas or alternative systems – are possible in the future without major infrastructural efforts. The current energy certificate indicates energy efficiency class D with a final energy consumption of approximately 103 kWh/(m²·a).

For two balconies in the building, renovation measures have already been approved and are fully covered by the existing maintenance reserve, so that no special levy is planned. No further measures are currently planned, and given the good structural condition, none are to be expected.

The current monthly service charge amounts to approximately €326.41, which already includes many of the ongoing building costs. A large part of these costs is transferable to tenants in the event of rental.

The owners' association has a solid maintenance reserve of around €21,500 with only five residential units, making future maintenance projects well planable.

Behind the building, there are several garages and parking spaces available for rent on an optional basis. These are not part of the property register of the house but are rented out by an external owner. In individual cases, a purchase option could also arise.