Flat for sale 4+1 • 93 m² without real estateHamburg Stellingen Hamburg 22527

This well-maintained top-floor apartment is being sold commission‑free as a solid, lucrative and value‑retaining investment property. After many years of owner‑occupation, it has been reliably rented since 2019. The existing tenancy (graduated rent contract) provides for predictable, increasing rental income.

The apartment is located in a very well‑maintained residential complex with good building fabric on a large plot. It features a south‑facing balcony equipped with a wide awning. The floors in the living areas and the hallway have been newly laid uniformly in multilayer natural oak LHD and are edged with HH‑profile skirting. The apartment also includes a dry basement storage room with 24 m² of usable space. Most of the residents in the complex are owner‑occupiers.

The masonry walls have a thickness of 42 cm, which results in negligible heat losses through the building envelope. In terms of energy, the property is in good condition. There is no need for an energy‑related renovation (→ Energy Class D). There is no backlog of repairs; no cost‑intensive measures or potential special assessments are pending. All necessary maintenance has been carried out. The reserves amount to EUR 230,000 (with an apartment share of EUR 5,635), thus providing a good cushion for future upkeep.

Information for Investors:

Purchase price: EUR 429,000 (EUR 4,612 per m²)

Year Built: 1972  Living Area: 93 m²

Annual net cold rent: EUR 15,720  Rented since 06/2019

Gross Yield: 3.7%

Total Service Charge: EUR 296 (of which EUR 202 is transferable)

Rental Increase Potential: EUR 420 per annum (graduated rent contract)

Revenue Share from Garage/Parking Rental: approx. EUR 450 per annum

Owners’ Association Reserves: EUR 230,000; for the owner approx. EUR 5,630

Plot Size: 6,646 m²; Apartment’s Share: approx. 160 m²

Renovations and Improvements Carried Out:

• 1986: Windows replaced

• 2001: Flat roof renewed; 2004: New oil heating system installed

• 2010: Facade renovated (cleaned, some clinker bricks replaced, building joints renewed, walls partially hydrophobized)

• Canopies at 6 building entrances re‑covered with stainless steel

• Interior balcony renovation (including tiling of the balcony floor)

• The property has been enclosed with a fence and the garden gate replaced

• Masonry parapets at the garage entrance have been covered with stainless steel sheets

• Pergola walls shortened; edges covered with stainless steel sheets

• Pumps at the drainage replaced; drainage outlets at the external basement stairs renewed

• Elevator system of one building replaced; front door chime system updated

• Waste container boxes replaced (7 units) in line with the waste separation concept

• Bicycle stands renewed with stainless steel brackets (13 units)

• 2022: Renewal of all fittings on water pipes in the basement area

• 2022: Renewal of all valves and hydraulic balancing on the hot water pipes

• 2025: Planned painting of the street‑facing balconies

• 2024: Planned tightness testing of all drainage pipes in the basement floor

• 2025: Planned renovation of defective sanitary pipes; tightness test confirmed

The apartment is sold exclusively as an investment property and is reliably tenanted. It is situated in an upscale residential complex consisting of six staggered, contiguous houses on a large plot. The residential street is traffic‑calmed. The nearby Niendorfer enclosure and the meadows along the Kollau hiking trail offer opportunities for pleasant walks. The Hagenbek animal park is also in the vicinity. Public transport is available via two bus lines to the Hagenbek subway station. The motorway connection to the A7 in Stellingen is very close, and the A7 runs under the Stellingen deck. Two shopping centers (in Eidelstedt and Niendorf/Tibarg) are also very nearby.

The common property includes two well‑equipped laundry rooms with Miele appliances and five drying rooms.

It is worth highlighting the large 6,646 m² plot. The apartment is set back from the street and nestled within the garden area.

If you are interested, please feel free to contact us. We are happy to provide you with further information.