Flat for sale 3+1 • 71 m² without real estate, Baden-Württemberg

Attractive investment property with extraordinary tax potential: This 3-room condominium on the ground floor of a historic multi-family building from 1793 offers 70.70 m² of living space in the historic old town of Gernsbach.

The property is located in the officially designated redevelopment area "Old Town II" of the city of Gernsbach. This means that as an investor you benefit from enhanced depreciation according to § 7h EStG: renovation costs can be depreciated at 9% p.a. (years 1–8) and 7% p.a. (years 9–12) – that is, 100% of the renovation costs within just 12 years. In addition, the building’s structure benefits from the listed building depreciation (Denkmal-AfA, § 7i EStG).

The apartment is in an unrestored but sound condition and will be handed over vacant. This gives you the opportunity to renovate the apartment to your own specifications while fully exploiting the tax advantages. The estimated market cold rent is approximately €530 per month (€7.50/m²) – after renovation, a significantly higher rental level is realistic.

The floor plan is arranged with a spacious entrance hall, three well-proportioned rooms (approximately 20 m², 23 m², and 23 m²), a kitchen with fitted appliances, and a bathroom. A storage room in the basement is included with the apartment.

The apartment is located right in the historic old town of Gernsbach on the main street – one of the oldest streets in the city, lined with half-timbered houses and rich in tradition.

Gernsbach is situated in the northern Black Forest on the river Murg, about 15 km south of Rastatt and 25 km from Baden-Baden. The town offers good infrastructure with shops, schools, doctors, and a variety of dining options within walking distance.

Transport connections:

– B 462 in the immediate vicinity (direction Rastatt / Freudenstadt)

– Gernsbach train station: Stadtbahn S31/S32 to Karlsruhe (approximately 45 minutes)

– A 5 (Rastatt junction): approximately a 15-minute drive

The location in the "Old Town II" redevelopment area emphasizes that the city is actively investing in enhancing the historic town center – a positive signal for value development.

3 rooms across 70.70 m² of living space on the ground floor

• Historic old building charm with visible wooden beam ceilings

• A fireplace is present in the living area

• The fitted kitchen can be taken over

• Laminate floors in all living areas

• Wooden windows

• Storage room in the basement

• Electric heating (night storage)

Condition: The apartment is being sold in its current, unrestored state. The bathroom, electrical installation, and wall surfaces require renovation. Ideal for investors who wish to take advantage of the § 7h tax benefits and modernize the apartment according to their own ideas.

Highlights for investors:

1. Redevelopment area § 7h EStG: Renovation costs are fully deductible (9% p.a. years 1–8, 7% p.a. years 9–12), totaling 100% in 12 years. Requirement: Coordination with the city of Gernsbach before the start of renovations.

2. Listed Building Depreciation (Denkmal-AfA) § 7i EStG: Additional depreciation possibility for the historical building structure.

3. Immediately available: The apartment is vacant and can be renovated and rented out directly after purchase.

4. Estimated gross rental yield: approximately 5.3% even in the unrestored state (cold rent around €530 per month). After renovation, an increase to around €8–10/m² is realistic.

The apartment is ideal for tax-optimized investors seeking a historic property with potential for value appreciation and attractive depreciation opportunities.

Energy certificate: Not required (exemption under monument protection according to § 79 (4) GEG).

If you have any questions, please feel free to contact us – we look forward to your message.