House for sale 7+1 • 568 m² without real estateSchwarzer Weg 20 c Trier Ehrang/Quint Rheinland-Pfalz 54293

This multi-family building with sophisticated architecture and seven residential units is located in a well-situated and quiet residential area of Trier-Quint. The building was completed in August 2019 and occupied for the first time then.

Spread over a total living area of 568 m² and a usable area of 688 m², seven very well-proportioned residential units with sizes between approximately 47 m² and approximately 115 m² are distributed across three floors.

The apartment layouts impress with their clarity and functionality, spatial quality, and excellent lighting. All apartments feature partially covered south-west balconies that adjoin directly to the living areas, creating a harmonious transition between indoors and outdoors. The two apartments on the ground floor each have their own garden areas.

One ground floor apartment is barrier-free and designed in accordance with DIN 18040-2 “R”, and another unit also meets the requirements of DIN 18040-2.

There are six car parking spaces on the property.

The building meets the highest standards of energy efficiency and sustainability with an A+ energy standard. The final primary energy demand is only 15.56 kWh/m²a.

The property is in very good and well-maintained condition.

ISB Loan for Rental Apartments

The property was built as part of the “ISB Loan Rental Apartments” funding program. Six of the seven residential units are subject to rental price binding, which leads to a well-plannable and secure income situation.

One residential unit is privately financed and is not subject to rental price binding.

Assumption of a €500,000 loan with an interest rate of 0.15% currently.

In the course of the sale, two particularly low-interest ISB loans / funding instruments with a total volume of around €500,000 can be assumed. The mixed interest rate for these loans is currently only 0.15%, which is extraordinarily low.

The interest rate gradually increases in stages to a maximum of 1%. The repayment rate is 1%.

For apartments 2, 5, 6, and 7, there is “funding for households above the income limit” with occupancy, rental price, and interest binding in effect until 2033.

Interest conditions: Years 1–5: 0%, Years 6–10: 0.5%, Years 11–15: 1%.

For apartments 1 and 4 there is “funding for households with low income” with occupancy, rental price, and interest binding in effect until 2038.

Interest conditions: Years 1–10: 0%, Years 11–15: 0.5%, Years 16–20: 1%.

Apartment 3 is privately financed and is not subject to any rental price binding.

Tenant Satisfaction

All apartments are currently fully and very well let; tenant satisfaction is high and turnover correspondingly low. The tenant and homeowners’ community is very orderly and interested in long-term rental agreements, which ensures a reliable and stable income situation.

This property represents a very attractive investment with solid returns and a high medium- to long-term development potential.

It is particularly interesting for investors seeking a tax-advantaged and crisis-proof asset with stable yields as well as growth potential.

Location

The property is located in a quiet and well-maintained residential area in the Trier-Ehrang/Quint district. The building is situated in an absolutely quiet location at the end of the Schwarzen Weg or at the beginning of Schlossstraße and is surrounded exclusively by pedestrian and bicycle paths, so there is practically no car traffic.

The Moselle River and the Moselle Cycle Path can be reached comfortably in a few minutes on foot.

Family-Friendliness

The surroundings are characterized by their family-friendliness and offer ideal conditions for families with children.

A kindergarten and an elementary school can each be reached on foot in approximately 10 minutes.

Infrastructure

Within a radius of about 5 km, there are numerous facilities for daily needs, including pharmacies, supermarkets, general practitioners, as well as all types of schools (elementary school, secondary modern school, intermediate school, grammar school, and comprehensive school). There is also good access to public transport.

Accessibility

The center of Trier is about a 15-minute drive away. In addition, the location offers an excellent connection for commuters, especially in the direction of Luxembourg.

The district boasts very good and usually traffic-jam-free access to the surrounding motorways, with connections towards Trier, Koblenz, Saarbrücken/Kaiserslautern, as well as Luxembourg.

Public transport is available via city bus lines; the nearest bus stop is about a 5-minute walk away. Additionally, Trier-Quint has its own train connection with services towards Trier and Koblenz.

Architecture

The building’s architecture is distinctly modern and results, among other things, from a design of the building mass that is adapted to the geometry of the property.

Construction

At first glance, the wooden façade made of vertically arranged, rough-sawn Douglas fir gives the impression of a complete timber construction. In fact, however, it is merely a cladding made of wood. The wooden façade is extremely resistant and durable and does not require painting.

The building’s load-bearing structure, on the other hand, is constructed as a solid structure.

Apart from the wooden cladding and thermal insulation, the exterior and load-bearing interior walls are made of masonry and reinforced concrete, and the floor slabs are also made of reinforced concrete.

The building was constructed without a basement. The foundation is provided by a rigidly constructed concrete slab. The underside of the concrete slab is equipped with a pressure-resistant thermal insulation.

Building Services

The technical equipment in the HVAC area includes a modern heating system in the form of a brine-to-water heat pump, which distributes the heat evenly to the rooms via an efficient underfloor heating system. In addition, a central exhaust system is installed, ensuring continuous air exchange and a pleasant indoor climate.

The central hot water supply is provided by a gas boiler in combination with a primarily activated high-performance hot water storage tank.

The building meets the highest standards of energy efficiency and sustainability with an A+ energy standard. The final primary energy demand is only 15.56 kWh/m²a.

Staircase

In the stairwell, a floor made of dark basalt has been installed. Together with the high-quality solid wood doors made of smoked oak, it creates a consistent and high-value overall impression with lasting character that demonstrates the overall upscale standard of the building.

Living Spaces

The living areas are fitted with genuine oak parquet flooring that impresses with its natural radiance, quality, and durability.

Bathrooms

All bathrooms have daylight and are equipped to a high standard. Each bathroom is fitted on site with a washbasin, a bathtub, a glazed shower, and a towel radiator. Additionally, each bathroom has a connection for a washing machine; there is also the possibility of installing a tumble dryer. In the bathrooms, natural stone floor and wall coverings were used to underline the upscale equipment standard and quality.

Windows and Sun Protection

The windows are made of plastic with modern triple glazing and meet high requirements for thermal insulation, sealing, and comfort.

To ensure effective sun and glare protection as well as darkening, external aluminum roller shutters are provided, enabling flexible regulation of the light entry and contributing to improved summer heat protection.

Exterior Railings

The fall protection systems in front of the floor-to-ceiling windows are made of glass and harmoniously integrate into the modern architecture of the building with their transparent design.

Basement Alternative Rooms

The apartments have well-utilizable basement alternative rooms situated outside the building.

Purchase Price for Apartments and Car Parking Spaces

The total purchase price amounts to €1,850,000. This consists of 568 m² of living area at €3,099 per m² (approx. €1,760,000) as well as six car parking spaces at €15,000 each.

Current Rental Income

The current annual rental income is around €56,000.

According to the existing rental agreements, an annual rental increase of 2% is agreed upon. The rental price binding expires for apartments 1 and 4 in 2033, and for apartments 2, 5, 6, and 7 in 2038.

Considerable Potential for Rental Increases

After the rental price binding expires, rent adjustments in accordance with § 558 BGB are possible. Taking into account the legal cap, the rent can be increased by up to 20% within three years up to the local comparative rent. This gives rise to significant medium- to long-term potential for rental increases.

Rental Income and Scenario Analysis until 2050

Development of annual rental income (scenario range)

After 10 years: €71–87 thousand.

After 15 years: €96–131 thousand.

After 20 years: €129–146 thousand.

After 25 years: €159–161 thousand.

Average Annual Rents (scenario range)

After 10 years: €63–68 thousand.

After 15 years: €71–83 thousand.

After 20 years: €83–97 thousand.

After 25 years: €95–109 thousand.

Cumulative Total Rental Income (scenario range)

After 10 years: €633–679 thousand.

After 15 years: €1.07–1.25 million.

After 20 years: €1.66–1.94 million.

After 25 years: €2.38–2.73 million.

Scenario Definition

Scenario 1 (Existing / Conservative):

Ongoing rental increase of 2% p.a. until the end of the binding period.

After the binding expires or the step rental agreements end, rent adjustments are made gradually in accordance with § 558 BGB, considering the cap, up to the local comparative rent.

Scenario 2 (New Tenancy / Dynamic):

Also 2% p.a. until the end of the binding period.

After the binding expires in the context of new tenancies, an immediate adjustment to market level is made, followed by successive rent adjustments in accordance with § 558 BGB, considering the cap, up to the local comparative rent.

Return Metrics

The initial yield is 3%. Taking into account the long-term rental development, the effective purchase price factor is reduced to around 20. Thus, the acquisition price is theoretically refinanced by the net cold rents after about 20 years. This corresponds to a long-term gross yield of around 5%, representing a solid and attractive return in the current market environment.

Conclusion

The property represents a sustainable investment with clearly recognizable potential for rental increases. In particular, the expiration of the rental price binding creates significant potential for increased value and income.

The investment is aimed at investors with a medium- to long-term investment horizon who are looking for a stable, tax-advantaged, and development-capable real estate investment.

Further information is available upon request.