Flat for sale 4+kk • 94 m² without real estateEssen Dellwig Nordrhein-Westfalen 45357

Long-term, reliably rented 4.5-room apartment featuring a loggia, garage, and two daylight bathrooms, with a good layout and 93.39 m² located on the 1st floor of a fully rented five-family building with a stable tenant structure.

→ Purchase price for the apartment: €182,500, commission-free (no broker).

→ In addition, the associated garage costs €9,500, generating €50/month in rental income, resulting in an after-tax cash flow of approximately €0/month (cash flow neutral).

This condominium is calibrated so that the buyer reaches break-even on a monthly basis at a tax rate of 31%. With a higher tax rate, additional positive cash flow arises.

— Calculation of Cash Flow After Tax —

→ From a 31% tax rate: approx. €0/month (break-even)

→ At a 42% tax rate: approx. +€30/month

— Basis of Calculation —

- Annuity: 5.5% p.a.

- Operating costs: 20% of the cold rent = €172 (non-recoverable)

- Depreciation (AfA): 4% p.a. as per SV appraisal

— Rental Income —

- Cold rent: €8.69/m², total cold rent €861.56/month (including garage €50)

Essen-Dellwig is located in the western part of the city, characterized by single-family homes, small multi-family houses, and generous green spaces. It offers nearby recreation along the Rhein-Herne Canal with a bike path and fields right at the doorstep. Local amenities are available via Donnerstraße, and both the historic center of Borbeck and the Bottrop-Süd shopping center are reachable within minutes. The residential area attracts stable tenants from the middle market segment.

Property Details:

- Living area: 93.39 m²

- Rooms: 4.5

- Floor: 1st floor (no elevator)

- Loggia: Yes

- Bathrooms: 2 (one shower bathroom and one bathtub bathroom, both with daylight)

- Garage: 1 single garage (rented, +€50/month)

- Heating: Oil central heating from 2002, with a reserve fund in place, and an option for district heating connection

- Hot water: Instantaneous water heater

- Windows: Plastic insulated glazing with shutters

- Flooring: Laminate and tiles

- Basement: Yes (individual cellar and communal areas)

- Garden: Shared garden, west-facing

- Rental status: Rented since November 2012

- Year of construction: 1977 (reconstruction with original substance dating back to 1910)

— Energy Certificate —

- Energy source: Oil

- Certificate type: Energy consumption certificate

- Final energy consumption: 97 kWh/(m²·year) including hot water

- Energy efficiency class: C

Originally built in 1910, the property underwent a complete reconstruction (or new construction) in 1977. It is constructed in solid masonry style, with reinforced concrete ceilings and a pitched roof. The street side features a clinker (Riemchen) facade, while the garden side sports an insulated, plastered facade.

The building’s substance has been consistently maintained: roof covering and insulation in 2020, entrance door in 2021, the stairwell freshly renovated, and the bathrooms renewed (most recently on the 2nd floor in 2025).

The oil central heating from 2002 is technically flawless. A reserve fund for the district heating connection is already in place within the condominium association, eliminating any risk from this item. Once connected, the tenants’ additional costs will decrease, thereby opening up the possibility for further cold rent adjustments and scaling the positive cash flow upward.

Apartments’ Bathrooms (Unit 02): Two daylight bathrooms – one freshly modernized and the other still in good condition. Both have windows.

Outdoor facilities include a private single garage, a shared west-facing garden, a courtyard entrance behind the building, and a full basement with individual cellars plus communal rooms (laundry room, drying room).

Service Charge: Approximately €430/month, of which €260 are chargeable operating costs passed on to the tenant.

Building and Organization: 5 housing units, no elevator. The tenant structure is stable, with some tenants having lived in the building for over 13 years, and all 5 units are permanently rented.