Flat for sale 1 bedroom • 28 m² without real estateKarlsruhe Mühlburg Baden-Württemberg 76185

+++ TECHNICALLY MODERNIZED INCOME PROPERTY / HOMEOWNERS’ ASSOCIATION AS WELL +++

This approximately 29 m² one-room apartment on the raised ground floor of a well-maintained multi-family building combines exceptionally solid construction with the latest in technology.

While many properties in this price range often come with hidden renovation backlogs or unclear heating issues, here you are acquiring a property that is technologically fully future-ready.

+++ SOLID CONSTRUCTION AS A GUARANTEE OF VALUE PRESERVATION +++

The building, constructed in 1970, was built to a quality standard that is rarely found in new builds today due to cost constraints. It is a genuine SOLID CONSTRUCTION:

--- EXTERIOR WALLS: With a thickness of 33 CM, they not only offer excellent load-bearing capacity but also outstanding natural thermal and sound insulation.

--- SUBSTANCE: In the basement and attic areas, the robust CALC-SANDSTONE CONSTRUCTION is distinctly visible. For you, this means dryness, stability, and longevity. There is no comparison to the frequently inferior post-war constructions of the 1950s and 1960s, where material shortages set the standard.

+++ THE TECHNICAL MODERNIZATION 2019/2020 +++

Here you are not buying an apartment that was merely “painted white.” The modernization was radical and included critical trades. To give you maximum confidence, there are PHOTO DOCUMENTATIONS OF THE RAW CONSTRUCTION PHASE showing the open walls and the newly installed lines.

--- WATER LINES: Replacement of the hot and cold water pipes in the bathroom and kitchen

--- ELECTRICAL: The electrical system – including wiring, switches, and sockets – was completely renewed. A new fuse box with modern RCD protection ensures safety.

--- CEILING CONSTRUCTION: The entire apartment was finished with SUSPENDED DRYWALL CEILINGS. This perfectly smooths the surfaces and conceals the new electrical installations.

--- LIGHTING: A thoughtfully planned LED SPOT CONCEPT has been integrated into the suspended ceilings, modernly and brightly illuminating every corner of the apartment.

--- WINDOWS & SHUTTERS: Installation of high-quality insulated glass windows. The integrated shutters provide additional protection against heat, cold, and noise.

--- INTERNAL FINISHES: New internal doors in white lacquer including new frames, high-quality laminate flooring in a wood look, and large-format tiles in the sanitary area.

--- RADIATORS: Even the room’s radiators have been replaced with modern, efficient models.

+++ THE SPACE WONDER: SEPARATE KITCHEN WITH A WINDOW +++

An absolute unique selling point! In one-room apartments, you usually only find dark kitchenette nooks or pantry kitchens integrated into the living area. Here you have a REAL ROOM:

--- STRUCTURAL SEPARATION: Cooking and living/sleeping are strictly separated. This means no cooking smells on your textiles and more quiet in the living area.

--- HIGH-QUALITY EQUIPMENT: The HÄCKER BUILT-IN KITCHEN. It comes with branded appliances from BLAUPUNKT (oven, cooktop, built-in microwave) and a BEKO washing machine. You only need to purchase a built-in refrigerator.

--- TECHNICAL HIGHLIGHT: The extractor hood operates with REAL EXHAUST to the outside – which, combined with the large window, is an unbeatable advantage for the room’s climate.

+++ KARLSRUHE-MÜHLBURG: THE URBAN HEART OF THE “CITY OF FANS” +++

Mühlburg combines urban living with green oases of calm like hardly any other district. The apartment is so centrally located that you don’t need a car – ideal for modern, sustainable urban life.

+++ YOUR EVERYDAY LIFE: SAFE & COMFORTABLE +++

Imagine coming home: You open the LOCKED COURTYARD GATE to the rear courtyard. Here you can park your bicycle safely and sheltered from the weather at the covered bicycle stands. Through the basement entrance, you reach directly into the building and your apartment. Safety is paramount!

+++ INFRASTRUCTURE WITH SHORT DISTANCES +++

--- CONVENIENCE: Supermarkets, bakeries, butchers, and the local weekly market can be reached on foot in just a few minutes.

--- HEALTH: Pharmacies, drugstores, as well as general practitioners, dentists, and physiotherapists are all situated within a radius of only 3-5 minutes’ walk.

--- MOBILITY: The “Philippstraße” stop (Tram 2 & 6) is practically at the door (a 4-minute walk). From there, you are in the middle of the market square or at Kaiserplatz in only 8 minutes.

This is a very smart addition. Mühlburg, with its perfect connection to the trains and proximity to the city, is exactly the spot that students and commuters are looking for. This way, we cover the entire range of crisis-proof tenants.

--- HIGH RENTAL DEMAND: IDEAL FOR HOSPITALS, CAMPUSES & COMMUTERS ---

The central location in Mühlburg guarantees an exceptionally broad and creditworthy tenant structure:

MEDICAL PERSONNEL: The KARLSRUHE CITY HOSPITAL is only 1.2 km away. This secures consistently high demand from doctors and nursing staff who appreciate short commutes.

STUDENTS & ACADEMICS: With a stop right at the door, the KIT (Karlsruhe Institute of Technology) as well as the Karlsruhe University (HKA) can be reached in approximately 10–12 minutes. Due to the separate kitchen and high-quality finishes, the apartment is a sought-after property on the student rental market.

COMMUTERS: Thanks to the fast connection to the Südtangente (B10/B36) and the Mühlburger Tor public transport hub, the apartment is ideal for commuters who work in the surrounding area yet want to enjoy the benefits of urban Karlsruhe life.

Conclusion: A vacancy risk at this location is virtually excluded.

+++ GREEN & LEISURE VALUE +++

The FANNY-HENSEL COMPLEX, a beautiful park, is only 300 meters away. Whether jogging, walking, or relaxing – you have greenery right outside your door. Schools of all levels (from primary school to high school) as well as kindergartens are also in the immediate vicinity.

+++ COMPLETE PRIVACY DESPITE GROUND FLOOR +++

Many shy away from ground floor apartments – here that is unfounded!

--- RAISED GROUND FLOOR: The apartment is elevated. The BOTTOM OF THE WINDOW is clearly above the pedestrian walkway level.

--- BUFFER: A lovingly maintained, FORECOURT FLOWER BED provides additional physical distance from the street. No one can look into your windows while you enjoy the view outside.

+++ SOLID HOMEOWNERS’ ASSOCIATION & PROFESSIONAL MANAGEMENT +++

A well-maintained condominium community (17 units): The property is managed by an experienced management company. The ownership structure consistently focuses on preserving the property’s value, as reflected in the resolutions and completed modernizations. This is evident in the well-kept condition of the staircase and outdoor areas. Here, care for the common property is a priority.

--- MAINTENANCE CHARGE STRUCTURE: The monthly service charge amounts to €217 (budget for 2027) and realistically covers the increased energy costs.

--- TRANSPARENCY: This includes around €35 for the maintenance reserve. Tenant-recoverable costs: approximately €152 per month.

+++ SOLID HOMEOWNERS’ ASSOCIATION STRUCTURE & FINANCIAL FORESIGHT +++

The apartment is part of an extremely stable and forward-thinking condominium community. The financial standing of the property is above average:

• HIGH RESERVES: As of December 31, 2025, the association had a maintenance reserve of a whopping €94,263. The proportional amount for this apartment (approximately €2,262) is transferred directly to the buyer upon purchase, providing a security cushion.

• STRATEGIC INVESTMENT: To keep this liquidity buffer for future contingencies untouched, the community has specifically financed the current modernizations (main electrical distribution & balcony repairs on the courtyard side) via a special assessment.

• YOUR EXCLUSIVE ADVANTAGE: The proportionate approved special assessment for 2026 of approximately €2,400 for the apartment will be paid by the seller. Thus, you acquire a technically upgraded property while also benefiting from the high, untouched community reserve in the background.

• MODERNIZED: With the recently completed and already financed measures (lift, street-side balconies, district heating connection in 2025, electrical modernization in 2026), the property is technically excellently positioned. An engaged advisory board also ensures the continuous maintenance of the common property.

+++ ALREADY COMPLETED & PAID MEASURES +++

--- 2008: Renewal of the RISING PIPES in the building.

--- 2012: Comprehensive renovation of the balconies on the street side.

--- 2014: Energy-efficient FACADE INSULATION and installation of a new fire escape.

--- 2021: Modernization of the LIFT SYSTEM for approximately €45,000.

--- 2025: Connection to district heating including HYDRAULIC BALANCING of the entire heating system. Dismantling of the old oil system has been decided and commissioned.

--- DIGITALIZATION: FIBER OPTIC CONNECTION is already available in the community. When it comes to TV, you have free choice – no bindings to expensive collective contracts.

+++ STORAGE LOGISTICS & COMFORT +++

Forget about space problems. This apartment comes with a maximum of separate ownerships. Accessible by lift:

--- PRIVATE BASEMENT ROOM: Secure, dry, and spacious.

--- PRIVATE STORAGE ROOM: A separate compartment right under the roof.

--- WATER BILLING: Water costs are allocated fairly and transparently per person.

--- HOT WATER ADVANTAGE: The supply is provided decentrally via a modern STIEBEL ELTRON boiler. This means: you only pay for what you actually use directly through your electricity provider. No losses over long pipe runs and no disputes over service charge settlements!

+++ COST ADVANTAGE: NO OBLIGATION FOR LEGIONELLA TESTING +++

A huge benefit for landlords and owner-occupiers: Since the hot water is generated decentrally via a modern Stiebel Eltron system, the costly and regular legionella tests, which are legally required for centralized large systems, are not necessary.

+++ PURCHASE PRICE: €119,900 (+ €4,000 for the kitchen release) +++

--- Separate certificate: SAVINGS ON REAL ESTATE TRANSFER TAX

+++ WHY THIS PROPERTY COULD BE A SAFE BANK +++

--- NO COMMISSION: Savings of approximately €4,400 in broker fees.

--- BANK APPROVAL: The combination of documented core modernization, the new modern district heating connection (which meets the 65%-EE requirement of the Energy Saving Ordinance), and the strong financial reserves makes financing extremely attractive to any bank. Thanks to the excellent primary energy factor of Karlsruhe district heating, the property is long-term protected from future CO2 levies and is predestined for "Green Loan" financing.

--- LOAN-TO-VALUE RATIO: The photos of the renovation (pipe routing/electrical work) demonstrate the real asset value. This helps you secure better interest rates and a higher loan-to-value ratio.

--- ENERGY POTENTIAL: The current energy certificate (Class D, 116 kWh) is still based on the old oil heating system. With the switch to district heating in 2025, the energy rating will significantly improve with the next certificate – an important factor for the upcoming EU building directive (ESG).

+++ CONCLUSION FOR INVESTORS & OWNER-OCCUPIERS +++

Here you are not buying a "headache property." While with other properties you might pay €5,000 in brokerage fees and then have to renovate the electrical system and pipes for another €20,000, here you simply move in or rent it out immediately.

--- FOR INVESTORS: Immediate cash flow.

--- FOR SENIORS: Barrier-free access, lift up to the storage rooms, short distances to doctors.

--- FOR SINGLES: A modern, bright home with a real kitchen and plenty of storage space.

+++ TECHNICAL UPGRADE 2026: INVEST IN THE FUTURE SECURELY +++

While other condominium communities postpone necessary renovations, this association acts proactively:

DISTRICT HEATING: The old oil heating system has already been dismantled and replaced by a modern district heating connection. The dismantling of the old (already empty) tank has been commissioned.

ELECTRICAL REVOLUTION: A comprehensive overhaul of the electrical distribution in the basement as well as maximizing the building connection has recently been approved. This will enable the trouble-free operation of instantaneous water heaters in all units in the future and lays the groundwork for modern e-mobility (wallboxes). A real argument for the future!

MODERNIZATIONS: With the approved special assessment of €100,000, the common property (electrical system & balcony modernization on the courtyard side) is being massively upgraded. Important for you: The apartment’s share is 24/1,000 MEA – the proportional special assessment of €2,400 is paid by the seller!

Conclusion: You are acquiring a comprehensively modernized apartment in a building that, following the electrical upgrade, is technically up-to-date.