Flat for sale 2 bedroom • 66 m² without real estateWaldring 1a, , Baden-Württemberg

+++ TOP OFFER FOR OWNER-USERS & INVESTORS: PROVEN YIELD CONCEPT +++

+++ FULLY TECHNICALLY MODERNIZED / READY TO MOVE IN +++

This approximately 65.81 m², 2-room apartment with 2 balconies at Waldring 1a offers maximum advantages.

+++ FOR OWNER-USERS +++ it is a move-in ready, barrier-free home in a green setting with elevator comfort and short distances.

+++ FOR CAPITAL INVESTORS +++ it provides a proven concept: For years, the apartment was rented furnished to working professionals in a shared apartment – a reliable and broad target group for which the concept has already been tested.

+++ PURCHASE PRICE: €149,999 (+ €10,000 FOR INVENTORY BUYOUT) +++

• Separate certificate SAVING ON REAL ESTATE TRANSFER TAX

• Fitted kitchen, appliances (Siemens, Bosch, Samsung) and furniture (except beds)

• Washing machine, fridge/freezer combination, oven/hob, microwave, 2 Samsung smart TVs, 2 large PAX wardrobes, many tables (inside and balconies) with chairs, new bathroom mirror cabinet

+++ MODERNIZED, FRESHLY PAINTED & BARRIER-FREE +++

• The apartment has been freshly painted white.

• All of the interior electrical wiring has been professionally modernized and supplemented with numerous new sockets using the new JUNG AS 500 in alpine white.

• The bathroom has also been completely renewed (with shower and Geberit toilet).

• A large passenger elevator brings you comfortably and completely barrier-free directly to your apartment door on the 1st floor and to the basement where the 2 storage rooms are located.

• The symmetrical power layout offers two nearly equally sized, light-flooded main rooms (approx. 18.5 m² and 19.3 m²) each with its own balcony.

• The 2 rooms are separately accessible from a spacious 1.30 m wide apartment hallway.

• This hallway offers exceptionally plenty of space for a wardrobe, shoes, and additional storage.

• Both rooms have private access to the two large west-facing balconies with unobstructed views of the greenery.

• A pleasant dining area at the end of the hallway with a view of the greenery.

• Perfect layout for a shared apartment!

+++ HYBRID TECHNOLOGY 2019: THE ENERGY-EFFICIENT FUTURE IS ALREADY PAID FOR +++

• While many existing properties face cost risks due to the GEG (Building Energy Act), you have a significantly better starting position here. In 2019, a major costly building component was completely modernized: Heating has since been provided by a hybrid central heating system with a Novelan heat pump and supplementary gas condensing technology.

• In 2020, all branch valves in the entire building were renewed – the system now runs on a top technical level.

+++ FINANCIAL FOUNDATION & 0% COMMISSION +++

• The condominium owners’ association operates economically independently like a healthy company and generates over €37,000 per year in fixed third-party income from renting out communal property (including a kindergarten rental by the municipality of Waldbronn and indexed mobile network rental from Vodafone and O2).

• These funds support liquidity and reduce your operating costs.

• The building’s exterior is being upgraded as part of final binding resolutions (ETV 2021) through the complete replacement of the remaining windows and the refurbishment of the balcony railings. These major projects will most likely be paid from the well-filled maintenance reserve (as of 31.12.2024: €491,000.38).

• The buyer benefits from future value appreciation.

• Since the sale is made privately, you also save the entire broker’s commission (approx. €6,000 savings).

+++ IMMEDIATE MOVE-IN WITHOUT DELAY +++

• The apartment is currently empty and move-in ready (“not rented”).

• No prolonged self-use terminations, no vacancy.

• As an owner-user, you can move in tomorrow – as an investor, you use the turnkey concept and generate full cash flow from the first month.

+++ TOP MICRO-LOCATION IN WALDBRONN-BUSENBACH +++

The property is located in a first-class, highly sought-after search zone in the Busenbach district. Here, a quiet, nature-based residential environment on the slope of the Alb valley combines with the advantages of perfectly developed infrastructure. Daily shops, supermarkets, doctors, and pharmacies are plentiful in the area and easily accessible. It is not an anonymous, noisy inner-city spot but a top location for tenants and buyers seeking quality of life and relaxation.

+++ THE EXCLUSIVE CLIMATE ASSET +++

A noticeable feel-good factor is the special microclimate on the edge of the Northern Black Forest. While downtown Karlsruhe heats up significantly in summer and the air stagnates, you benefit from fresh air and pleasantly cooler, relaxing summer nights on this slope. The unobstructed green view from both balconies reinforces this constant vacation-like character right after work.

+++ WELLNESS AS YOUR NEIGHBOR +++

Living in Waldbronn couldn’t be better: you only have to walk about 400 meters to reach the entrance of the renowned Albtherme Waldbronn. The thermal bath, the spa park, and green walking paths and recreational areas are literally right on your doorstep – an invaluable magnet for tenants and owner-users.

+++ THE MEDICAL TENANT PIPELINE +++

For capital investors, the location provides an inbuilt guarantee of creditworthy tenants: the large SRH Health Center / Rehabilitation Clinic is in the immediate vicinity (only 450 m away). Doctors, nurses, and medical staff are constantly looking for ready-to-move-in housing in this zone and greatly appreciate the barrier-free elevator comfort after exhausting shift work.

+++ LOGISTICS & CONNECTIONS AT A GLANCE +++

• 280 m to the bus stop “Busenbach, Albtherme” (regular service directly to the train stations)

• 400 m to Albtherme Waldbronn (wellness anchor)

• 450 m to the SRH Health Center Waldbronn

• 800 m to the cozy Rathausmarkt Waldbronn

• 850 m to ALDI SÜD / REWE (Talstraße 14)

• 1.1 km to EDEKA Völkle (Ostendstraße 3-5)

• approx. 1.7 km to the S-Bahn stations Reichenbach / Busenbach (direct lines S1, S11, S12 running directly to Karlsruhe city center and the main station without transfers)

• approx. 3.5 km to the A8 motorway (Karlsbad junction towards Stuttgart/Karlsruhe)

• approx. 13 km to the center of Karlsruhe

+++ INFRASTRUCTURE CHECK: EVERYTHING WITHIN WALKING DISTANCE +++

The micro-location excels not only in leisure and transport but also in everyday practicality. Within a few hundred meters, you will find comprehensive facilities:

• HEALTH: Pharmacy, general practitioner's office, and the SRH Health Center are reachable within 5 minutes on foot.

• EDUCATION & FAMILY: Kindergarten and primary school are in the immediate neighborhood or within the town. Secondary schools (secondary modern, high school, comprehensive school) are perfectly connected by local public transport.

• URBAN HUB: The nearby Rathausmarkt Waldbronn forms the charming center for errands, cafés, and quick shopping.

+++ INVESTMENT CONCLUSION & SOUND INSULATION BONUS +++

After the implementation of the measures, you acquire one of the best refurbished properties from the 1970s in the region! The walls were cast as thick reinforced concrete partitions (the highest standard of senior residences at the time). This ensures absolute, unusual quietness in the building – you simply don’t hear the neighbors! Perfect protection against noise complaints in shared apartments or rentals.

+++ SOLID CONSTRUCTION AS A VALUE RETENTION GUARANTEE +++

+++ TURNKEY ALL-INCLUSIVE PACKAGE +++

• No renovation stress, no expensive furniture store purchases (except for beds), no waiting times. The complete, well-maintained furnishing and equipment guarantee that you can move in from day one after handover or generate immediate cash flow through renting.

• Living areas: Bright laminate floors, freshly painted white walls, cabinets, tables, chairs, as well as high-quality Samsung Smart TVs.

• Updated electrical system: The electrical wiring within the apartment has been modernized and expanded. There are significantly more sockets available, and the TV connections have been prepared directly for clean wall mounting.

• The modernized fuse box is transparently documented.

• Separate kitchen: Fully equipped with white built-in units, hob, oven, microwave, a large fridge/freezer combination in a custom niche, and its own washing machine. With functioning exhaust system.

• Modernized bathroom: Completely renewed a few years ago. Equipped with a shower including a partition, a modern Geberit low-flush toilet, mirror cabinet, and timeless, well-kept tiling.

• Two outdoor spaces: Two separate west-facing balconies, each directly accessible from the two main rooms, with unobstructed, calming views of the lush trees. Guaranteed midday and evening sun.

+++ WORKS ALREADY COMPLETED: THE MAINTENANCE HISTORY +++

The condominium owners’ association operates extremely foresightedly and continuously invests in the preservation of the entire property. For you as a buyer, this means: The expensive major projects on communal property have already been professionally implemented, fully paid for, and completed:

• 2017: Technical modernization of the elevator including new cabin lining

• 2018: Roof modernization

• 2019: Installation of the state-of-the-art hybrid central heating (Novelan heat pump + gas condensing)

• 2020: Complete replacement of all branch valves in the building for a perfectly balanced system

• 2022: Installation of a new, modern main entrance door for a contemporary look and security

• 2023/2024: Successful and legally binding measurement and area correction by an architectural firm.

• Most recently: The condominium association is addressing official requirements in a highly professional manner: The planned fire protection upgrade and the fire brigade access have already been officially approved, fully financed, and are actively being implemented.

You are buying a property where important major issues have already been tackled. And you can look forward to a move-in ready, renovated apartment on the inside!

+++ MAXIMUM LOGISTICS & STORAGE SPACE +++

A gigantic advantage compared to standard apartments: According to the land register, the apartment comes with two separate, lockable basement/storage rooms. Since these were formerly service areas of the residence, you benefit here from extraordinarily large usable spaces. In a shared apartment situation or furnished rental, this is the perfect, physically separated storage space for both owner and tenant.

+++ MANAGEMENT: LONG-STANDING CONTINUITY WITHOUT SPECIAL ASSESSMENTS +++

An invaluable plus: The property has been managed for many years by the same highly professional, foresighted, and reliable property management. The result of this excellent work speaks for itself: The building is in such a condition, both structurally and technically, that many major projects have been implemented WITHOUT special assessments. Since the funds are excellently filled, the upcoming final project – the approved window replacement – will presumably be paid from the reserve. You are buying continuity and predictability!

+++ FINANCIAL FORTRESS: OWN INCOME & SLEEPING TREASURES +++

• This condominium operates like a successful company and generates over €37,000 per year in fixed third-party income from renting out communal property: Kindergarten rental (Municipality of Waldbronn): €18,960, mobile network rental (O2/Telefónica): €6,316, income from guest/storage rooms: €4,764, and the condominium caretaker’s apartment: €7,080. These funds support liquidity and relieve the owners.

+++ THE SLEEPING COMMUNITY TREASURE +++

Sleeping condominium treasure: For the huge communal areas (former large kitchen), there was already an estimated sale value of approximately €374,000 in 2019. Due to value increases over the last few years, this area now holds a far higher economic potential. In the future, the spaces can generate high rental incomes or be profitably utilized with the right resolution – a real asset value!

+++ HIGH RESERVE FUND +++

• As of 31.12.2024, the maintenance reserve stood at a phenomenal €491,000.38!

• An apportioned savings credit of over €15,000 is allocated to this apartment, which is transferred directly to you upon purchase. Approximately €50,000 is regularly contributed annually.

+++ VALUE LEVERAGE OF THE BUILDING ENVELOPE: FOCUS ON WINDOWS & BALCONY RAILINGS +++

• 2021 Resolution: New PVC windows, refurbishment of balcony railings

• Most likely, the measure is covered by the €491,000 reserve.

• Important: The concrete implementation and financing of future measures depend on the resolution, offers, and execution. This is exactly why a high reserve in a large existing property is a real advantage.

+++ HOUSE CHARGES & CONSUMPTION ADVANTAGE +++

• The monthly house charge is approximately €460. Of that, over €134 flows each month directly as a solid contribution to the reserve. The remaining heating and water costs are based on historical data from an intensively, furnished warm rental.

• Prospectively, a reduction after the renovation of windows/balconies.

• Under normal owner-occupancy or classic rental, this consumption-dependent portion significantly decreases as is usually experienced. You are buying a wonderfully capitalized property without renovation backlogs for major systems.

+++ THAT’S WHY THE RESERVE IS SO SUBSTANTIAL +++

The reserve remains so high despite nearly €500k in funds to act as an interest-free shield against future workmanship costs. Together with the €37,500 annual third-party income (kindergarten/mobile network), this iron-clad savings rate ensures that the upcoming final project – the approved window replacement – is completely paid for from the operating funds.

+++ FINANCING BOOST & 0% COMMISSION +++

• In the data room, you will find the ETV protocols since 2015, accounts, etc.

• Since the sale is conducted without a broker, you completely save on the broker fee (approximate direct saving of €6,000 in ancillary acquisition costs).