Flat for sale 4+1 • 98 m² without real estate, North Rhine-Westphalia

Below is the English translation of the text:

Privately sold and commission-free: For sale is a high-quality, modernized 4-room condominium in a quiet area of Erkrath-Hochdahl. The apartment is located on the 2nd upper floor of a well-maintained “Bast-Bau” building from 1984 and can be occupied on short notice by arrangement.

Quick Facts:

• 98 m² of living space

• Approximately 108.5 m² of actual floor area due to sloping ceilings

• 4 rooms

• 2 bathrooms

• Open Nobilia kitchen included in the purchase price (new price approx. €18,000 eight years ago)

• South-facing loggia with electric awning and LED lighting

• Additional west balcony

• Smart Home bus system (KNX)

• Balcony power plant with an annual yield of approx. 900 kWh

• Two underground parking spaces available as an option, one of which comes with a wallbox and direct access through the basement

We completely modernized the apartment in 2018 and have lived in it since then. Accordingly, many features were not implemented with a quick resale in mind but rather designed as we wished to live permanently: practical, high-quality, and thoughtfully planned for everyday life. It is especially suitable for buyers who want to move in without renovation work and who also value modern technology, two outdoor areas, and a good room layout.

The centerpiece of the apartment is the spacious living and dining area with an open Nobilia kitchen. The kitchen is already included in the purchase price and flows openly into the living room. From here you can access the south loggia, which—thanks to the electric awning with LED lighting—is pleasantly usable even on sunny days and evenings. The outdoor area is further complemented by an additional small west balcony.

The layout is well suited for couples, families, or for combining living and home office. Besides the living area, there is a bedroom with a large built-in wardrobe, a children's room, a second children’s room or office, two bathrooms, a hallway, storage possibilities, as well as a basement storage room and additional storage space in the attic.

Due to the sloping ceilings, the floor area situation is interesting: the official living area is approx. 98.1 m², while the actual floor area is approx. 108.5 m². As a result, the apartment feels more spacious than the pure living area figure might initially suggest.

The building is well-maintained and is continuously kept in good repair. The condominium consists of two buildings with a total of 16 residential units; in the building itself there are 8 parties. The exterior facades and wooden elements were recently renovated, which further supports the overall maintained impression. We have experienced the community as quiet and neighborly.

The building does not have an elevator. However, this means that the typical ongoing maintenance and repair costs for an elevator are avoided.

We are selling the apartment because we have purchased a house in Hochdahl.

The apartment is located in a quiet residential area of Erkrath-Hochdahl on a cul-de-sac without through traffic. The immediate surroundings are characterized by well-kept residential development, plenty of greenery, and a pleasant neighborhood atmosphere. What we always particularly liked about the location is the combination of quiet, nature, and short distances.

For sports, dog walks, relaxation, and leisure, there is a park and a small forest right at the doorstep. Fields and the Hildener Forest are within walking distance.

For families, the location is particularly practical: right in front of the door there is a small children’s playground. A large playground, kindergartens, primary schools, and secondary schools are all within walking distance. Play and green areas are also in the immediate vicinity. This makes everyday life with children uncomplicated and reduces many trips.

Everyday local supply is also very convenient. Shops, doctors, restaurants, cafés, and other daily needs are reachable on foot in about 10 minutes.

For commuters, the location is equally attractive. The A46 highway can be reached in about 3 minutes, offering quick access towards Düsseldorf, Wuppertal, and the surrounding area. A bus stop is located right in the residential area. The Erkrath Millrath train station is reachable in a few minutes by bike or bus.

The apartment was comprehensively modernized and luxuriously equipped in 2018. The goal was an apartment that appears modern not only visually but also functions thoughtfully in everyday life. Many of the features are permanently installed and therefore do not need to be retrofitted after the purchase.

Overview of Features:

• Open Nobilia kitchen included in the purchase price (new price approx. €18,000 eight years ago)

• High-quality oak-look flooring throughout the apartment

• Entire electrical system renewed

• Residual-current devices and surge protection

• All radiators renewed

• Interior doors renewed

• Window sills renewed

• Towel radiators in both bathrooms

• Network cabling in all rooms except bathrooms

• Approximately 40 ceiling spotlights, most with (automatically) adjustable light color

• KNX Smart Home bus system for lighting, heating, power outlets, bathroom fan, awning, Velux blind, weather station

• Home Assistant system optionally transferable

• Balcony power plant with an annual yield of approx. 900 kWh

Technology and Electrical:

The entire electrical system has been renewed. The equipment includes residual-current devices, surge protection, network cabling, and a permanently installed KNX Smart Home system. The KNX system controls the lighting, heating, awning, roof window blind, and selected power outlets. Presence detectors are installed in the hallway, kitchen/living area, and bathrooms, so that the lights turn on and off automatically. At night, a sleep mode ensures that the light in the bathrooms is only minimally (5%) activated. KNX functions independently, very reliably, and does not depend on Home Assistant or any other central control system.

The additionally available Home Assistant system can be adopted if desired and complements useful comfort functions developed after several years of optimization. These include, for example, presence-dependent heating control as well as routines when leaving the apartment, such as switching off lights and the television or retracting the awning.

Lighting and Sense of Space:

Approximately 40 ceiling spotlights have been installed throughout the apartment, most with adjustable light color. This allows for the creation of different lighting moods depending on the time of day and use, from bright work lighting to warm evening light.

Heating and Hot Water:

Heating is provided by district heating, and the hot water supply is centralized. All radiators were renewed (Viessmann). Both bathrooms are equipped with towel radiators. Consumption is monitored via water meters and an apartment heat quantity meter for heating.

Outdoor Areas:

The south loggia features new flooring, an electric awning from 2019, integrated LED lighting, and automatic shading. The awning reduces the warming up of the apartment in summer and makes the loggia very pleasant to use in the evenings. In addition, there is a small west balcony, also with new flooring.

Bedrooms and Storage:

The bedroom features a large built-in wardrobe integrated into the sloping ceiling. The large roof window is equipped with an electric exterior blind and automatic shading. In addition, there is a storage room in the basement, storage in the attic, and spacious drying rooms in the basement.

Bathrooms:

The main bathroom offers a bathtub, bidet, and a custom-made bathroom cabinet with an integrated built-in washing machine, which is included in the purchase price. The second bathroom features a shower. Both bathrooms are equipped with towel radiators. Additionally, there is room in the apartment for a washing machine and dryer.

Energy and Mobility:

The balcony power plant achieves an annual yield of approx. 900 kWh. Optionally, an underground parking space with a wallbox can be purchased. This parking space is accessible dry through the building, is oversized, and is connected via the apartment’s electricity meter.

The apartment is sold privately and commission-free. Please, no broker inquiries!

We are selling the apartment as private individuals. It is important to us that interested parties receive a realistic and complete picture: the apartment has not been spruced up solely for sale, but was modernized and lived in by us.

The high-quality open Nobilia kitchen is already included in the purchase price of the apartment. A Quooker Combi + Cube can optionally be purchased additionally. The Quooker supplies hot and boiling water as well as cold filtered still and sparkling water.

Optionally, two underground parking spaces can be purchased separately:

• Underground parking space with wallbox, oversized and with direct dry access through the building: €20,000 fixed price

• Second underground parking space in the neighboring garage: €18,000 fixed price

The monthly service charge is €460, including a reserve portion of €125.

Plans within the condominium association are underway to install new triple-glazed windows. According to the current status, relevant reserves already exist. In addition, based on the existing renovation plan, this measure could probably be subsidized by the state. The reserve share attributable to the apartment is already around €11,000. Further documents on this topic can be provided upon serious inquiry.

The building does not have an elevator.

The apartment is available on short notice after our move, subject to agreement.

For serious inquiries, additional documents can be provided after initial contact.

Viewings are possible by appointment. Please send a brief message with your contact details and a note as to whether a financing discussion has already taken place if you are interested.