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

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

+++ TECHNICALLY MODERNIZED / READY TO MOVE IN AS IS +++

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 offers a proven concept: The apartment was rented furnished for years to working professionals as a shared flat – a reliable and broad target group with a concept already well tested.

+++ PURCHASE PRICE: €149,999 (+ €10,000 INVENTORY TRANSFER FEE) +++

• Separate certificate SAVING ON REAL ESTATE TRANSFER TAX

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

• Washing machine, fridge/freezer combination, oven/stove, microwave, 2 Samsung smart TVs, 2 large PAX wardrobes, many tables (indoors, balconies) with chairs, new bathroom mirrored cabinet

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

• The apartment has been freshly painted in white.

• All of the interior electrical wiring has been professionally modernized and expanded with numerous additional 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 provides comfortable and absolutely barrier-free access directly in front of your apartment door on the 1st floor and to the 2 basement storage rooms.

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

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

• This hallway offers extraordinary space for coats, shoes, and additional storage.

• Both rooms have their own access to the two large west-facing balconies with an unobstructed view 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 Building Energy Act (GEG), here you have a significantly better starting situation. A costly major component of the building was completely modernized in 2019: 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 technically at top level.

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

• The homeowners’ association operates economically independently like a healthy company and generates over €37,000 in fixed external income per year from renting out common property (including the municipality’s kindergarten rent for Waldbronn as well as indexed mobile rent from Vodafone and O2).

• These income streams support liquidity and relieve you with operating costs.

• The building’s exterior is being upgraded—in accordance with legally binding resolutions (ETV 2021)—by replacing the remaining windows and refreshing the balcony railings to a new standard. These major projects will presumably be paid from the well-funded maintenance reserve (as of 31.12.2024: €491,000.38).

• The buyer benefits from a future increase in value.

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

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

• The apartment is currently vacant and ready to move in ("not rented").

• No lengthy tenant termination for owner-occupancy, no vacancy.

• As an owner-user, you can move in tomorrow – as an investor you can 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-oriented living environment on the slope of the Albtal combines with the advantages of perfectly developed infrastructure. Everyday amenities, supermarkets, doctors and pharmacies are plentiful and within easy reach. It isn’t an anonymous, noisy inner-city spot but a prime location for tenants and buyers seeking quality of life and relaxation.

+++ THE EXCLUSIVE CLIMATE BONUS +++

A noticeable feel-good factor is the special microclimate at the edge of the Northern Black Forest. While Karlsruhe’s city center heats up massively in summer and the air becomes stagnant, you benefit from fresh air and pleasantly cooler, relaxing summer nights on this hillside. The unobstructed green view from both balconies emphasizes this constant holiday atmosphere right after work.

+++ WELLNESS AS YOUR DIRECT NEIGHBOR +++

It doesn’t get any better than living in Waldbronn: you are just about 400 meters on foot from the entrance of the well-known Albtherme Waldbronn. The thermal bath, spa park, green walking paths, and recreational areas are literally right at your doorstep – an invaluable magnet for both tenants and owner-users.

+++ THE MEDICAL TENANT PIPELINE +++

For capital investors, the location offers a built-in guarantee for creditworthy tenants: The large SRH Health Center / Rehabilitation Clinic is located in the immediate vicinity (only 450 m away). Doctors, nurses and medical staff are constantly seeking ready-to-move-in housing in this zone and greatly appreciate the barrier-free elevator comfort after exhausting shifts.

+++ LOGISTICS & CONNECTION 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 SRH Health Center Waldbronn

• 800 m to the cozy town hall market in 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 without transfers directly into Karlsruhe’s city center and to the main station)

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

• approx. 13 km to the center of Karlsruhe

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

The micro-location scores not only with leisure and transport but with absolute everyday practicality. Within a few hundred meters you will find complete provision:

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

• EDUCATION & FAMILY: Kindergarten and elementary school are in the immediate vicinity or within the town. Secondary schools (general, intermediate, grammar, comprehensive) are perfectly connected via local public transport.

• URBAN HUB: The nearby town hall market in Waldbronn forms the charming center for errands, cafés, and quick shopping trips.

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

After implementing the measures, you acquire one of the best renovated 1970s properties in the region! The walls were cast as thick reinforced concrete partitions (the highest standard of then senior residences). This ensures absolute, unusual quiet in the building – you simply do not hear the neighbors! Perfect protection against noise complaints in shared flats 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.

• Upgraded electrical system: The apartment’s wiring has been modernized and extended. There are significantly more sockets available, and the TV connections have been prepared directly for a clean wall installation.

• The modernized fuse box is transparently documented.

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

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

• Two outdoor seating areas: Two separate west-facing balconies, each directly accessible from the two main rooms, with an unobstructed, calming view of the green landscaping. Guaranteed for both midday and evening sun.

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

The homeowners' association operates extremely proactively and continuously invests in maintaining the value of the entire property. For you as a buyer this means: The expensive major projects on the common property have already been professionally implemented, fully paid for, and completed:

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

• 2018: Roof modernization

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

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

• 2022: Installation of a new, modern front door for a contemporary appearance and security

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

• Most recently: The homeowners’ association is handling official regulatory requirements in a highly professional manner: The planned fire protection upgrade and the fire brigade access have already been officially assigned, fully financed, and are actively being processed.

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

+++ MAXIMUM LOGISTICS & STORAGE SPACE +++

A huge advantage over standard apartments: According to the land register, the apartment comes with two separate, lockable basement rooms. As these are former service rooms of the residence, you benefit from exceptionally large usable spaces. In the case of a shared flat or furnished rental, this is the perfect, physically separated storage space for owner and tenant.

+++ MANAGEMENT: LONGSTANDING CONTINUITY WITHOUT SPECIAL ASSESSMENTS +++

An invaluable plus: The property has been managed by the same property management company for many years in a highly professional, forward-looking, and reliable manner. The result of their excellent work speaks for itself: The building is in such good structural and technical condition that many major works have been carried out WITHOUT any special assessments. Since the reserve fund is excellently filled, the upcoming final project – the approved window replacement – will most likely also be paid from the reserve. Here you are buying continuity and predictability!

+++ FINANCIAL FORTRESS: OWN INCOME & HIDDEN COMMUNITY TREASURES +++

• This homeowners’ association operates like a successful company and generates over €37,000 in fixed external income per year from renting out common property: Kindergarten rent (Municipality of Waldbronn): €18,960, mobile rent (O2/Telefónica): €6,316, revenues from guest/basement rooms: €4,764, and the association caretaker’s apartment: €7,080. These inflows support liquidity and relieve the owners.

+++ THE HIDDEN COMMUNITY TREASURE +++

Hidden association treasure: For the huge communal areas (former large kitchen), back in 2019 there was an estimated sales value of approximately €374,000. Due to the appreciation in recent years, this area now holds far greater economic potential. In the future, these areas can generate high rental income or be profitably utilized with the appropriate resolution – a true asset value!

+++ HIGH RESERVE FUND +++

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

• This apartment includes a proportional savings balance of over €15,000, which transfers directly to you upon purchase. Approximately €50,000 is regularly contributed annually.

+++ VALUE LEVER – BUILDING ENVELOPE: WINDOWS & BALCONY RAILINGS IN THE FOCUS +++

• 2021 Resolution: New plastic windows, refresh of balcony railings

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

• Important: The concrete implementation and financing of future measures depends on resolutions, offers, and execution. That is why the high reserve in a large existing building is a real advantage.

+++ HOUSE CHARGE CLARITY & CONSUMPTION ADVANTAGE +++

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

• There is a prospective reduction following the renovation of windows/balconies.

• In the case of normal owner-occupancy or classic renting, this consumption-dependent portion usually decreases significantly. You are buying a excellently capitalized property without overdue maintenance issues regarding major works.

+++ THAT IS WHY THE RESERVE IS SO MASSIVE +++

The reserve remains as high as nearly €500k to act as an interest-free shield against future increases in craftsmen’s prices. Together with the annual external income of €37,500 (Kindergarten/Mobile), this iron-clad savings rate ensures that the upcoming final project – the approved window replacement – will be completely paid out of the operational funds.

+++ FINANCING TURBO & 0% COMMISSION +++

• In the data room, you will find the ETV protocols from 2015 onward, statements, etc.

• Since the sale is conducted without a broker, you save the entire broker’s fee (approx. €6,000 direct savings on ancillary purchase costs).