Flat for sale 2 bedroom • 35 m² without real estateNürnberg Galgenhof Bayern 90459

Commission-free investment in Nuremberg: A completely newly finished, fully furnished attic apartment in the Südstadt, designed as a 2-person shared apartment. It offers 35.00 m² of living space, first occupancy after refurbishment to new building standard, energy efficiency class D, and is heated via district heating (from 2026).

The apartment is the largest unit in the building and is aimed at the most in-demand housing form in the Südstadt: a furnished shared apartment for students, young professionals, and commuters. It is currently empty and ready for immediate occupancy.

Key figures at a glance:

• Purchase price of the apartment: €188,000

• Furniture including fitted kitchen: €7,000 (listed separately)

• Total investment: €195,000

• Target rent: €1,000/month cold (i.e., €12,000/year), approximately €500 per furnished room

• Gross rental yield: 6.2% on the total investment

• Bavarian property transfer tax: 3.5% (no transfer tax applies to the furniture portion)

First Rental Guarantee: Since the apartment is currently empty, the seller will handle the initial rental and guarantee a rent of €1,000/month. This allows the buyer to start generating cash flow from handover without any rental risk.

Located in popular Südstadt in the Galgenhof district of Nuremberg, this property is situated in a well-established, densely serviced inner-city neighborhood with excellent access to the main train station and the Old Town. A dense public transportation network, shopping facilities, dining options, and local services are all within walking distance.

The location reinforces the shared apartment concept: stable rental demand due to its proximity to universities, employers, and the train station, along with short commutes for students, young professionals, and commuters. It’s a location with reliable rental prospects and solid value development.

High-quality refurbishment has been completed to new building standards with first occupancy. The apartment features energy efficiency class B, an insulated facade, a like-new roof, and district heating.

Completely furnished and move-in ready, the entire furniture—including the fitted kitchen valued at approximately €7,000—is included and listed separately in the purchase contract. For the buyer, this offers two advantages: no property transfer tax is due on the furniture portion, and the movable assets can be depreciated faster from a tax perspective than the building.

The shared apartment furnishings are designed for immediate rental: two fully equipped rooms plus a communal kitchen.

Commission-free: The sale is made directly by the owner, with no broker’s fee.

Ongoing homeowner’s fee: €177.62/month, of which approximately €58.46/month is non-recoverable. Reserve fund contribution: €27.50/month.

Tax Aspects: An appraisal regarding the remaining useful life of the property is available, which may allow for increased building depreciation of up to 4.5% per annum. Depending on the allocation of the purchase price, parts of the expenses may be claimed for tax purposes. The specific tax treatment depends on the buyer’s individual circumstances and should be coordinated with their tax advisor.

Mandatory Information – Energy Certificate:

• Type of certificate: Energy demand certificate

• Final energy demand/consumption: 124.6 kWh/(m²·a)

• Main energy source: District heating (from 2026)

• Year of construction according to the certificate: 1966

• Energy efficiency class: D