Flat for sale 2+kk • 56 m² without real estateStuttgart Ost Baden-Württemberg 70184

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In a sought-after and value-stable location in the state capital, this solid condominium is offered for sale free of commission. The property is situated in a well-maintained multi-family house that impresses with its historic substance and status as a listed cultural monument. For the investor, this not only means acquiring an asset that retains its value, but above all gaining access to exclusive tax incentives that can sustainably optimize the after-tax yield.

The 2.5-room apartment, located on the raised ground floor, impresses with an efficient layout over approximately 55.7 m². The rooms are presented in a well-kept condition; bright living areas with laminate flooring meet functionally tiled areas in the kitchen and bathroom. The daylighted bathroom features a bathtub. A key advantage for the management is that the fitted kitchen, which is already included in the purchase price, is explicitly not rented out but only made available for use, thereby minimizing maintenance risks for the owner.

The technical equipment is up-to-date with modern, insulated uPVC windows and an autonomous gas-fired individual unit heating system (direct gas supply without prepayment). By using their own heating behavior, the tenant controls their costs independently. A separate basement storage compartment completes the space offering. Due to the monument protection status, there is no obligation to present an energy certificate, which further simplifies the management of the property.

In addition to the regular building depreciation (AfA) of 2.5% for objects built before 1925, the monument status according to § 7i of the German Income Tax Act (EStG) offers significant depreciation options for future renovations. In addition, the property benefits from a reduction in the tax base by 10% under the new Baden-Württemberg state property tax law.

Why this investment is worthwhile for you: While in Stuttgart’s center expensive purchase price factors of 26 to 30 are the norm (which means meager yields of under 3.5%), here you acquire a property with an above-average gross rental yield of 4.39% and a purchase price factor of only 22.8. All value-reducing factors (such as the moderately renovated condition and the individual gas heating) have already been fully and generously reflected in this low factor. You are buying genuine substance with a buffer for the future.

Solid reserve formation: The homeowners’ association is managed in a forward-looking and sound manner. The allocated reserve for this apartment stands at an attractive €3,312.84 as of 31.12.2025, which, in relation to the purchase price, represents an excellent financial safety cushion. With a monthly service charge of only €204.00 (of which the non-recoverable costs amount to an extremely low €462.84 per year), the ongoing management remains maximally calculable for you as a landlord. You are taking over an economically healthy property with a real buffer for the future.

Future-proof technology & excellently maintained: The autonomous gas-fired individual heating system is professionally serviced every year and is in flawless, reliable operating condition. Since the tenant bills the heating costs directly with the energy supplier, you as the owner have no bureaucratic burden or financial prepayment risks whatsoever. In addition, through independent heating behavior, the tenant completely controls their own costs.

Schwarenbergstraße is one of the most sought-after and vibrant growth areas in the state capital. The micro-location of the apartment perfectly combines urban living with quiet retreats. A variety of everyday shopping opportunities, supermarkets, and a vibrant gastronomy scene are in the immediate, walkable vicinity.

The connection to public transport is excellent: The Stadtbahn stops “Bergfriedhof” (U4) and “Ostendplatz” (U4, U9) as well as important bus lines are reached within a few minutes on foot, taking you or your tenants directly to Stuttgart’s city center and main station in less than 10 minutes. High recreational value and quality of life are provided by the world-famous leisure areas right on the doorstep: the idyllic Uhlandshöhe as well as the expansive Villa Berg park are easily reachable on foot. This first-class combination of seamless infrastructure and excellent location quality guarantees a permanently stable, top rental demand and secures the long-term value development of this listed property.

The apartment impresses with a well-thought-out and highly rentable layout that optimally utilizes the space. The cozy loggia invites you to relax and significantly enhances the living comfort in an urban setting. In the living areas, timeless laminate flooring has been installed, while the kitchen and bathroom are functionally tiled. The daylighted bathroom is a real plus on the rental market and features an inviting bathtub. The fitted kitchen, which is already included in the purchase price, is in a well-kept, normal state of maintenance and perfectly completes the overall impression of this solid property.

Economic Key Data

- Private sale: Absolutely commission-free (approximately €7,850 saving on the purchase).

- Purchase price: €220,000.00.

- Current cold rent: €805.00 per month (€9,660.00 per annum / €14.50 per m²).

- Potential cold rent: €915.00 per month (€10,980.00 per annum / €16.50 per m²).

- Top yield: Strong current gross rental yield of 4.39% with a rapid increase to almost 5.0% potential yield.

- Ongoing service charge: €204.00 per month (of which non-recoverable costs are only €462.84 per year).

- Future-proof reserves: Annual contribution of €576.00; the allocated reserve already amounts to €3,312.84 (total HOA reserve: €34,508.74 as of 31.12.2025).

- Minimized landlord risk: The fitted kitchen is contractually only provided for use.

- Well-maintained technology: Autonomous gas boiler in flawless condition with uninterrupted annual maintenance intervals.

- GEG safeguard (monument bonus): Complete statutory exemption from the expensive energy renovation requirements of the Building Energy Act (GEG) as well as no requirement for an energy certificate.

- Tax turbo for high earners: Official monument status with exclusive special depreciation under § 7i EStG (100% write-off for renovations) as well as enhanced depreciation for old buildings at 2.5% per year to actively reduce your tax burden.