Flat for sale 3+1 • 56 m² without real estateNürnberg Galgenhof Bayern 90459

Provision-free capital investment in Nuremberg: a fully newly finished, fully furnished attic apartment in Südstadt, designed as a three-person shared apartment. It offers 55.80 m² of living space, is a first occupancy after expansion built to new construction standards, falls under energy efficiency class D, and is heated by district heating (2026).

The apartment is the largest unit in the building and appeals to the most sought-after living arrangement in Südstadt—a furnished shared apartment for students, young professionals, and commuters. It is currently empty and available for immediate occupancy.

Overview of the figures:

• Purchase price of the apartment: €296,000

• Furniture including fitted kitchen: €12,000 (listed separately)

• Total investment: €308,000

• Target rent: €1,540/month cold (i.e., €18,480/year), approximately €510 per furnished room

• Gross rental yield: 6.0% on the total investment

• Property transfer tax in Bavaria: 3.5% (no property transfer tax applies to the furniture portion)

First tenancy guarantee: Since the apartment is currently empty, the seller takes on the initial leasing and guarantees the target rent of €1,540/month. This ensures that the buyer starts receiving a positive cash flow without any rental risk upon handover.

Located in the popular Nuremberg Südstadt in the Galgenhof district, the property is situated in a well-established, densely serviced inner-city neighborhood with quick access to the main train station and the old town. A dense public transportation network as well as shopping, dining, and local services are all within walking distance.

The location supports the shared living concept: stable tenant demand due to its proximity to universities, employers, and the train station, ensuring short commutes for students, young professionals, and commuters. It is a location with reliable rentability and solid potential for value appreciation.

High-quality refurbishment in new construction style with first occupancy. It features energy efficiency class B, an insulated facade, a nearly new roof, and district heating.

Completely furnished and ready to move in: All furniture including the fitted kitchen, valued at approximately €12,000, is included and is separately itemized in the sales contract. This offers two advantages for the buyer: the furniture portion is exempt from property transfer tax, and these movable assets can be depreciated for tax purposes more rapidly than the building.

The shared apartment furnishing is designed for immediate rental: three fully equipped rooms plus a communal kitchen.

Commission-free: The sale is directly from the owner, so no broker’s fee applies.

Ongoing service charge: €254.33/month, of which approximately €65.26/month is non-allocable. Reserve: €45.25/month.

Tax aspects: A report on 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 individual circumstances of the buyer and should be coordinated with one’s own tax advisor.

Mandatory energy certificate details:

• Type of certificate: Energy demand certificate

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

• Primary energy source: District heating (2026)

• Year of construction according to the certificate: 1966

• Energy efficiency class: D