Flat for sale 1 bedroom • 40 m² without real estateWirthstraße 25 Nürnberg Galgenhof Bayern 90459

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Top refurbished 1-room apartment with an open-plan kitchen – bright and friendly, waiting for a new owner!

Perfect for owner-occupiers and investors. Very low tax burden due to high depreciation allowances (see below)!!! Living area approx. 39 m².

Purchase price: EUR 215,000

Purchase Price Breakdown:

- EUR 45,000 – Land component

- EUR 160,000 – Living unit

- EUR 4,000 – Kitchen + dining table with chairs

- EUR 6,000 – Gas boiler

The apartment has an area of approx. 40 m² and is located on the 4th floor of a building constructed in 1952. There is no elevator. It features a large kitchen that comfortably accommodates a table for four people. This leaves plenty of space in the living room for the living area. All rooms and the bathroom have large windows. Everything is very bright. The condition of the apartment is truly excellent. Owner-occupiers can move in immediately. Investors, please review the financial details below – they are also excellent!

The apartment is vacant and available immediately. A cellar storage room is also included with the apartment.

The apartment is not subject to rent control (Mietpreisbremse) because it was completely renovated in 2016. During the renovation, the electrical wiring throughout the apartment was completely redone. All electrical cables were laid in-wall, a new distribution board was installed, and corresponding cable outlets in the ceilings and walls were added where necessary. Recessed ceiling lights were installed in the hallway. The bathroom was completely re-tiled, new sanitary fixtures were installed, and a custom-made shower cabin was fitted. Moreover, by moving a wall, space was created in the bathroom for a washing machine. All floors, door frames, and doors were newly installed, and the apartment’s entrance door was replaced.

Heating and hot water are provided by a gas-fired individual heating system. In 2022, a new gas boiler with remote control was installed. It is a so-called “Heizung Komfort” system. This costs EUR 90.98 per month. Included in this sum is a flat rate of EUR 19 per month for maintenance, which is reallocated to the tenant as part of the operating costs. The last maintenance of the gas boiler was carried out in June 2026.

Local Area and Macro Location

The well-maintained multi-family house is centrally located yet quiet at Wirthstraße 25 (a side street) in the Lichtenhof district and comprises 14 apartments. In the side street, there are resident parking spaces as well as free parking spaces. This makes the situation relaxed all day long. Since there are no buildings directly in front of the property, the apartment benefits from very bright natural light. All windows face west.

Location

The property offers first-class infrastructure:

+ Nürnberg main station within walking distance, 550 meters/6 minutes

+ Tram stop is just around the corner, 140 meters/2 minutes (Hummelsteiner Weg stop)

+ Subway within walking distance, 500 meters/6 minutes (U-Bahn station Aufseßplatz)

Universities and Higher Education

+ Georg Simon Ohm University of Applied Sciences – 1,600 meters/20 minutes

+ Many other universities, for example, FAU’s Faculty of Business and Social Sciences, are reachable on foot or after three subway stops

Nearby Green Areas

+ Humoldtplatz, 230 meters/3 minutes

+ Annapark, 650 meters/8 minutes

+ Südstadtpark, 650 meters/8 minutes

The newly designed Südstadt swimming pool is also in the neighborhood and can be reached on foot quickly, 650 meters.

At the "Aufseßplatz" junction there are many shops, market stalls, and restaurants. At the corner of Wölkernstraße/Pillenreuther Straße a new shopping center with grocery stores, a drugstore, and doctors has been built. Additionally, the former “Horten” is soon to be rebuilt.

Lifestyle

+ Numerous choices of restaurants, cafés, and bars

Arts and Culture

+ Filmkunsttheater Casablanca

+ Südstadtforum of the Nürnberg Education Center

Financial Aspects for Investors

Depreciation (AfA):

- Land component: 0%

- Living unit: 2.5% p.a. = EUR 4,000 p.a. (according to the appraisal for the shortened remaining useful life, not yet confirmed by the tax office)

- Kitchen + Gas boiler: 10% p.a. = EUR 1,000 p.a.

- Monthly rate for the “Heizung Komfort” gas boiler: EUR 71.98 x 12 = EUR 863.76 p.a.

- Non-recoverable operating costs: approx. EUR 400 p.a.

=> The annual depreciation potential is therefore around EUR 6,300

The expected rent is approx. EUR 700 per month plus additional operating costs.

The last rent was EUR 590 per month (lease ended 03/2026). The previous advance payment for operating costs was approx. EUR 70 per month.

Monthly Operating Costs:

- Service charges: EUR 100.70 monthly, of which approx. EUR 57 are reassignable to the tenant

- Flat-rate maintenance for the gas boiler: EUR 228 p.a. (reassignable to the tenant)

- Reserve contribution: EUR 59.15 per month (non-recoverable)

The reserve share for the apartment amounts to EUR 1,642.80 as of 30.04.2025.

The property tax levied by the city of Nürnberg for the apartment amounts to EUR 114.16 p.a. (also reassignable to the tenant)

The homeowners’ community gets along very well overall. There is no conflict. Many of the owners live in the apartments themselves. The building has a total of 14 residential units. There is no maintenance backlog or similar issues. No major investments are pending. Special contributions are not planned (see minutes of the homeowners’ meetings).

The apartment is professionally managed. The relevant documents such as the declaration of division, budget plan, service charge statements, minutes of recent homeowners’ meetings, and the energy certificate can be provided upon serious inquiry.

The sale is conducted without an agency.