Flat for sale 2 bedroom • 46 m² without real estateGebelsbergstraße 68a Stuttgart Süd Baden-Württemberg 70199

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In the course of restructuring my retirement provision following my marriage and relocation from Stuttgart, I am parting with this charming little rented condominium. It does require some renovations. It is a basement-level apartment in a renovated turn-of-the-century old building (built in 1898) located on a quiet slope a few streets below the Blauer Weg in Stuttgart-Heslach. Owing to the hillside location, it is bright and cheerful despite being in a lower ground level. The building is set back a bit from the street behind a front building that was only constructed a few years ago.

The location is truly lovely. The surrounding area is pleasantly varied with plenty of green, both around the house and on the adjoining properties. As you head uphill toward the Blauer Weg, it becomes greener and the houses turn more imposing while the adjacent plots become larger. Those who enjoy walks away from the hustle and bustle of the city are in the right place in that direction. Downhill you quickly reach the Heslacher Bihlplatz with most of what one might need, and a tram connection for everything that is missing there. In 12 minutes by tram you can reach the main station, and in the opposite direction you are at Vaihingen station in 11 minutes. Marienplatz – the place in Stuttgart that most attracts younger people – is only two stops away or a 15-minute walk.

For car owners: There is no garage at the house. The parking situation on the street, compared from a non-car owner’s perspective recalling the parking conditions in the Heusteigviertel, is quite acceptable by Stuttgart standards. But you decide for yourself if that is relevant for you.

Features: 2 rooms with parquet flooring, a kitchen with a built-in kitchen that is only a few years old, an older shower room/WC with a window, a small entrance area with access to all rooms in the apartment, and heating provided by a total of three gas convection heaters (in both living rooms and the kitchen). Hot water is provided by an instant water heater. Two basement rooms are included – one of them directly adjacent to the apartment and therefore perfect for storing anything you want to have quickly at hand without blocking living space. Although there is no balcony, the building does have a small garden. Up until now, it has not been usable as the area around the house had been neglected for years. That, however, should be changeable.

Since I have owned it, the apartment has always been easy to rent out. The current tenant has lived there since April 1, 2021, and would be happy to continue the tenancy. The cold rent has been €600 plus €120 advance payment for additional costs since April 1, 2025.

My asking price: €209,000. Included in the sale and price are the few-years-old built-in kitchen as well as a share of €6,234.81 in the maintenance reserve of the apartment (as of December 31, 2024; reserve for the entire 9-unit building: €59,950.11). The last renovation work on the building (roof/facade/balconies) took place about 13/14 years ago. Currently, no major work is planned.

The condominium community has grown closer and works well together, particularly following the necessity two years ago to part ways with the previous property management. The subsequently newly appointed property management has proven to be approachable, dedicated, and competent and managed to eliminate a large part of the previous neglect in the common property within a year. The garden should also be a subject of discussion.

In the individually owned portion, there is undeniably a need for renovation – this has been taken into account in the pricing. This applies especially to the bathroom: It serves its purpose, but has been that way since roughly the 1970s. An update would certainly enhance the value of the apartment. The same applies to the gas convection heaters: They work perfectly, but are considered rather outdated. A gas central heating system as a replacement would now be money thrown away. However, it would be possible – following the (required) approval of the condominium community – to supplement the individual heaters with a medium-four-figure cost air-to-air heat pump (multisplit air conditioning with two indoor units) and then use gas only when needed on very cold winter days. Gas convection heaters also function in the event of a power outage, which argues for keeping them as an emergency reserve.

We ourselves are currently switching our house over to air-to-air heat pumps. Please feel free to ask me about it if you are interested.

With this apartment you are not securing your “dream nest” from the start, but you do have promising options for design both within the apartment and in the condominium community, along with a quiet and green setting that is still very close to the center of the Heslach district and well connected to Stuttgart’s inner city by public transport. And: The building—like so many Gründerzeit houses—is simply beautiful.

The monthly service charge is €190 and includes, in addition to a maintenance reserve of €26, the usual range of services from administrator fees, water, and garbage collection to insurance and a cleaning service for the house. There is no need to perform cleaning duties yourself. The heating costs are not included in the service charge; these are billed directly to the tenant by the supplier.

The sale is commission-free from the owner. Real estate agent inquiries will not be answered – I ask for your understanding.

Can Heslach still be considered a hidden gem, or have the sparrows long been chirping it from the rooftops? Heslach was once known as a working-class area, the “red Heslach.” Since the turn of the millennium, thanks to its proximity to the center and comparatively affordable rents/purchase prices, it has become a desirable residential area. The mix of residents that has evolved makes the district more stimulating than some of Stuttgart’s trendy gentrified biotopes. We never lived in Heslach ourselves, but whenever we have business there, we can feel that the “vibes” are different from where we lived before we moved out of Stuttgart. People with more ideas than money are perhaps drawn to Heslach more frequently than to our old neighborhood, which gives the district a special charm.

In this section of Gebelsbergstraße, you are roughly at the border between the “old” Heslach with its characteristic mix of residents and the affluent inhabitants who, since the Gründerzeit, have gradually settled on the slopes above Hasenberg. Thanks to the lower standard land values, you can purchase here significantly more affordably than just two streets further uphill, while also being a bit removed from the bustle and traffic below, where the tram runs.

I look forward to your contact via the contact form, am happy to provide any further information about the property, and will of course arrange a viewing appointment.