Flat for sale 2 bedroom • 66 m² without real estateWaldring 1a, , Baden-Württemberg

+++ 490 € SERVICE CHARGE? THE SECOND LOOK REALLY PAYS OFF +++

At first glance, 490 € in service charge stands out. On a second look, the picture changes completely and reveals a true asset advantage: Exactly 134.33 € of that amount flows every month directly into the reserve for repairs. At the end of 2025, the condominium owners’ association (WEG) had an extraordinarily high total reserve of around 511,094 € – and the building’s main trades have already been modernized extensively. The current operating budget officially confirms the 490 € per month – including this future-proof reserve allocation. In effect, you are not buying a property in need of modernization, but rather acquiring a share in a massive bank balance. For sale is an immediately available, renovated, and move-in-ready 2-room apartment with approximately 65.81 m² living space on the 1st floor in a quiet and sought-after residential estate in Waldbronn-Busenbach.

Fixed price property: 154,000 € (= approx. 2,340 €/m²)

Complete inventory: 5,000 €

Total price: 159,000 €

0% buyer’s commission – you buy directly from a private seller without broker fees.

Why this price?

A thorough market analysis of the condominiums offered in Waldbronn in August 2026 revealed current asking prices of about 2,600 € to 4,050 €/m². On average, the price per square meter in this region is around 3,279 €/m². When transferred to the 65.81 m² of this apartment, this would calculate to a regular market value of about 215,800 €. The sale is intentionally made significantly below the regional average at a fixed price as part of a strategic portfolio cleanup. There is no artificial high-price strategy and absolutely no nerve-wracking bidding war. Whoever commits first wins the deal.

+++ PROOF INSTEAD OF PROMISES: WHAT HAS ALREADY BEEN DONE +++

The capability and professionalism of a condominium community are reflected in its actions, not in declarations of intent. In recent years, the most important and expensive trades in the building have already been fully modernized and completely paid for from the existing reserves, without burdening the owners:

• 2017: The main passenger elevator was comprehensively modernized technically.

• 2018: The roof was completely and professionally modernized.

• 2019: Installation of a state-of-the-art, future-proof hybrid central heating system (air-water heat pump combined with gas condensing technology).

• 2020: All branch valves in the building were replaced.

• 2022: A new, representative front door was installed.

• 2026: Further important fire protection and firefighting measures are currently being actively implemented.

For many years, the entire residential complex has been continuously and reliably managed by the same established property management company. The already implemented hybrid heating system from 2019 clearly shows: important, forward-looking projects here are not only discussed by the owners, but actually carried out consistently. For you as a buyer this translates into: you are not buying a building with an empty cash register and unresolved heating issues. You are investing in a fundamentally sound, financially strong community that has already made significant investments and still has an exceptionally high financial buffer.

+++ TOP MICRO-LOCATION IN WALDBRONN-BUSENBACH +++

The value and sustainable rentability of a property are largely determined by its location. This condominium impresses with an absolutely privileged micro-location within Waldbronn-Busenbach. It is located completely quietly and idyllically in the greenery on the picturesque slope of the Alb valley. The special thing: despite this nature-oriented, relaxing location, the apartment is unusually close to all everyday amenities, medical care, leisure facilities, and public transport connections. There is hardly a more comfortable or crisis-proof way to live or rent.

+++ WELLNESS RIGHT AT YOUR DOORSTEP +++

Pure quality of life: Only about a 400-meter walk from your front door is the widely renowned and popular Albtherme Waldbronn. With its first-class thermal baths, spacious sauna area, beautifully landscaped spa park, kilometer-long walking paths, and extensive recreation areas, it offers an unparalleled wellness and leisure experience right in your neighborhood.

+++ SRH HEALTH CENTER: A MAGNET FOR INVESTORS +++

The renowned SRH Health Center and the adjacent large rehabilitation clinic are located only about 450 meters away. For investors, this extreme proximity is an absolute guarantee of success. It sustainably broadens and secures your potential tenant base to include a highly solvent and crisis-proof target group: employees, doctors, therapists, and specialist staff from medicine, nursing, and healthcare, all of whom are actively looking for walkable accommodation near the clinic.

+++ INFRASTRUCTURE & PERFECT CONNECTION AT A GLANCE +++

The logistical distances underline the outstanding quality of this location:

• approx. 280 m: Bus stop “Busenbach, Albtherme” – mobility right around the corner.

• approx. 400 m: Albtherme Waldbronn and the spa park for daily local recreation.

• approx. 450 m: SRH Health Center / Rehab Clinic as a strong economic factor.

• approx. 800 m: Waldbronn town hall square with weekly market and administrative offices.

• approx. 850 m: ALDI SÜD and REWE for convenient weekly shopping.

• approx. 1.1 km: Large EDEKA Völkle with a fresh food counter.

• approx. 1.7 km: S-Bahn stations Reichenbach and Busenbach. Direct lines S1, S11, and S12 run at close intervals directly into the multi-faceted city of Karlsruhe.

• approx. 3.5 km: Autobahn A8, Karlsbad junction – quick routes in all directions.

• approx. 13 km: Karlsruhe city center – metropolitan flair and workplaces within direct reach.

Pharmacies, general practitioners, specialists, kindergartens, the local primary school, and numerous other daily service providers are located in the immediate vicinity of the apartment. For owner-occupiers, this excellent location means short distances, absolute peace, a secure environment, and maximum local recreation. For investors, at the same time, it creates a stable, crisis-proof, and broad tenant spectrum of well-earning regional employees, medical professionals, and commuters to nearby Karlsruhe. Rentability here is permanently guaranteed.

+++ 2 LARGE ROOMS – 2 BALCONIES – OPTION FOR AN OPEN KITCHEN +++

The layout of this apartment offers a rare and highly flexible spatial configuration. The two main rooms are almost equally sized at approx. 18.5 m² and 19.3 m² and are perfectly proportioned. Both rooms can be reached separately from the inviting hallway, which is about 1.30 m wide. The absolute highlight: each of the two rooms has its own separate west-facing balcony with an unobstructed, calming view directly into the greenery. This layout works excellently for a variety of lifestyles: it is perfect for owner-occupiers, couples needing a home office space, multi-generational or senior living, traditional long-term rentals, or even as a high-yield shared apartment (WG).

An additional valuable potential for modernizers: The partition wall between the kitchen and the adjacent left room is of lightweight construction (just knock on it and listen) and is therefore not a load-bearing reinforced concrete wall. After a professional assessment by an architect or structural engineer and any necessary coordination, this wall could be entirely removed to open up the kitchen. In this way, with just a few steps, a spacious, light-flooded living and dining area with a modern, open-plan kitchen and direct balcony access can be realized, massively increasing the property's value.

+++ MODERNIZED & READY TO USE +++

The apartment is in a well-maintained, renovated condition and can be occupied immediately without any pending renovation work or be re-let immediately:

• Freshly painted in white – bright, clean, and move-in ready.

• The electrical system within the apartment has been modernized and professionally extended.

• Switch system of the quality brand JUNG AS 500 installed.

• Modernized, secure fuse box with an RCD safety switch.

• Modernized bathroom equipped with a shower and a modern Geberit WC.

• Fully functional fitted kitchen (washing machine) including all necessary electrical appliances.

• Large passenger elevator for comfortable access without heavy lifting.

• Two separate, dry basement storage units offer exceptionally ample storage space.

• Two sunny west-facing balconies for relaxed evenings in the greenery.

MASSIVE SUBSTANCE AS A NATURAL CLIMATE STORAGE

The building was originally conceived as a high-quality senior residence. This results in invaluable structural advantages to this day: an extremely robust construction with approx. 20 cm thick concrete exterior walls, generous circulation areas, wide corridors, barrier-free access, and a durable building structure. From a building physics perspective, the massive concrete core provides enormous thermal mass. In everyday life, it functions as a latent energy storage: in summer, the thick walls absorb the daytime heat and keep the living spaces pleasantly cool, while in winter they store and evenly release the warmth from the hybrid heating system.

+++ COMPLETE INVENTORY INCLUDED FOR ONLY 5,000 € +++

The total price of 159,000 € already includes the complete, high-quality inventory valued at 5,000 €. Included in the sale are, among other things, the fitted kitchen, washing machine, refrigerator/freezer combination, stove with hob, microwave, two modern Samsung Smart TVs, two large PAX wardrobes, as well as tables and chairs. For investors, this offers a huge tax advantage: since the inventory is listed separately in the purchase contract, you save real money on the property transfer tax!

+++ CONDOMINIUM FINANCES: THE SECRET OF THE TECHNICIANS & SERVICE CHARGE +++

Every month, 134.33 € of the service charge goes directly into the repair reserve. The remaining costs include heating/hot water. Owing to the previous use as an all-inclusive shared apartment for technicians and transient professionals, this portion was historically very high (in 2025: around 1,960 €). With an all-inclusive rent there is no incentive to save. With normal owner-occupancy or conventional renting, this consumption is known to significantly decrease.

+++ 2026: APPROXIMATELY 183,400 € IN MEASURES – A LARGE BUFFER REMAINS +++

According to the current resolution, the following items are scheduled: fire brigade access (~44k €), installation of platforms (~up to 120k €), fire doors (~15k €), and tree removal (~4k €) – totaling roughly 183,399 €. Even if the full amount is exhausted, from approximately 511,094 € in reserves there would still be around a 327,700 € buffer remaining on the account! With 58 apartments according to the energy certificate, this corresponds to an average remaining buffer of approx. 5,650 € per unit. This demonstrates the community's enormous financial strength with manageable window areas—a reserve contribution of 50,000 € annually.

+++ WHY NO EXPENSIVE FACADE RENOVATION IS THREATENED +++

When it comes to buildings from the 70s, buyers often fear million-euro facade insulation schemes. Here, such concerns are unfounded:

1. Heating finished: The condominium association completed the largest trade work already in 2019 (hybrid central heating from a heat pump + gas condensing). The energy certificate confirms this.

2. Legislation relaxed: The new building modernization law (in force since 29 July 2026) has abolished the rigid 65% requirement. It now mandates technology openness and cost-effectiveness. With low basic heating costs, a facade investment is economically hard to justify.

3. Focus on windows: In autumn 2026, windows/balcony railings will be addressed. Once these are optimized, the building envelope is energetically complete. The concrete wall remains as a low-maintenance core.

+++ AUTUMN 2026: THE GENERAL MEETING AS AN OPPORTUNITY +++

The extraordinary general meeting in autumn 2026 will also discuss the sale of communal property (guest apartments, caretaker’s apartment – with a historical value of approx. 374,000 € at the time). For investors, three top scenarios arise:

• Scenario 1 (Value Increase): A renovation is approved and, thanks to the ~327,700 € buffer, is paid without a special levy. The apartment value increases immediately.

• Scenario 2 (Capital Booster): The sale is approved. Fresh capital flows into the WEG account and further strengthens the reserve.

• Scenario 3 (Clarity): The issue is postponed or the responsibility is assigned to the owners. The uncertainty factor disappears immediately.

The community holds tangible assets and generated almost 20,000 € in additional income in 2025 (from Vodafone/O2 mobile services, rental of spaces) plus 18,960 € from the phasing out of the daycare center. You are buying priced-in substance.

+++ NEXT STEPS +++

The apartment is available immediately. Viewings can be arranged flexibly. Request the information package now (including the last three protocols, operating budget, and declaration of division).