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

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

The two-and-a-half-room apartment on the raised ground floor impresses with an efficient floor plan of approximately 55.7 m². The rooms are in good condition; bright living areas with laminate flooring meet functionally tiled areas in the kitchen and bathroom. The daylight bathroom features a bathtub. A significant advantage for the management: the fitted kitchen provided is explicitly not rented out as part of the property but merely made available for use, which minimizes the owner's maintenance risk.

The technical equipment is up to date with modern, insulated plastic windows and an independent gas-fired individual heater (direct gas supply without prepayment). By controlling their own heating behavior, the tenant manages their costs independently. A separate basement storage compartment rounds off the available space. Due to the monument protection status, the obligation to present an energy certificate is waived, which further simplifies the property's management.

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

Why this investment is worthwhile for you: While in central Stuttgart, costly purchase price factors of 26 to 30 are usually the norm (which implies 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-diminishing factors (such as the modestly renovated condition and the gas-fired individual heater) have already been fully and generously taken into account in this low factor. You are buying genuine substance with a buffer for the future.

Solid reserve formation: The condominium association operates in a forward-looking and solid manner. As of 31.12.2025, the proportional reserve balance for this apartment is an attractive €3,312.84, 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. Here, you are taking over a financially sound property with a real buffer for the future.

Future-proof technology & excellently maintained: The independent gas-fired individual heater is proven to be professionally maintained every year and is in flawless, reliable operational condition. Since the tenant settles the heating costs directly with the energy supplier, as the owner you incur no bureaucratic effort or financial prepayment risks. Additionally, by controlling their own heating behavior, the tenant manages their costs completely independently.

Schwarenbergstraße is one of the most sought-after and vibrant growth quarters of the state capital. The micro-location of the apartment perfectly combines urban life with quiet retreats. Diverse shopping options for daily needs, supermarkets, and a lively gastronomy scene are in the immediate vicinity within walking distance.

The public transport connections are excellent: The Stadtbahn stops "Bergfriedhof" (U4) and "Ostendplatz" (U4, U9), as well as important bus lines, can be reached within a few minutes on foot and take you or your tenants directly to Stuttgart’s city centre and the main train station in less than 10 minutes. Great leisure value and quality of life are provided by the world-renowned recreational areas right at the doorstep: the idyllic Uhlandshöhe and the expansive Park der Villa Berg are conveniently reachable on foot. This first-class combination of comprehensive infrastructure and high location quality guarantees a permanently stable, top-tier rental demand and secures the long-term value development of this listed property.

The apartment impresses with a well-thought-out and highly marketable floor plan that optimally utilizes the space. The cozy loggia invites relaxation and significantly enhances the living comfort in the urban environment. Timeless laminate floors have been laid in the living areas, while the kitchen and bathroom are functionally tiled. The daylight bathroom is a real asset in the rental market and features an inviting bathtub. The fitted kitchen, already included in the purchase price, is in a well-maintained, normal state of preservation and perfectly completes the overall picture of this solid property.

Economic Data

- Private sale: Absolutely commission-free (approximately €7,850 savings at purchase).

- Purchase Price: €220,000.00.

- Actual 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 actual gross rental yield of 4.39% with a quick increase to nearly 5.0% potential yield.

- Ongoing Service Charge: €204.00 per month (of which non-recoverable costs: only €462.84 per annum).

- Future-proof Reserves: Annual contribution of €576.00; the proportional reserve balance is already €3,312.84 (total condominium reserve: €34,508.74 as of 31.12.2025).

- Minimized Landlord Risk: The fitted kitchen is contractually made available for use only.

- Maintained Technology: Independent gas boiler in impeccable condition with a continuous, annual maintenance schedule.

- GEG Protection Shield (Monument Bonus): Complete legal exemption from the expensive energetic renovation requirements of the Building Energy Act (GEG) as well as no obligation to provide an energy certificate.

- Tax Turbo for High Earners: Official monument status with exclusive special depreciation under § 7i of the German Income Tax Act (EStG) (100% write-off for renovations) as well as increased old building depreciation (AfA) of 2.5% per year to effectively lower your tax burden.