Flat for sale 2 bedroom • 68 m² without real estateFriedrich-Franz-Str. 38 Berlin Tempelhof Berlin 12103

The multi-family house, built around 1910, is located at Friedrich-Franz-Straße 38, on a quiet side street in Tempelhof characterized by Berlin’s historic buildings. The building and its communal facilities present a very well-maintained overall impression. Even the entrance area exudes a representative old-building character. The staircase is highlighted by a decoratively designed historic ceiling, dark wooden handrails and classic wooden railings, preserved wall paneling, and well-kept stair treads. The carefully maintained common areas consistently carry forward the building’s historic style. The landscaped courtyard—with its pergola, bicycle parking spaces, and seating areas—provides a pleasantly designed communal outdoor space.

The apartment is located on the right on the ground floor (basement level) of the front building. The well-proportioned floor plan comprises two spacious living rooms, a large kitchen, a bathroom with a bathtub, and a functional corridor. Large classical double-box windows deliver pleasant natural light. The well-preserved wooden plank floors lend the living spaces a warm, authentic old-building character. In the kitchen, there is a gas connection for cooking. The bathroom was modernized in 2006 and is in very good condition. A new coat of paint above the tiles up to the ventilation window above the “Berlin larder” is advisable. Heating is provided via a gas-fired individual heating system, while hot water is produced by an instantaneous water heater. The tenant bears the costs incurred for these directly and settles them directly with the respective utility company.

Rental Arrangement and Outlook:

The apartment has been rented to the current tenant since December 1, 2005. As of August 1, 2025, the monthly net cold rent was mutually adjusted to €650. Particularly interesting for investors is that, according to Section 556e of the German Civil Code (BGB), in the event of a future re-rental the previously effective pre-rent can in principle be reinstated. This offers greater planning security regarding future rental income. The tenant has indicated that they are actively seeking to purchase their own property. Once a suitable property is found, they are generally prepared to terminate the current tenancy by mutual agreement. In such an event, the tenant expects a one-time compensation payment, which has already been considered in the purchase price determination. Note: A move-out is neither guaranteed nor scheduled. Termination presupposes that the tenant finds a suitable property and that a separate, effective agreement is subsequently concluded between the parties.

The current monthly service charge amounts to €171.42. This includes non-apportionable costs of €56.46 as well as a monthly contribution to the maintenance reserve of €36.42, totaling €92.88. Heating and hot water costs—owing to the gas-fired individual heating system and the instantaneous water heater—are borne directly by the tenant and are not part of the service charge.

Attention – The photographs have been cleared of personal items (except for the furniture) in order to protect the tenant’s personal rights.

Key Features at a Glance:

· Quiet, old-building side street in Berlin-Tempelhof

· Spacious, classic floor plan with two living rooms and a large kitchen

· Large double-box windows offering pleasant natural light

· Well-preserved wooden plank floors with authentic old-building character

· “Berlin larder” and an available gas connection for cooking

· Bathroom modernized in 2006 with a wall-hung WC and towel radiator

· Gas-fired individual heating and hot water via an instantaneous water heater; billed directly by the tenant

· Renovation of the gas lines in the front building scheduled for January 2026

· New basement separation scheduled for April 2026

· Very well-maintained historic staircase and landscaped courtyard with a pergola, bicycle parking spaces, and seating areas

Maintenance and Renovation Measures:

· Balcony ceiling, unit WE 11 – 2014

· Moisture remediation of the building plinth – 2014

· Repair of rainwater pipes – 2014

· Maintenance of window frames – 2014

· Renovation of beams on the roof terrace in unit WE 19 – 2015

· Replacement of the drainage channel on the roof terrace – 2016

· Bicycle parking spaces and pergola – 2017

· Repair of the basement floor – 2017

· Sealing of the façade/rainwater downpipe – 2019

· Sisal carpet floors on the ground floor of the front building – 2019

· Repair of the cornice band and entrance canopy – 2020

· Remediation of courtyard-side masonry damage – 2021

· Renovation of chimney caps – 2022

· Renovation of the gas lines in the front building – January 2026

· New basement separation – April 2026