Flat for sale 4+1 • 107 m² without real estateGerichtsstraße 32, , North Rhine-Westphalia

The apartment features four bright, flexibly usable rooms that, thanks to the historic high ceilings and the spacious new windows, offer a light-filled, inviting atmosphere. As part of the renovation, high-quality new flooring is being installed and new windows are being fitted. An additional advantage in terms of efficiency and future-proofing: a new gas central heating system has already been installed in the building this year.

The apartment is ideal for owner-occupiers or, thanks to the advantageous layout of the unit, as a shared flat. Four separate rooms ranging from 16 to 19 m² cluster around a spacious hallway, ensuring that each room is independently accessible and provides a genuine retreat – a quality feature that many shared apartments do not offer. The kitchen and dining area are available as communal spaces.

The location in downtown Witten combines short distances to shopping options, restaurants, and public transportation with the proximity to the University of Witten/Herdecke and Ruhr University Bochum. This combination results in stable and reliably strong demand over the years from students, trainees, and young professionals.

For capital investors, this offers a rare combination: a freshly renovated property with a new heating system, new windows, and new flooring.

The building is under historical monument protection. In addition to the regular building depreciation, special depreciation on the renovation cost portion is possible (§ 7i EStG): eight years at 9% and a further four years at 7% – totaling 100% of the eligible portion over twelve years.

Overview of yield metrics (20,000€ equity)

THE METRICS

Purchase price: 259,000 € (2,442 €/m²) | Rent: 4 × 370 € = 1,480 €/month | Annual net cold rent: 17,760 € | Purchase price factor: 14.6 | Gross rental yield: 6.86% | Net rental yield: 6.13%

EXAMPLE CALCULATION WITH 20,000 € EQUITY

Purchase price: 259,000 € + real estate transfer tax: 16,835 € + notary/land registry fees: 5,180 € = total investment: 281,015 € | Less 20,000 € equity = loan: 261,015 €

Financing: 4.5% interest rate, 1.5% initial repayment = annuity: 1,305 €/month

Ongoing income: Rental income: + 1,480 €/month | Service charge (non-allocable): − 44 €/month | Annuity: − 1,305 €/month → CASHFLOW BEFORE TAXES: + 131 €/month

For tax purposes per annum: Rental income: 17,760 € | − Depreciation: 11,943 € | − Interest portion in Year 1: 11,746 € | − Service charge: 531 € = tax result: − 6,460 € | Refund at a 42% marginal tax rate: + 2,862 € → CASHFLOW AFTER TAXES: + 369 €/month

This is a sample calculation.

The tax calculation assumes a 42% marginal tax rate, an 85% building proportion, and a remaining useful life of 20 years. The individual effect depends on personal circumstances.

All information is provided without guarantee. This is not tax, legal, or investment advice.

The apartment is centrally located in downtown Witten. Shopping facilities for daily needs, restaurants, doctors, and services are within walking distance, as are public transportation stops with connections to Bochum and the entire Ruhr area.

For the shared flat concept, the location is especially relevant: both the University of Witten/Herdecke and Ruhr University Bochum are quickly reachable by car. This results in stable, reliably high demand over the years from students, trainees, and young professionals – the foundation for consistently low vacancy periods.

Witten itself, a city with around 95,000 inhabitants, combines proximity to the Ruhr area with the adjacent Ruhr valley recreational area and the Hohenstein.

• Four separate rooms between 16 and 19 m²

• Historic high ceilings

• New windows

• New high-quality flooring

• New gas central heating system in the building (installed this year)

• Spacious hallway with all rooms independently accessible

• Kitchen with dining area as a communal space

Sale directly from the owner: The purchase is made commission-free directly from the owner. No additional brokerage fee is charged.

Shared flat concept: The stated room rent is based on the rental being arranged as a shared flat with four individual rental agreements. The condominium declaration is available for review.

Visualizations: The images used in the brochure are AI-supported visualizations. They are intended to provide a sense of the spatial impression after the renovation. The actual execution may vary in the agreed-upon details.

Viewings: Since the apartment is vacant and undergoing renovation, viewings of its current condition are possible on short notice.