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

+++ 490 € MAINTENANCE FEE? THE SECOND LOOK OFFERS REAL VALUE +++

At first glance, the maintenance fee of 490 € catches the eye. However, a second, more detailed look completely changes the picture and reveals a genuine asset advantage: Exactly 134.33 € of that amount flows directly into the reserve for maintenance every month. At the end of 2025, the condominium owners’ association (WEG) boasted an exceptionally high total reserve of approximately 511,094 € – and the building's major systems have already been extensively modernized.

The current operating budget officially confirms the 490 € monthly, which includes this future-proof reserve contribution. In other words, you are not inheriting a backlog of refurbishments – you are acquiring shares in a massive bank balance.

For sale is an immediately available, renovated, and move-in-ready 2-room apartment with a balcony for each room. It offers exactly 65.81 m² of living space on the first floor of a quiet and sought-after residential complex in Waldbronn-Busenbach. The apartment is easily accessible with minimal barriers.

+++ FIXED PRICE: 6.55% GROSS YIELD (6.13% INCLUDING ADDITIONAL COSTS) +++

Yield & Your Purchasing Advantage in Waldbronn

Buy commission-free directly from the owner and save the full 3.57% buyer’s commission (a saving of 5,176 €)!

• Purchase price (fixed price including inventory): 145,000 € (approx. 2,196 €/m²)

• Waldbronn market average: approx. 3,279 €/m² – you are buying well below market value!

• Reason for the discount: Strategic portfolio rebalancing. No bidding war! Whoever confirms financing first wins the bid.

The numbers in detail:

• Estimated additional purchase costs (approx. 7%): approx. 10,000 €

• Total investment costs (gross purchase price): approx. 155,000 €

• Monthly net cold rent: 792 € (approx. 12 €/m² without furniture surcharge)

• Annual net cold rent: 9,504 €

Rent index evidence (as of 2026): The calculated 12 €/m² is absolutely secure. It falls in the healthy middle range of local comparative rents for Waldbronn (market range: 10.50 € to 15.03 €/m²; average values: 11.33 € to 12.29 €/m² according to current real estate data/rent index analyses 2026).

️ Gross yield (based on pure purchase price): 6.55% (9,504 € annual rent / 145,000 € purchase price)

️ Gross yield (based on total costs): 6.13% (9,504 € annual rent / 155,000 € gross purchase price)

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

The capability and professionalism of a condominium owners’ association is demonstrated by its actions rather than declarations of intent. In recent years, the most important and expensive major systems of the building have been fully modernized and entirely paid for from the existing reserves – without financially burdening the owners:

• 2017: The large passenger elevator was comprehensively modernized.

• 2018: The roof was completely and expertly renovated.

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

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

• 2022: A new, impressive entrance door was installed.

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

The entire residential complex has been continuously and reliably managed by the same well-established property management for many years. The hybrid heating system, implemented as early as 2019, clearly demonstrates that major, forward-looking projects are not just discussed among the owners but are consistently carried out: You are not buying a building with an empty treasury and unresolved heating issues. You are investing in a fundamentally sound, financially strong community that has already made significant investments and continues to maintain an exceptionally high financial buffer.

+++ PRIME MICRO-LOCATION IN WALDBRONN-BUSENBACH +++

The value and sustainable rentability of a property are largely determined by its location. This condominium stands out thanks to an absolutely privileged micro-location within Waldbronn-Busenbach. It is situated in a completely quiet and idyllic natural setting on the scenic slope of the Albtal. The special aspect: Despite this nature-close, relaxing setting, the apartment is unusually close to all everyday amenities, medical facilities, leisure options, and public transportation connections. It hardly gets any more comfortable or crisis-proof for living or renting.

+++ 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 top-notch thermal baths, generous sauna area, beautifully landscaped spa park, kilometer-long walking paths, and expansive recreational spaces, it offers an unparalleled wellness and leisure experience right in your neighborhood.

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

The renowned SRH Health Center and the adjacent large rehabilitation clinic are located only about 450 meters away. For capital investors, this extreme proximity is an absolute guarantee of success. It significantly expands and secures your potential tenant base with a highly solvent and crisis-proof target group: employees, doctors, therapists, and specialized personnel from the medical, nursing, and healthcare sectors, all actively seeking apartments within walking distance to a clinic.

+++ INFRASTRUCTURE & PERFECT CONNECTIONS AT A GLANCE +++

The logistical distances underline the outstanding quality of this location:

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

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

• approx. 450 m: SRH Health Center / Rehabilitation Clinic, a strong economic factor.

• approx. 800 m: Rathausmarkt Waldbronn 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 fresh produce counter.

• approx. 1.2 km: S-Bahn station Busenbach (central hub) – direct S1, S11, and S12 lines run frequently directly into the city of Karlsruhe.

• approx. 3.5 km: Autobahn A8, Karlsbad exit – fast routes in all directions.

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

Pharmacies, general practitioners, specialists, kindergartens, the local primary school, and numerous other service providers for everyday needs are located in the town or in the immediate vicinity of the apartment. For owner-occupiers, this excellent location means short distances, absolute tranquility, a secure environment, and maximum leisure opportunities. For capital investors, at the same time, a stable, crisis-proof, and broad tenant spectrum emerges, consisting of well-paid local professionals, medical staff, and commuters to the nearby Karlsruhe. The rental potential is permanently guaranteed.

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

The layout of this apartment offers a rare and highly flexible floor plan that maximizes spaciousness. The main rooms are nearly the same size at approx. 18.5 m² and 19.3 m² respectively, square in shape, and offer excellent space. Both rooms can be accessed independently via the centrally located corridor (about 1.30 m wide).

The absolute highlight: Each room has its own separate west-facing balcony with an unobstructed view of the greenery. This intelligent layout works excellently for owner-occupiers, couples requiring a home office, senior living, classic long-term rental, or a high-yield shared flat (WG) without disadvantaging any resident.

Valuable potential for modernizers: The partition wall between the kitchen and the left room appears to be of lightweight construction according to preliminary findings. Subject to a structural assessment (architect/structural engineer) and approval by the condominium owners, this kitchen could be opened up. This would create a light-flooded living and dining area with a modern, open-plan kitchen and direct access to the balcony, thereby significantly increasing the living and resale value.

+++ MODERNIZED, WELL-MAINTAINED & READY TO USE +++

The apartment is in a well-maintained, freshly renovated condition and can be moved into immediately or re-let seamlessly without any backlog of renovations:

• Painting: Recently painted white – bright, clean, and move-in ready.

• Electrical: Modernized inside the apartment and expertly extended to meet today’s requirements.

• Switches: High-quality switch system from the renowned German brand JUNG AS 500 installed.

• Safety: Modernized fuse box including a contemporary residual current device.

• Bathroom: Modernized in a contemporary style, equipped with a shower and a modern Geberit toilet.

• Kitchen: Functional fitted kitchen including all electrical appliances and an integrated washing machine.

• Convenience: A large passenger elevator in the building provides comfortable, barrier-free access from the basement to the apartment without heavy lifting.

• Storage: Two separate, dry basement compartments offer exceptional space.

• Recreation: Two sunny west-facing balconies for relaxed moments in the greenery.

+++ SOLID SUBSTANCE AS A NATURAL THERMAL MASS +++

The building was originally conceived as a high-quality senior residence. This results in tremendous structural advantages to this day: extremely solid construction with approximately 20 cm thick concrete exterior walls, generous development areas, wide corridors, and a durable structure. From a building physics perspective, the massive concrete core offers enormous thermal mass. It acts as a passive energy storage: In summer, the thick walls absorb the daytime heat and keep the rooms pleasantly cool, while in winter, they store the heat from the hybrid heating system and release it evenly. This saves money and provides a fantastic indoor climate.

+++ COMPLETE INVENTORY INCLUDED IN THE PURCHASE PRICE +++

The fixed price of 145,000 € already includes the complete, high-quality inventory. The sale includes, among other items, the fitted kitchen, washing machine, refrigerator/freezer combination, stove with cooktop, microwave, two modern Samsung Smart-TVs, two large PAX wardrobes, as well as tables and chairs. For capital investors, this is a huge tax advantage: Because the inventory is listed separately in the purchase contract, the tax assessment base for property transfer tax is reduced, directly saving you cash on the acquisition tax!

+++ CONDOMINIUM FINANCES: HIGH BANK BALANCE RATHER THAN A REFURBISHMENT BACKLOG +++

Of the maintenance fee (490 €), 134.33 € goes directly into the reserve for maintenance. The heating costs (2025: 1,960 € per annum / 163 € monthly) were historically extremely high because the apartment was rented as a warm-all-inclusive shared flat to several working professionals with no incentive to save.

Realistic maintenance fee under normal usage:

• Actual operating costs: 490 € with the reserved savings rate = 355.67 €.

• Heating cost savings: Under normal usage, the 163 € drops to approx. 80 € (maintenance fee reduces to ~407 €).

• Standard reserve: Market typical for this building year is 9–12 €/m² per annum (approx. 50–65 €/month). The current saving rate is twice as high in order to deliberately build up equity.

• Outlook: After the completion of the upcoming measures, the saving rate can be reduced to the normal level (~60 €). This saves an additional 74 € per month.

• Effective monthly maintenance fee in everyday life: After adjusting heating costs and reserves, you only pay about 195 € to 210 € per month!

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

The following have been approved: fire brigade access road, guide platforms, fire doors, and tree removal for a total of approx. 183,399 € gross. Even with full expenditure, from the 511,094 € reserve, there will still be roughly 327,700 € left as a buffer in the WEG account! This corresponds to about 5,650 € remaining buffer per each of the 58 residential units. The annual new contribution amounts to approx. 50,000 €.

+++ WHY A COSTLY FACADE RENOVATION IS NOT THREATENED +++

For 1970s buildings, this is unfounded:

1.) Heating is complete: The largest system was completed in 2019 (highly efficient hybrid central heating from a heat pump + gas condensing system). It fully complies with the GEG.

2.) Economic viability: Energy measures on the building envelope must pay off. With low heating costs due to the hybrid system, a facade insulation is not economically justifiable.

3.) Focus on windows: In autumn 2026, a vote will be held on windows/balcony railings. Once these are optimized, the building envelope will be energetically complete.

+++ AUTUMN 2026: THE ASSEMBLY AS A REAL OPPORTUNITY +++

The extraordinary assembly will discuss the sale of community property (daycare center, 2 guest apartments, caretaker’s apartment, basement storage – 2019 valuation: ~374,000 €). Their scenario outlines (current planning status):

• Scenario 1: Window renovation is approved and is completely paid from the ~327,700 € buffer without any special levy. Immediate increase in value!

• Scenario 2: Sale is agreed upon. Fresh capital will massively strengthen the reserve.

• Scenario 3: The topic is postponed or reorganized. The uncertainty factor is removed.

The condominium association owns tangible assets and generated nearly 20,000 € in additional income in 2025 (from Vodafone/O2 mobile network, rooms) plus 18,960 € from the daycare usage. You are buying pre-priced substance.

+++ NEXT STEPS +++

The apartment is available immediately. Viewings are flexible and possible at short notice. Request the complete information package now, including meeting minutes and the operating budget!