Flat for sale 1 bedroom • 17 m² without real estateWestliche Stadtmauer Straße 50 Erlangen Erlangen Bayern 91054

BASIC DATA

Property Type: Apartment

Street: Westliche Stadtmauer Str. 50

City: 91054 Erlangen

Year Built: 1957

Purchase Price Apt. 1: €110,000.00

Purchase Price Apt. 2: €110,000.00 (already sold)

Purchase Price Apt. 3: €110,000.00

Purchase Price Apt. 4: €115,000.00 (already sold)

IMPORTANT DATA

Passenger Elevator: yes

Floor: Ground Floor

Basic Rent Apt. 1: €325.00 per month

Basic Rent Apt. 2: €300.00 per month (sold)

Basic Rent Apt. 3: €295.00 per month

Basic Rent Apt. 4: €300.00 per month (sold)

Service Charges Apt. 1: €172.00 per month

Service Charges Apt. 2: €165.00 per month (sold)

Service Charges Apt. 3: €220.00 per month

Service Charges Apt. 4: €163.00 per month (sold)

Modernization of Common Areas: 1997

Condition: very well maintained

Energy Source: Gas

Number of Floors in Building: 4

Through the following link in the exposé, you can view all property documents. Please note the important information for prospective buyers on the second-to-last page of the exposé:

The offered apartments are in a well-maintained overall condition. In recent years, regular renovations have been carried out so that the units could always be delivered in an attractive and rentable condition.

Sanitary Areas: repeatedly modernized, sanitary fixtures have been gradually renewed.

Walls & Surfaces: after each tenant change, a professional renovation including a fresh coat of paint was carried out, ensuring that the apartments are always presented in a modern appearance.

Flooring: all units are equipped with high-quality pre-finished parquet or laminate, professionally installed and well maintained.

This continuous maintenance ensures long-term value retention and minimizes immediate maintenance efforts for investors. For capital investors, this means: no renovation backlog, a solid basis, immediate rentability – combined with the already presented possibility of a significant rent increase, it is an extremely attractive investment.

LOCATION DESCRIPTION

The property is located in a prime downtown location in Erlangen, at Westliche Stadtmauer Str. 50. This central address combines urban living, excellent accessibility, and high location quality – factors that are especially important for both owner-occupiers and investors.

Environment & Location Quality

Downtown Premium Location: Westliche Stadtmauer Str. is situated on the edge of the historic old town. The immediate proximity to shopping facilities, gastronomy, cultural and leisure offerings makes the location equally attractive for singles, couples, and professionals.

High Demand: Apartments in downtown locations like this are in constant demand in Erlangen – both on the rental market and for resale. The proximity to the university, hospitals, and the Siemens headquarters ensures a continuously high demand for housing.

Vibrancy & Charm: Historic building fabric meets modern infrastructure. This mix makes the neighborhood especially livable and increases its attractiveness for long-term tenants.

Infrastructure & Connectivity

Optimal Accessibility: Erlangen’s main train station is within walking distance, and bus lines run in the immediate vicinity.

Short Daily Distances: Supermarkets, pharmacies, cafés, and restaurants are available in the immediate area. Everything you need for daily life can be done without a car.

Economically Strong Location: Erlangen is considered one of Bavaria’s strongest economic cities. Employers such as Siemens, Friedrich-Alexander-University, or the Max Planck Institutes ensure stable demand for housing.

Detailed Analysis per Apartment

Apartment 1

• Living Area: 17 m²

• Current Cold Rent: €325 / month

• Annual Cold Rent: €3,900

• Current Rent per m²: 325 / 17 ≈ €19.12 per m²

• Potential (at €450 / month): €450 / month → €5,400 per year

• New Rent per m² (monthly): 450 / 17 ≈ €26.47 per m²

• Annual Increase Potential: +€1,500

• Relative Increase: ≈38.5 %

Tenant: young woman, 28 years old, rented since 05.01.2024

Assessment / Recommendation:

Apt 1 was newly rented at the beginning of 2024. An immediate rent increase is generally only possible upon contract renewal or in accordance with legal guidelines (notice/increase periods). A strategic approach: in the next contract discussion, use the market argument and possibly offer minor renovation measures (e.g., new flooring, fresh paint) to justify the increase according to market standards and facilitate consent.

Apartment 3

• Living Area: 14 m²

• Current Cold Rent: €295 / month

• Annual Cold Rent: €3,540

• Current Rent per m²: 295 / 14 ≈ €21.07 per m²

• Potential (at €450 / month): €450 / month → €5,400 per year

• New Rent per m²: 450 / 14 ≈ €32.14 per m²

• Annual Increase: +€1,860

• Relative Increase: ≈52.5 %

Tenant: older gentleman, smoker, 76 years old, rented since 01.05.2021

Assessment / Recommendation:

With long-term, elderly tenants, a sensitive approach is important. Direct, sharp increases might be met with resistance. It is advisable to use an individual, respectful approach, possibly a step-by-step model (e.g., gradual adjustments over 1–2 years) or offer stable contract terms in return (e.g., longer contract duration, improvement works). Social aspects and legal guidelines should be taken into consideration.

Combined Data (Apartment 1 + 3)

• Total Living Area: 31 m²

• Current Monthly Cold Rent: €620

• Current Annual Cold Rent: €7,440

Purchase Price Package: €205,000 for both apartments

Yield and Rental Potential

Total Potential Rent:

• €900 monthly

• €10,800 Annual Cold Rent

Rent Increase Potential:

• Current Annual Rent: €7,440

• Potential Annual Rent: €10,800

• Increase: +€3,360 annually

• Relative Increase: ≈45 %

Particularity of Apartment 3

The apartment is currently occupied by an older tenant (76 years old) who is a smoker. As a result, the durability of certain surfaces (especially walls, ceilings, and possibly flooring) is currently impaired.

After a future tenant change, a renovation should therefore be budgeted.

Estimated Renovation Costs:

approximately €7,500 – €10,000

This investment primarily concerns:

• Painting / Nicotine treatment

• Possible renewal of flooring

• Minor cosmetic repairs

Investment Argument / Summary

The two apartments can be acquired together for €205,000, which offers several advantages for investors:

• Attractive package price compared to individual sales

• Immediate cash flow through existing tenancy agreements

• Significant rental increase potential of around 50%

• Value appreciation potential through the renovation of Apartment 3

• Low management effort, as both units are in the same property

Even when taking into account the estimated renovation costs for Apartment 3, the yield and cash flow potential is very attractive, especially after adjusting the rents to the local market level.

Perspective for Capital Investors

For capital investors, Westliche Stadtmauer Str. 50 is an unbeatable address:

High rental demand from students, scientists, commuting professionals, and employees of international companies.

Reliable rentability thanks to the downtown location and excellent infrastructure. Vacancies are practically ruled out in this area.

Value stability and potential for appreciation: Downtown locations in Erlangen are scarce and enjoy above-average demand – a clear advantage for long-term investment.

Predictability: The central location ensures continuously attractive yields and makes the property a sustainable investment.

Key Message for Investors:

Without revenue enhancement potential: Especially in this downtown location, demand is high; implementation requires standard legal procedures and sensitive tenant communication.

Note for Prospective Buyers

To ensure an efficient and transparent process for all parties involved, we kindly ask that you provide a current financing confirmation from your bank before the first viewing. This way, we ensure that we only bring together serious buyers and provide you with a smooth viewing process.

We thank you for your understanding and look forward to showing you the property in person.

Viewings are conducted every Wednesday afternoon. Please let us know your available times with your first inquiry and ensure that your phone number and email address are provided.