Flat for sale 4+1 • 84 m² without real estateHeilbronn Heilbronn Baden-Württemberg 74074

This move-in ready 4-room apartment on the first floor of a well-maintained multi-family house in Heilbronn is an opportunity for those who know how to crunch the numbers: The apartment requires renovation – and that is exactly where the opportunity lies. The purchase price has been fairly calculated accordingly. If you carry out the manageable renovation yourself, you secure an investment property with a rental yield of over 5% or a generously sized apartment that costs significantly less than the typical price level in Heilbronn (the usual range is €3,380–€5,183 per m² – here: approximately €2,985 per m²).

The purchase is commission-free, directly from the owner.

The calculation for investors is simple: After a convincing renovation (mainly floors, painting work, sockets/switches, interior doors – budget approx. €15,000), a cold rent of about €1,060 (around €13 per m²) can be achieved at market level. This corresponds to a gross yield of 5.1% on the purchase price – even including the renovation budget, approximately 4.8% remains. And because the apartment is handed over tenant-free, there is no existing lease and no rent adjustment issue: you can choose your tenant freely and lease directly at full market rent. 4-room apartments of this size are scarce and in high demand in Heilbronn – the rental market is very favorable.

When financing the apartment through a bank, the mortgage payment can be covered by the rent after leasing: With a 100% financing of the purchase price (approx. 4.0% interest and 1.0% repayment), the monthly rate amounts to about €1,040 – the achievable cold rent of €1,060 covers this payment.

For owner-occupiers: Tenant-free and available immediately – here you can design your apartment from scratch to your own taste instead of paying for someone else’s renovation decisions. Four rooms (including two bedrooms) on 83.41 m², plus a practical storage room directly in the apartment, two additional storage rooms in the basement, and a shared laundry room in the building – at a price per square meter of approximately €2,985, this is well below the price of renovated comparable apartments.

The monthly service charge is €250 – of which approximately €125 can be passed on to the tenant in the case of renting out. Of the remaining approx. €125, about €77 goes toward the contribution to the maintenance reserve (i.e. asset building, not lost costs), with the rest covering non-recoverable administrative costs. Heating costs are met through the gas-fired individual heater with its own meter directly at the occupant’s place – they are not included in the service charge.

The condominium association (WEG Silcherstraße 76–80, 23 units) is professionally managed by WOHLFEIL Hausverwaltung from Heilbronn (contracted until 2030). The annual contribution to the reserve was most recently increased to €20,000 – the community is actively building up its assets. No major special assessments have been decided upon at this time. Reserve status as of December 31, 2023: €254,834.

The apartment is located in the Silcher district in the eastern part of Heilbronn’s city center – a developed, quiet residential area with short distances to the downtown. The city center with its pedestrian zone, shopping options, and gastronomy can be reached within a few minutes by bike or bus, with bus stops within walking distance.

For daily needs, the neighborhood has you covered: a small shop with a parcel service is literally around the corner on Silcherstraße, while bakeries, supermarkets, and doctors are quickly accessible in the immediate area. Schools and kindergartens are right nearby.

The location scores particularly well for leisure and relaxation: The vineyards on the Wartberg, with their walking and hiking trails, practically begin at your doorstep, and the Pfühlpark is also easily reachable – perfect for unwinding in green surroundings after work. With the B27/A6, you can quickly travel in all directions by car; the Heilbronn main train station with light rail connections (toward Stuttgart/Karlsruhe) is just minutes away.

General Information

- Commission-free purchase directly from the owner

- Tenant-free and immediately available – no leasing: free choice of tenant or immediate owner occupancy

- 4 rooms (2 bedrooms, 1 bathroom), approx. 83.41 m² living area, on the first floor

- In need of renovation – sold in its current condition, with manageable renovation work (floors, painting, electrical switch program, interior doors), budget approx. €15,000

- Achievable cold rent after renovation approx. €1,060 (approx. €13 per m²) = 5.1% gross yield

- Storage room directly in the apartment

- Two storage rooms in the basement

- Shared laundry room in the basement

- Service charge €250/month, of which approx. €125 is transferable – heating costs not included (individual gas heater)

- Professionally managed by WOHLFEIL (Heilbronn – contracted until 2030)

Technical & Building Information

- Well-maintained multi-family house, WEG Silcherstraße 76–80 (23 units)

- Gas-fired individual heater with its own gas meter – heating and hot water costs are directly incurred by the resident, independent of the condominium association

- High maintenance reserve: approx. €255,000 (as of December 31, 2023), the share attributable to this apartment is approx. €11,800

- The condominium’s reserve contribution was most recently increased to €20,000 per year

- The apartment’s bathroom window was renewed in 2022 (Schüco plastic window including a new roller shutter)

- Regular roof maintenance by a specialist company has been arranged (5-year interval)

- No special assessments have been decided upon

- Energy certificate: consumption certificate, final energy consumption of 116.5 kWh/(m²·a), energy source gas, efficiency class D, valid until October 31, 2028