Flat for sale 2+kk • 56 m² without real estateStuttgart Ost Baden-Württemberg 70184

In a sought-after and value-stable location in the state capital, this solid condominium is available for sale without commission. The property is located in a well-maintained multifamily house that impresses with its historic substance and status as a listed building. For the investor, this means not only the acquisition of a durable asset but, above all, access to exclusive tax frameworks that can sustainably optimize the after-tax yield.

The 2.5-room apartment on the raised ground floor impresses with an efficient floor plan of approximately 55.7 m². The rooms are in a well-kept condition; bright living areas with laminate flooring meet functionally tiled areas in the kitchen and bathroom. The daylighted bathroom features a bathtub. A significant plus for management: the existing fitted kitchen is explicitly not rented out but merely made available for use, which minimizes the owner’s maintenance risk.

The technical equipment is contemporary, featuring modern, insulated plastic windows and an autonomous gas-fired individual heating system (direct gas supply without prepayment). By controlling his own heating behavior, the tenant independently manages his costs. A separate cellar compartment completes the space available. Due to the heritage protection status, there is no obligation to provide an energy certificate, which further simplifies the property’s management.

In addition to the regular building depreciation (AfA) of 2.5% for properties built before 1925, the heritage designation according to § 7i EStG offers significant depreciation opportunities for future renovations. Furthermore, the property benefits, under the new Baden-Württemberg state property tax law, from a 10% reduction of the tax measurement figure.

Why this investment is worthwhile for you: While in Stuttgart’s city center purchase price factors of 26 to 30 are usually the norm (resulting in meager yields of under 3.5%), here you acquire a property with an above-average gross rental yield of 4.56% and a purchase price factor of only 21.9. All value-reducing factors (such as the moderately renovated condition and the gas-fired individual heating system) have already been fully and generously taken into account in this low factor. Here you are purchasing genuine substance with a buffer for the future.

Solid reserve formation: The condominium association operates in a forward-looking and solid manner. The proportional reserve balance for this apartment amounts to an attractive €3,312.84 as of December 31, 2025, which represents an excellent, financial safety cushion in relation to the purchase price. With a monthly service charge of only €204.00 (of which the non-allocable costs amount to an extremely low €462.84 per year), the ongoing management remains maximally controllable for you as a landlord. You are taking over an economically sound property with a real buffer for the future.

Future-proof technology & excellently maintained: The autonomous gas-fired individual heating system is demonstrably serviced by professionals every year and is in a flawless, reliable operating condition. As the tenant settles the heating costs directly with the energy supplier, you as the owner do not have any bureaucratic hassle or financial prepayment risks. In addition, by controlling his own heating behavior, the tenant manages his costs completely independently.

Schwarenbergstraße is one of the most sought-after and vibrant growth districts of the state capital. The micro-location of the apartment perfectly combines urban living with quiet retreats. Diverse shopping opportunities for daily needs, supermarkets, and a colorful gastronomic scene are within direct walking distance.

Public transport connections are excellent: The Stadtbahn stops “Bergfriedhof” (U4) and “Ostendplatz” (U4, U9) as well as important bus lines are reachable within a few minutes on foot and will take you or your tenants directly into Stuttgart’s city center and the main train station in less than 10 minutes. For high leisure value and quality of life, the world-famous recreational areas are right at the doorstep: the idyllic Uhlandshöhe and the expansive park of Villa Berg are conveniently within walking distance. This first-class combination of seamless infrastructure and high location quality guarantees a consistently stable, top-tier rental demand and secures the long-term appreciation of this listed property.

The apartment impresses with a well-thought-out and excellently rentable floor plan that optimally uses the space. The cozy loggia invites you to relax and noticeably enhances the living comfort in an urban setting. In the living areas, timeless laminate flooring has been installed, while the kitchen and bathroom are functionally tiled. The daylight bathroom is a real plus on the rental market and features an inviting bathtub. The fitted kitchen, which is already included in the purchase price, is in a well-maintained, normal state of preservation and perfectly completes the overall picture of this solid property.

Economic Key Data

- Private sale: absolutely commission-free (approximately €7,850 saved during purchase).

- Purchase price: €225,000.00.

- Current cold rent: €855.00 per month (€10,260.00 per annum / €15.35 per m²). Potential cold rent: €983.25 per month (€11,799.00 per annum / €17.65 per m²).

- Top yield: Strong current gross rental yield of 4.56% with a rapid increase to an over 5.2% potential yield (exactly 5.24%).

- Ongoing service charge: €204.00 per month (of which the non-allocable costs total only €462.84 per annum).

- Future-proof reserves: Annual contribution of €576.00; the proportional reserve balance is already €3,312.84 (total condominium reserve: €34,508.74 as of December 31, 2025).

- Minimized landlord risk: The fitted kitchen is contractually provided for use only.

- Well-maintained technical equipment: Autonomous gas boiler in flawless condition with seamless, annual maintenance.

- GEG protection shield (heritage bonus): Complete legal exemption from the expensive energy renovation obligations of the Building Energy Act (GEG) as well as no obligation for an energy certificate.

- Tax turbo for high earners: Official heritage status with exclusive special depreciation allowances under § 7i EStG (100% deductibility for renovations) as well as increased depreciation for old buildings (AfA) of 2.5% per year to actively reduce your tax burden.