Flat for sale 3+1 • 76 m² without real estate, North Rhine-Westphalia

Below is the English translation of the text:

This bright apartment impresses with a clearly structured and very functional floor plan. The spacious living room opens onto a balcony that faces the quiet, green side of the complex and offers views of the well-maintained open spaces between the building blocks. Two additional rooms provide space for a bedroom and an office or children’s room.

The apartment has been completely repainted and is in good, move-in and rental-ready condition. The kitchen and bathroom are functional and well maintained, and the rooms are bright and cheerful. Those wishing to move in can do so immediately, while those looking to rent out the property will have a unit that does not require any further investment.

The residential complex, built in 1977, is continuously maintained: the facades have been renovated, the balconies modernized, and the green areas well cared for. The tenant base is stable, with many rental agreements in place for over ten years. The apartment is heated by a gas central heating system.

Currently, the apartment is unoccupied. This is the decisive advantage: owner-occupiers can move in at short notice, while investors can rent it out under current conditions — new rentals are possible for about €9–10 per m².

Example Calculation for Investors

Purchase price €157,000 plus property transfer tax and notary fees, commission-free — total investment around €170,000. With €30,000 of equity and a €140,000 loan (4.3% interest, 1.5% repayment), the monthly rate amounts to €678, compared to a cold rent of €722.

With a remaining useful life appraisal of 25 years, the depreciation (AfA) is 4% on the building component – approximately €5,450 per year. Together with the interest, this results in a tax loss of about €3,200, which, at a 42% marginal tax rate, yields a tax refund of around €1,300. This way, the apartment generates a surplus and contributes to building personal wealth.

Over ten years, you will repay around €26,000 of the loan; with an annual appreciation of 2%, about €34,000 will be added. Against a property value of around €191,000, there will then be a remaining debt of approximately €115,000 — which equates to roughly €77,000 of equity in the property with an initial investment of €30,000, corresponding to an annual return on equity of around 22%.

Example calculation, non-binding and not tax advice.

The sale is commission-free and direct from the owner.

The apartment is located in Niedersprockhövel, the larger of the two districts of Sprockhövel in the Ennepe-Ruhr-Kreis. This town, with around 25,000 inhabitants, lies at the transition from the Ruhr area to the Bergisches Land – green, hilly, and quiet, yet with short distances to the centers: Hattingen and Witten are reachable in about 15 minutes, Wuppertal and Bochum in roughly 20 minutes, and Essen and Dortmund in around 30 minutes.

Via the A43 and A46, you are on the highway within minutes, with the A1 connecting directly. Those without a car can use the bus lines to the neighboring cities; the express bus connects Sprockhövel with the main train stations in Bochum and Wuppertal.

The ad itself is located on a quiet residential street with well-kept properties. An elementary school is situated directly opposite, and kindergartens are within walking distance. Supermarkets, doctors, pharmacies, and restaurants can be found in the town center of Niedersprockhövel within a few minutes. For leisure, the hiking trails of the Niederbergisch-Märkischen Hügelland, the old town of Hattingen, and the Ruhr valley with Kemnader See are ideal.

The location appeals to two groups: families and couples who want to live in a green and quiet environment while working in the Ruhr area or Bergisches Land, and investors seeking a stable tenant demand in a town with a limited housing supply.

The apartment is heated by a gas central heating system. It has been completely repainted and is in a good, immediately move-in and rental-ready condition. The balcony faces the peaceful, green side of the complex. The nicely laid-out floor plan logically distributes three bright rooms, a kitchen, a bathroom, and an entrance hall over approximately 76 m². The apartment includes its own storage room in the basement. The residential complex is well maintained, with renovated facades and green areas available to all residents.

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

Visualizations: The images used in the brochure are AI-supported visualizations. They are intended to give an impression of the spatial effect after the renovation. The actual implementation may vary as agreed.