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

GRUNDDATEN (BASIC DATA)

Property Type: Apartment on a Floor

Street: Westliche Stadtmauer Str. 50

Town: 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

Base Rent Apt. 1: €325.00 per month

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

Base Rent Apt. 3: €295.00 per month

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

Monthly Maintenance Charges Apt. 1: €172.00

Monthly Maintenance Charges Apt. 2: €165.00 (sold)

Monthly Maintenance Charges Apt. 3: €220.00

Monthly Maintenance Charges Apt. 4: €163.00 (sold)

Modernization of Common Property: 1997

Condition: very well maintained

Energy Source: Gas

Number of Floors in Building: 4

Via the link in the prospectus you can view all property documents. Please note the information for interested buyers on the penultimate page of the prospectus:

The offered apartments are in a well-maintained overall condition. In recent years, renovations have been carried out regularly so that the units have always been handed over in an appealing and rentable condition.

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

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

Floor Coverings: all units are equipped with high-quality pre-finished parquet or laminate flooring, each professionally installed and in well-maintained condition.

This continuous maintenance guarantees long-term value retention and minimizes immediate maintenance expenses for investors. For capital investors this means: no backlog in renovations, a solid base, immediate rentability – together with the already demonstrated potential for a significant rent increase, an extremely attractive investment.

LOCATION DESCRIPTION

The property is located in a prime inner-city location in Erlangen, at Westliche Stadtmauerstraße 50. This central address combines urban living, excellent accessibility, and high location quality – factors that are of particular importance for both owner-occupiers and capital investors.

Surroundings & Quality of Location

Inner-city Premium Location: Westliche Stadtmauerstraße lies at the edge of the historic old town. The immediate proximity to shopping, gastronomy, cultural and leisure offers makes the location equally attractive for singles, couples, and professionals.

High Demand: Apartments in inner-city locations such as this are permanently in demand in Erlangen – both on the rental market and for resale. The proximity to the university, clinics, and the Siemens headquarters ensures consistently high demand for housing.

Vibrancy & Charm: Historic building fabric meets modern infrastructure. This mix makes the district particularly 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 Commuting Distances: Supermarkets, pharmacies, cafés, and restaurants are available directly in the area. Everything needed for daily living 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, and the Max Planck Institutes secure a stable demand for housing.

Detailed Analysis per Apartment

Apartment 1

• Living Area: 17 m²

• Current Base Rent: €325 per month

• Annual Base Rent: €3,900

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

• Potential (at €450 per month): €450 per 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). Strategically recommended: during the next contract discussion, offer the market argument and possibly minor renovation measures (e.g., new flooring, fresh paint) to justify the market-appropriate increase and ease approval.

Apartment 3

• Living Area: 14 m²

• Current Base Rent: €295 per month

• Annual Base Rent: €3,540

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

• Potential (at €450 per month): €450 per 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 tenants in older age groups, a delicate approach is important. Sharp direct increases may meet with resistance. Recommended: individual, respectful addressing, perhaps a step-by-step model (e.g., gradual adjustments over 1–2 years) or the offer of stable contract conditions in return (e.g., longer contract duration, improvement works). Consider both social aspects and legal framework conditions.

Combined Data (Apartment 1 + 3)

• Total Living Area: 31 m²

• Current Monthly Base Rent: €620

• Current Annual Base Rent: €7,440

Purchase Price Package: €205,000 for both apartments

Yield and Rent Potential

Total Potential Rent:

• €900 per month

• €10,800 Annual Base Rent

Rent Increase Potential:

• Current Annual Rent: €7,440

• Potential Annual Rent: €10,800

• Increase: +€3,360 per year

• Relative Increase: ≈45%

Special Feature Apartment 3

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

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

Estimated Renovation Costs:

approximately €7,500 – €10,000

This investment primarily concerns:

• Painting / Nicotine treatment

• Possible renewal of the floor covering

• Minor cosmetic repairs

Investment Argument / Summary

The two apartments can be purchased together for €205,000, which offers several benefits for capital investors:

• Attractive package price compared to individual sale

• Immediate cash flow through existing tenancy

• Significant rent increase potential of around 50%

• Value increase potential through the renovation of Apartment 3

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

Even when considering the estimated renovation costs for Apartment 3, a very attractive yield and cash flow potential emerges, especially after adjusting the rents to the local market level.

Perspective for Capital Investors

For capital investors, Westliche Stadtmauerstraße 50 is an unbeatable address:

High tenant demand from students, scientists, commuters, and employees of internationally active companies.

Secure rentability thanks to the inner-city location and excellent infrastructure. Vacancies are virtually ruled out in this location.

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

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

Key Message for Investors:

Even without rent increase potential, the high demand in this inner-city location means that implementing increases requires standard legal procedures and sensitive tenant communication.

Note for Prospective Buyers

To ensure an efficient and transparent process for all parties, please present a current financing confirmation from your bank prior to a first viewing. This ensures 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 presenting the property to you in person.

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