Flat for sale 3+1 • 84 m² without real estateGartenstr. 32 Karlsruhe Südweststadt Baden-Württemberg 76133

+++ THE CITY-UNICORN: ENERGY E + ROOF RENOVATED + CURRENTLY 0 € NEWLY APPROVED SPECIAL ASSESSMENT +++

If you’re buying an apartment from the 1960s, you shouldn’t just be swayed by attractive pictures – first, take a look at the building.

Here, the energy certificate shows 154 kWh/(m²·a) and energy rating E – a remarkably decent value for a building constructed in 1961. In addition, the property features solid exterior walls with approximately 15 cm of added external insulation on two of its facades.

And above all: you are not buying a typical 1960s property where the roof, façade, insulation, and building technology have been postponed for decades.

Important for understanding: the apartment is part of the communal homeowners’ association (WEG) Gartenstraße 30/32 + Kriegsstraße 63/65. Therefore, significant measures were carried out in both sections of the building under the same WEG and – depending on the resolution – financed jointly.

For example, the roof renovation at Gartenstraße 30/32 was approved at approximately €130,000 and documented as completed in 2018. In 2023, the heating system at Kriegsstraße 63/65 was renewed for around €65,485 within the same WEG. Previous owners have already borne significant investments. The complete chronology is available under “Other / WEG.”

+++ 83.68 m² – AND NOT A SINGLE “ALIBI ROOM” +++

21.76 m² + 17.44 m² + 14.53 m²: three fully-fledged rooms, each accessible separately from the hallway. No through-room. No mini “third room.”

In addition, there is a separate 9.42 m² dining kitchen, a daylight bathroom with a bathtub, and an approximately 8.69 m² hallway with space for a wardrobe, shoes, and storage.

There is also a 1.56 m² storage/laundry room with a tumble dryer that is included in the sale. It also comes with its own cellar (unit no. 4).

The apartment runs through the depth of the building; windows on both sides allow for cross ventilation.

+++ SUCCESSFULLY RENTED AS A SHARED APARTMENT FOR YEARS +++

The suitability for a shared apartment (WG) has been proven in practice: with every new rental the demand was so high that prospective tenants would practically line up, and both current tenants and future tenants would greet each other cordially.

The floor plan explains why: 3 large private rooms + a separate communal kitchen + 2 balconies + a daylight bathroom + storage space.

The IKEA kitchen remains, including the washing machine and 2 freestanding fridge-freezer units; the dryer remains as well. No valuable bedroom has to be sacrificed as a common living room.

For parent-buyers this is interesting: one child can have their own room while the other two are, in principle, separately rentable. Later on, the floor plan works just as well for a couple, a small family, or a home office setup.

+++ 1ST FLOOR: ONE STORY UP – WITHOUT LIFT COSTS +++

Not on the ground floor directly by the sidewalk, yet not having to climb multiple flights of stairs daily either. The lack of an elevator also means no ongoing lift expenses and no future repairs/modernization issues regarding an elevator.

+++ 7-POINT CHECK +++

• 3 large separate rooms

• 9.42 m² dining kitchen

• 2 covered balconies

• Daylight bathroom

• 1st floor without elevator costs

• Kitchen + washing machine + 2 fridge-freezer combinations + dryer included

• Optional garage with its own land register entry

Freshly painted, vacant, and directly from the owner: move in immediately or rent it out again.

0% buyer’s commission. For an example purchase price of €349,000, the additional purchase costs of around 3.57% (approximately €12,459) do not apply here.

Optional garage (with its own land register entry): €20,000.

+++ CITY LIVING – WITHOUT BEING STUCK IN THE CITY +++

This is one of the biggest location advantages of Gartenstraße 32: the city center, universities, cycling, public transport, and car all work in parallel.

The apartment is located in the Südweststadt, right next to the inner city and Weststadt. Shopping, dining, and daily necessities are in the immediate vicinity; several public transport stops are within easy walking distance.

It is approximately 1.6–2 km to Karlsruhe’s main train station. For commuters this means: use public transport – or simply hop on a bike.

+++ UNIVERSITIES WITHIN CYCLING DISTANCE +++

• ZKM / Lorenzstraße: about 1 km

• Karlsruhe University of Applied Sciences / Moltkestraße: about 2 km

• University of Education / Bismarckstraße: about 2 km

• KIT Campus South / Kaiserstraße: about 2 km

• DHBW / Erzbergerstraße: about 3 km

• Main train station: about 1.6–2 km

Three separately accessible large rooms + several nearby universities + existing shared apartment equipment: precisely why the apartment works for students, young professionals, and parent-buyers – without being later locked into just one target group.

+++ OVER THE HISTORIC HIRSCHBRÜCKE TOWARD THE CITY +++

The historic green Hirschbrücke is practically at the doorstep. It has been connecting Südweststadt and the inner city since 1891; its historic iron elements and decorations are reminiscent of the Parisian Pont Neuf.

For everyday use: grab your bike and head straight for the inner city and the universities.

+++ CITY IN FRONT. FRESH AIR IN BACK. +++

The kitchen balcony does not overlook a narrow inner-city courtyard. Between Gartenstraße and Kriegsstraße lies the large communal inner courtyard of the complex. Approximately 30 m separates it from the opposite building façade, ensuring light, air, trees, and a sense of space.

In the courtyard there are also parking spaces within the complex. To prevent unauthorized or random parking, the WEG approved a barrier for €3,506.93, funded from the reserve.

+++ INTO THE CITY – OUT OF KARLSRUHE +++

For drivers too, the location is unusually practical. As part of the multi-billion-euro Karlsruhe combined transport solution, Kriegsstraße was completely reorganized: above it is a city boulevard, while the Karoline-Luise tunnel carries a significant part of the east-west traffic underground.

Via Kriegsstraße/Brauerstraße, you quickly reach the major Karlsruhe traffic arteries, and the Südtangente provides swift access to the south.

This distinguishes it from many inner-city locations: on foot and by bike you’re in the middle of city life – but by car you can quickly exit Karlsruhe.

And back at home, an optional private garage (with its own land register entry) is available directly on the property.

Whether on foot, by bike, by public transport, or by car – here you don’t have to choose just one means of mobility.

+++ FRESHLY PAINTED – KITCHEN IN PLACE – BATHROOM UPDATED – READY TO MOVE IN +++

The apartment has been freshly painted in white and will be delivered vacant. The existing IKEA kitchen including its equipment remains: move in and enjoy living – or furnish it and rent it out as a shared apartment.

+++ A DINING KITCHEN THAT WORKS FOR 3 RESIDENTS +++

The separate 9.42 m² kitchen is far more than just a kitchenette. Here you can cook and dine together without sacrificing any of the three large bedrooms.

Included in the sale:

• IKEA kitchen with oven/cooktop, extractor hood, and sink

• Washing machine

• 2 freestanding fridge-freezer combinations

• Tumble dryer in the separate utility room

Directly accessible from the kitchen is the second covered balcony with approximately 4.9 m² of actual space. Together, the kitchen and the kitchen balcony form a true communal area.

+++ DAYLIGHT BATHROOM, FRESHLY UPDATED +++

4.39 m² with a window and bathtub. The toilet, washbasin, and fittings have just been renewed. During the previous bathroom modernization, a Geberit concealed cistern was already installed.

+++ HALLWAY + STORAGE ROOM: PURE DAILY VALUE +++

The approximately 8.69 m² hallway offers space for a wardrobe, shoes, and additional storage. In addition, there is the separate 1.56 m² storage/utility room. Especially in a shared apartment or for a family, this means everyday essentials and laundry appliances don’t have to be placed in the living or sleeping areas.

+++ 2 COVERED BALCONIES – BOTH FULL OF PURPOSE +++

The larger balcony has about 6.9 m² of usable space – enough for a proper table and several chairs. The second balcony, approximately 4.9 m², is located directly off the kitchen.

+++ CITY IN FRONT. FRESH AIR BEHIND. +++

Between Gartenstraße and Kriegsstraße opens the large communal inner courtyard. According to our own measurements/estimates, there is approximately 30 m at the rear until the opposite building façade: light, sky, trees, and openness instead of a cramped courtyard.

The courtyard also provides parking spots within the complex. To prevent unauthorized or random parking, the WEG approved a barrier costing €3,506.93, which is financed from the reserve.

+++ MODERN BASE + CHARACTER +++

• Double-glazed white plastic windows

• Shutters on all windows

• Large balcony shutter (electric)

• Uniform laminate flooring

• Modern circuit breaker panel with an RCD (FI switch)

• Private cellar unit no. 4

• Fiber optic expansion at Gartenstraße 30/32 has been approved

Historic stove/fireplace elements are no longer in operation and serve purely as decoration – yet they offer unusual eye-catching character.

+++ GARAGE WITH OWN LAND REGISTER ENTRY +++

Optional for €20,000. Independent condominium ownership rather than just a special usage right. If not needed, it is generally separately rentable.

Assuming a rent of €100/month, that results in €1,200 annual rent, which equates to roughly a 6.0% gross yield on a purchase price of €20,000. This is a non-binding example calculation with no rental guarantee.

+++ NO BLACK BOX: WHAT WAS DONE, WHAT IT COST, AND HOW IT WAS FINANCED +++

The apartment is part of the communal WEG Gartenstraße 30/32 (G30/32) + Kriegsstraße 63/65 (K63/65) with a total of 2,000 MEA.

Here is the investment history instead of the usual phrase “well-maintained multi-family house”:

• 2013: Structural condition assessment of G30/32 by Dipl.-Bauingenieur/Specialist Nico Schleckmann

• 2014: Major renovation package for G30/32, approximately €470,000, financed long-term

• 2017/18: Roof work at G30/32 including roof structure, tiles, and insulation, approximately €130,000; subsequently documented as completed

• 2021: Further courtyard-side/facade planning for G30/32 by Huxhold, €29,736.85 from reserves

• 2023: Heating system upgrade for K63/65, €65,484.75

• 2023: Meter centralization for K65 at €32,258.42 and for K63 at €40,404.57

• 2023/24: Storage floor insulation for K63/65, €60,000

• 2023: Fiber optic at G30/32 approved, 0 € cost for the WEG

• 2023: Courtyard barrier against unauthorized/random parking, €3,506.93 from reserves

• 2025: Staircase upgrade for G30/32: new paint, €9,060.44 from reserves approved; execution is still pending

Current status of the resolution collection: no new special assessment has been approved for the apartment.

Thus, the buyer is not taking on a decades-old 1960s property that has been left untouched – previous owners have already borne significant investments.

+++ HOUSING CHARGES 2026: APARTMENT €365 | GARAGE €33 +++

Apartment: €268.63 for operating costs + €81.79 for the reserve + €14.58 for LBS = €365/month. This means an annual new contribution of €981.48 goes into the maintenance reserve.

Optional garage: €30.92 operating costs + €2.08 LBS = €33/month; no separate reserve contribution.

+++ LBS: 2.35% NOMINAL INTEREST RATE – TO 0 € BY 30.09.2031 +++

The historical renovation financing will be completely repaid by 30.09.2031. Model remaining debt for the entire WEG at the end of 2026: approximately €136,157.

+++ SHARED APARTMENT RENTAL: PROVEN PRACTICE FOR YEARS +++

The apartment has been successfully rented as a shared apartment for years. With every new rental, the demand was so high that prospective tenants would practically line up, and both current and future tenants exchanged a friendly handshake.

2024 heating/hot water costs: €1,697.09.

For example, with 3 rooms at a cold rent of €600 each, this results in €1,800/month or €21,600/year. With a purchase price of €349,000, this equates to a roughly 6.19% gross yield.

This is a non-binding example calculation with no rental/yield guarantee.

The land register, declaration of division, plans, calculation of living space, energy certificate, economic plans, statements, resolution collection, and renovation documents are all available.