Flat for sale 3+1 • 64 m² without real estateKöllnische Straße 44 Berlin Niederschöneweide Berlin 12439

For sale is a 3-room condominium that was comprehensively renovated in 2025, located on the raised ground floor on the right side of a well-maintained pre-war building from 1925 – just about 100 m from the banks of the Spree in Berlin-Niederschöneweide. The sale is conducted directly by the owner, without any broker’s commission.

The apartment offers 63.15 m² of living space (measurement according to WoFlV, 10/2024). From the central hallway, each room is accessed separately – there is no through room:

• Room 3: 16.91 m² (with bay window)

• Room 2: 13.87 m²

• Room 1: 7.67 m²

• Kitchen with window: 12.62 m²

• Hallway: 6.44 m²

• Daylight bathroom with bathtub: 5.20 m²

• Storage room: 0.44 m²

This layout makes the apartment suitable both for renting out individual rooms and for couples or small families.

RENTAL AND YIELD

The apartment is rented room by room; all three rooms are occupied (individual contracts per room, fixed term until 05/2027, with a deposit per tenant equal to two months’ rent):

• Room 1 (7.67 m²): €450

• Room 2 (13.87 m²): €600

• Room 3 (16.91 m²): €650

Total rental income: €1,700 per month / €20,400 per year (all-inclusive rent covering heating, water, electricity, broadcasting fee and internet). The net cold rent is therefore approximately €1,400 per month.

At a purchase price of €259,000 (approximately €4,100/m²), the gross rental yield is around 7.9% (factor about 12.7) or around 6.7% after condominium charges and property tax.

FLEXIBLE: INVESTMENT OR OWNER OCCUPANCY

After the expiration of the fixed-term leases, the apartment will be vacant from 06/2027. Until then, rental income continues. After that, all options are open: continuation of room-by-room rental, renting out the entire apartment, or owner occupancy.

ONGOING COSTS

• Current condominium fee: €249.05 per month (from 01.01.2027: €287.82), including a reserve of €25.44; includes heating and cold water

• Property tax: €135.92 per year

Niederschöneweide is located in the Treptow-Köpenick district in southeast Berlin, directly on the Spree. Köllnische Straße is a quiet, tree-lined residential street, and the riverbank is about 100 m away.

Supermarkets and a bakery are within a few minutes’ walk. Doctors, pharmacies, cafés, and restaurants can be found in the immediate vicinity, and the Schöneweide station shopping centre is nearby. There are schools and day care centres in the area.

Accessibility:

• Bus stop approximately a 3-minute walk away

• S-Bahn and regional train station Schöneweide about a 5-minute bike ride away

• S-Bahn station Oberspree about a 5-minute bike ride away

• Alexanderplatz about 25 minutes by public transport

• Federal road B 96a and the city motorway A 113 are in close proximity; BER airport is easily reachable

On the opposite side of the Spree lies Oberschöneweide with the HTW Berlin’s Wilhelminenhof campus; the Adlershof technology park is just a few S-Bahn minutes away. Both ensure stable demand for rooms and small apartments. Parking is available on the public street.

The apartment was renovated in 2025 by a specialist company in all trades except for the bathroom:

• Electrical work: new electrical distribution board, electrical wiring in the entire apartment renewed in the wall, all sockets and switches replaced (warranty certificate from an electrical specialist company is available)

• Walls and ceilings: old wallpaper completely removed, surfaces filled, sanded, smoothed and painted twice in white

• Floors: new light-colored laminate in herringbone pattern installed in the rooms, kitchen, and hallway, with new white skirting boards

• Kitchen: new fitted kitchen (2025) with stove, oven, sink, fridge-freezer combination and dishwasher, tiled backsplash in white herringbone pattern, washing machine space (remains in the apartment and is included in the purchase price)

• Doors: period doors refurbished and painted white

• Bathroom: daylight bathroom with bathtub, wall-to-wall tiled, towel radiator – from the building refurbishment, fully functional; modernization is an option for the buyer

Building: Constructed in 1925, comprehensively renovated in 2000. It is a solidly built structure with a rendered façade and a tiled roof, 4 full floors, fully basemented, with 8 apartments per entrance. Plastic windows with double glazing. Central heating supplied via local/district heating. A well-maintained residential complex with a landscaped inner courtyard.

Energy Certificate: Consumption certificate, final energy consumption 85.9 kWh/(m²·a), energy efficiency class C, energy source: fossil heating plant (local/district heating), heating system built in 2005, valid until 11.09.2028.

OWNER COMMUNITY

• WEG Köllnische Str. 38–50 with 154 apartments (approx. 10,471 m² of living space)

• Co-ownership share: 607/100,000

• Land register: Treptow, Sheet 23270N

• Administration: WOBEGE mbH, appointed until 31.12.2028

• Reserve fund: €1,073,229.79 (as of 31.12.2024), calculated share approx. €6,500

• Special assessments: none decided (ETV 23.09.2026); the measures decided in 2026 (e.g., bicycle holders, fence, façade work) will be financed from the reserve fund

DOCUMENTS AVAILABLE UPON REQUEST

Extract from the land register, partition declaration, rental contracts, operating plans and condominium fee statements, minutes of the owners’ meetings, energy certificate, floor plan, living area calculation as well as proof of the 2025 renovation.

VIEWING

Viewings by appointment and in coordination with the tenants. Sale directly by the owner – no broker’s commission.

All information has been compiled carefully but is provided without any guarantee as to its accuracy and completeness. Only the terms of the notarial sales contract shall be binding. Subject to prior sale and error.