Flat for sale 2 bedroom • 60 m² without real estateHamburg Eidelstedt Hamburg 22525

The apartment for sale, which is currently vacant, is located in a well-maintained multi-family building constructed using solid construction methods dating from 1962. The building comprises a total of nine residential units and, due to its manageable size, offers a pleasant and quiet living atmosphere.

The apartment comes with its own basement storage room, providing additional storage space. A particular highlight is the recently redesigned balcony. The original balcony was removed and replaced by a spacious, sunny balcony, giving the apartment an attractive additional outdoor area with a high level of comfort.

As part of the balcony renovation, further construction measures were necessary. For example, the basement access at the rear of the building was renewed to ensure safe and comfortable access to the basement. In addition, the glazing of the staircase was replaced.

Significant improvements have also been made to the building’s energy efficiency. Around 2005, an external thermal insulation composite system (ETICS) was installed, which significantly improved the energy quality of the building envelope. In addition, the property features double-glazed plastic windows.

The building is heated by an oil-fired central heating system from 2006. The final energy consumption indicated in the energy certificate amounts to 136.2 kWh/(m²·a), corresponding to energy efficiency class E.

Overall, the property presents itself as a solid residential complex with completed modernization and maintenance measures, as well as an energetically improved building envelope. Particularly noteworthy are the newly designed, spacious balcony, the modernization measures already carried out on the common property, and the manageable size of the residential complex with only nine units.

The property is located in Eidelstedt, an established yet dynamically developing district in the Eimsbüttel borough in western Hamburg. The district is characterized by its good infrastructure, developed residential structure, and excellent transport connections, offering attractive circumstances for both owner-occupiers and investors.

For everyday needs, numerous shopping and service facilities are available in the immediate vicinity. Supermarkets, everyday provision stores, and additional services can be reached quickly and conveniently. The educational and childcare offerings are also comprehensive: kindergartens and all types of schools are located nearby and are accessible within a few minutes.

A particular advantage of the location is the very good connection to public transportation. Various bus lines as well as the AKN and S-Bahn guarantee swift links to Hamburg’s downtown and the surrounding districts. For example, the Hamburg district of Altona is approximately 10 minutes away by S-Bahn, while Hamburg’s main train station can be reached in about 20 minutes.

For individual traffic, Eidelstedt also offers an excellent location. Thanks to its proximity to the Hamburg-Nordwest motorway interchange, there are quick connections to highways A7 and A23. This makes both Hamburg’s inner city and the surrounding area as well as long-distance destinations conveniently accessible.

Thus, Eidelstedt combines the advantages of an urban residential location with excellent transport infrastructure and short distances to shopping facilities, educational institutions, and workplaces. The combination of good accessibility, established infrastructure, and ongoing development makes the district an interesting and sustainably sought-after residential location within Hamburg.

The apartment is ideally suited both for owner-occupiers and as an attractive investment property. It is offered in the modernized and well-maintained condition shown in the pictures, and the comprehensive renovation provides an excellent basis for long-term and sustainable use.

A special feature of the apartment is the bright and light-flooded living atmosphere. Thanks to the ample sunlight and the spacious balcony, the living areas are pleasantly bathed in daylight, creating a friendly and open sense of space.

The apartment was comprehensively and high-quality renovated in 2022/2023. Not only was the bathroom modernized, but the entire apartment was completely overhauled. Nearly every area was renewed or completely redesigned. Investments were made in every room—from the electrical installation to the flooring, as well as the walls and the kitchen. The existing doors were professionally refurbished and renovated.

The renovation work included, among other things:

• Complete renewal of the electrical installation

• High-quality new flooring throughout the apartment

• Modern and durable click-vinyl/parquet flooring

• Complete renewal of the bathroom, including tiling, fixtures, sanitary installations, and electrical work

• New fitted kitchen

• Comprehensive renovation and redesign of all rooms

• Complete overhaul and new finishing of the walls

• Refurbishment and renovation of interior doors

• Extensive painting and renovation work throughout the apartment

Thus, after the renovation, the apartment presents itself almost entirely in a new and contemporary condition. The work carried out is documented by corresponding invoices, so that the extensive investments are transparently verifiable.

The well-thought-out layout includes an inviting entrance area with a hallway, two well-proportioned bedrooms, a spacious and particularly bright living room with direct access to the newly designed large balcony, a modern kitchen, and the completely renewed bathroom.

The common property has also been enhanced in recent years through various measures, including in particular:

• Year built: 1962

• Oil-fired central heating from 2006

• Already installed external thermal insulation composite system (ETICS)

• Newly designed and spacious balcony

• Newly laid lawn area

• Renewed staircase glazing

• New paintwork on the staircase

• Own basement storage room

Particularly noteworthy is the interplay between the comprehensive renovation of the apartment, the bright and friendly living atmosphere, the spacious balcony, and the modernization measures already carried out on the common property.

For investors, the property offers an interesting starting point, as the modern and almost new interior design creates a contemporary standard of living that supports long-term rental potential. At the same time, the apartment is ideal for owner-occupiers who are seeking a fully modernized home without the need for immediate additional renovation work.

The combination of a fully modernized interior, a spacious balcony, good natural lighting, and already completed building improvements makes the apartment an attractive property for both owner-occupiers and those seeking a sustainable long-term investment.

Existing Tenancy – Ongoing Income

A particular advantage for investors: The apartment is currently rented and already generates regular rental income.

The current monthly rental breakdown is as follows:

• Net cold rent: €980.00 per month

• Advance payment for operating costs: €125.00 per month

• Advance payment for heating costs: €125.00 per month

• Total payment by the tenant: €1,230.00 per month

• Annual net cold rent: €11,760.00

Thus, the buyer takes over an already rented and modernized apartment with an existing cash flow, making the property especially attractive for investors who value immediate and transparent rental income.

The specific gross rental yield can be determined individually on the basis of the respective purchase price. The key point is that the buyer is confronted not only with theoretical rental potential, but with an existing tenancy generating ongoing income.

Location with Long-Term Perspective

In addition to the current rental cash flow, the development of the location is particularly relevant for a long-term real estate strategy.

Eidelstedt benefits from its integration into the Hamburg real estate and job market, its good transport infrastructure, and its proximity to established residential and commercial centers. The Eimsbüttel borough also pursues long-term development objectives and focuses, inter alia, on the further development of existing neighborhoods and additional residential potential. The current residential development program of the borough involves around 9,100 potential residential units on 101 sites for the period up to 2029 and beyond.

From an investor’s point of view, the property combines several key factors:

• Existing property + comprehensive modernization + existing tenancy + attractive outdoor area + established Hamburg residential location.

The already completed comprehensive renovation significantly reduces any short-term need for refurbishment within the apartment and creates a contemporary living standard. At the same time, the existing tenancy offers an immediately transparent income situation.

For a long-term oriented investor, the combination of ongoing rental cash flow, potential long-term rental development, and potential appreciation of the Hamburg residential location can be very attractive. Any future rental development should always be assessed considering the applicable rental law, the rental contract, and comparable rents.

Overall, this is a fully modernized, rented condominium in a small residential complex with an attractive long-term investment profile—an asset in which both the current income and the future development of the location and housing stock can play a role in the investment decision.