Flat for sale 4+1 • 97 m² without real estateBochum Wattenscheid Nordrhein-Westfalen 44866

Rented 4-Room Apartment with 96 m² and Two Bathrooms in Bochum-Wattenscheid, Commission-Free

For sale is the largest apartment in the building: a rented 4-room condominium with 96.12 m² of living space on the 1st floor of a multi-family house in Bochum-Wattenscheid, created by merging two apartments. It offers four rooms (living room 17 m², two bedrooms 20 m² and 14 m², and a study 16 m²), a separate kitchen with a dining area, and two bathrooms with windows—one with a bathtub and one with a shower. Two of the rooms can be connected by a wide sliding door. The apartment was renovated in 2010, and its own gas-heating system was renewed in 2024. A cellar storage room is included, and a parking space in the courtyard can be purchased for €5,000.

Rental Information

The apartment has been rented since September 2020. The net cold rent was adjusted to €574.00 as of October 1, 2026, with the tenants’ consent. You are buying an apartment that generates rental income from day one.

Rental Subsidy, Simply Explained

Since the rent has just been adjusted and another increase is not possible until several years later, we, as the seller, will pay you a total rental subsidy of €4,500 for the first three years. That is €125.00 per month in addition to the rent, for 36 months. This brings your income in the first three years to €699.00 per month, which corresponds to a 6.71% return on the purchase price. From the fourth year onward, the regular rent continues (5.51% yield as of today). The subsidy is included in the purchase price and will be stipulated in the notarial purchase contract.

Potential

At €5.97/m², the rent is below the current market level in Wattenscheid of around €8.27/m². With a tenant change, the apartment can be re-let at market conditions; 4-room apartments with two bathrooms are rare in the area. At around €1,300/m², you are buying well below the average asking price in the district. After the restriction period expires, the apartment is also attractive for families wishing to occupy it themselves.

Taxes

An appraisal regarding the remaining useful life of the property will be prepared. We assume that this will allow for a building depreciation (AfA) of at least 4% annually instead of the usual 2% (§ 7 Para. 4 Sentence 2 EStG). For example: €100,000 building portion × 4% = €4,000 depreciation per year. This is not tax advice; please consult with your tax advisor.

Building and Community

Built in 1954, solid construction, energy efficiency class C. The condominium association was reestablished in 2026. The seller contributes €1,000 per sold apartment to the maintenance reserve; after the sale of all eleven apartments, that amounts to €11,000. There is an estimate for the facade amounting to around €18,000; up to 50% of the eligible costs can be subsidized through Bochum’s courtyard and facade program. Whether the renovation is carried out will be decided by the condominium association; no special levy has been approved. The attic has been sold and is being converted—the costs are borne solely by its owner. Monthly service charge is €221.42. Other apartments in the building are also for sale; package pricing is available upon request.

Location

The apartment is located in the Günnigfeld district of Bochum’s Wattenscheid district, a well-established residential area with post-war multi-family houses and a close-knit atmosphere. A supermarket is within a few minutes’ walk, and the Wattenscheid center—with doctors, pharmacies, cafés, and additional shopping opportunities—is in the immediate vicinity. A primary school, secondary school, and daycare center are located in the neighborhood.

The nearest bus stop is only a few minutes’ walk away; thanks to several bus lines, Wattenscheid train station, and the A 40 and A 448 highways, Bochum, Essen, and Gelsenkirchen are quickly accessible. Nearby green spaces provide opportunities for local recreation, and fiber optic as well as 5G networks are well developed.

The neighborhood is a stable tenant area in the affordable segment, so the vacancy risk is accordingly low. Bochum has around 365,000 inhabitants and is an important educational center in the Ruhr area with Ruhr University Bochum and several other higher education institutions.

Notes

The interior photos are original shots; furniture has been digitally removed out of consideration for the tenants. The fitted kitchen belongs to the tenants. There is a three-year termination protection period in accordance with § 577a BGB, and the tenants have a right of first refusal under § 577 BGB. The property is sold commission-free directly by the owner. A detailed exposé is available upon request.