Flat for sale 2+kk • 56 m² without real estateStuttgart Ost Baden-Württemberg 70184

In a sought-after and stable location in the state capital, this solid condominium is available for sale commission-free. The property is situated in a well-maintained multi-family building that impresses with its historic structure and status as a cultural monument. For the investor, this not only means acquiring a value-retaining tangible asset, but above all, gaining access to exclusive tax conditions that can sustainably optimize the after-tax yield.

The mezzanine-level 2.5-room apartment impresses with an efficient floor plan of approximately 55.7 m². The rooms are presented in a well-kept condition; bright living areas with laminate flooring merge with functionally tiled areas in the kitchen and bathroom. The daylighted bathroom features a bathtub. A key advantage for management is that the fitted kitchen is explicitly not rented out but is provided solely for use, which minimizes the maintenance risk for the owner.

The technical features include modern, insulated plastic windows and an independent gas individual heating system (gas direct supply without prepayment) that is up-to-date. Through their own heating behavior, the tenant independently controls their costs. A separate basement compartment rounds off the available space. Due to heritage protection, there is no obligation to provide an energy performance certificate, which further simplifies the management of the property.

In addition to the regular building depreciation (AfA) of 2.5% for properties built before 1925, the monument status according to § 7i of the Income Tax Act (EStG) offers considerable depreciation opportunities for future renovations. Furthermore, the property benefits under the new Baden-Württemberg State Real Estate Tax Act from a 10% reduction in the tax assessment rate.

Why this investment is worthwhile for you: While in Stuttgart’s city centre expensive purchase price factors of 26 to 30 are common (resulting in meager yields of under 3.5%), here you are acquiring a property at an absolute fixed price with an above-average gross rental yield of 4.77% and a purchase price factor of only 20.9. All devaluing factors (such as the moderately renovated condition and the gas heating system) have already been fully and generously factored into this low multiplier. You are buying genuine substance with room to grow for the future.

Solid reserve formation: The homeowners’ association manages in a forward-looking and solid manner. The proportional reserve balance for this apartment amounts to an attractive €3,312.84 as of December 31, 2025, which, relative to the purchase price, represents an excellent financial safety cushion. With a monthly service charge of only €204.00 (of which non-allocable costs amount to an extremely low €462.84 per year), ongoing management remains maximally predictable for you as a landlord. You are taking over an economically healthy property with a real buffer for the future.

Future-proof technology & excellently maintained: The independent gas heating system is demonstrably serviced by professionals every year and is in impeccable, reliable operating condition. Since the tenant directly pays the heating costs to the energy provider, as the owner you incur no bureaucratic hassle or financial prepayment risks. Additionally, the tenant independently controls their own heating costs through personal usage.

Schwarenbergstraße is one of the most sought-after and vibrant growth districts of the state capital. The apartment’s micro-location perfectly combines urban living with quiet retreats. Diverse shopping opportunities for everyday needs, supermarkets, and a vibrant gastronomy scene are located in the immediate vicinity within walking distance.

Public transportation is excellently connected: The Stadtbahn stops “Bergfriedhof” (U4) and “Ostendplatz” (U4, U9), as well as important bus routes, are reachable within a few minutes on foot, taking you or your tenants in less than 10 minutes directly into Stuttgart’s city centre and main station. For high leisure value and quality of life, the world-renowned recreational areas are right at your doorstep: the idyllic Uhlandshöhe and the expansive park of Villa Berg are conveniently accessible on foot. This first-class combination of comprehensive infrastructure and high location quality guarantees permanently stable, top-tier rental demand and secures the long-term value development of this listed property.

The apartment stands out thanks to a well-thought-out and excellently rentable floor plan that optimally utilizes the space. The cozy loggia invites relaxation and noticeably enhances urban living comfort. Timeless laminate flooring has been laid in the living areas, while the kitchen and bathroom feature functional tiling. The daylighted bathroom is a genuine plus on the rental market and includes an inviting bathtub. The fitted kitchen, already included in the purchase price, is in a well-maintained, standard condition and perfectly completes the overall picture of this solid property.

Economic Key Data:

• Sale by private owner at a fixed price: Absolutely commission-free (approximately €7,500 savings on purchase).

• Purchase price: €215,000.00 (fixed price).

• Current net rent: €855.00 per month (€10,260.00 per annum / €15.35 per m²).

• Potential net rent: €983.25 per month (€11,799.00 per annum / €17.65 per m²).

• Top yield: A strong current gross rental yield of 4.77% with a rapid increase to over 5.4% potential yield (exactly 5.49%).

• Monthly service charge: €204.00 (of which non-allocable costs are only €462.84 per annum).

• Future-proof reserves: Annual contributions of €576.00; the proportional reserve balance already stands at €3,312.84 (total homeowners’ reserve: €34,508.74 as of December 31, 2025).

• Minimized landlord risk: The fitted kitchen is contractually provided for use only.

• Well-maintained technology: Independent gas boiler in flawless condition with consistent annual maintenance.

• GEG protection shield (monument bonus): Complete legal exemption from the costly energy renovation obligations of the Building Energy Act (GEG) as well as no obligation for an energy performance certificate.

• Tax turbo for high earners: Official monument status with exclusive special depreciation under § 7i EStG (100% deductibility for renovations) as well as increased old building depreciation of 2.5% per year to actively reduce your tax burden.