Flat for sale 2 bedroom • 47 m² without real estateBerlin Kreuzberg Berlin 10961

### No Commission — Directly from the Owner — Vacant Possession ###

This well-maintained apartment is located on the fourth floor of a well-managed 14-unit apartment building dating from 1959. Its approx. 46 m² of living space comprises two rooms, a separate kitchen, a bathroom with natural light, a spacious hallway, and a balcony.

The apartment will be handed over with vacant possession, allowing you to move in immediately without notice periods or taking over an existing tenancy. Alternatively, if you wish to rent it out, you will have complete freedom in selecting tenants.

The apartment is currently still subject to a special short-term rental arrangement (lease for temporary use) and could be handed over with vacant possession at short notice.

The apartment includes a separate basement storage unit and a private parking space in the rear courtyard, which is included in the purchase price—a genuinely unique feature in Kreuzberg.

The parking space does not have its own land register entry and is currently rented out for EUR 140; the lease may be terminated. The basement storage unit is rented out for EUR 59, and this lease may likewise be terminated.

The floor plan is traditional and functional. The bright living room opens directly onto the balcony, offering views across the landscaped central promenade of Baerwaldstraße and into the treetops. At this level, the apartment benefits from abundant natural light, limited visibility from outside, and a view that is rare in this location. The bedroom is quiet and separate, while the kitchen is a separate room with its own window. All living areas and the hallway feature genuine hardwood parquet flooring.

The apartment has a fully fitted, extremely space-efficient kitchen with a dishwasher, microwave, and medium-sized integrated refrigerator. Thanks to the separate kitchen, the living room is a true living room, without a bed or kitchenette.

### Modernised Common Property ###

In recent years, the owners’ association has consistently invested in the building and renewed its key systems:

• 2021: Complete replacement of the cold-water risers and wastewater downpipes, including all associated work

• 2021: Replacement of the main electrical distribution system, including new circuit breakers and meter equipment

• 2021: Redesign of the front gardens

• 2024: New central gas heating system with modern condensing technology (investment of around €34,000) and professional decommissioning of the old oil tank

• 2026: Complete repainting and refurbishment of the stairwell, including doors and windows forming part of the common property

• Ongoing: Annual maintenance contract with a master roofing company

In 2027, the condominium owners’ association intends to begin the decision-making process regarding new windows as a further energy-efficiency upgrade, starting with an initial resolution.

The high-cost items—pipework, electrical systems, and heat generation—have therefore been addressed for the coming years. These are precisely the factors that determine future costs in existing properties. The current energy performance certificate rates the building as energy efficiency class D, with a final energy requirement of 117 kWh/(m²·year)—a good figure for a building of this age.

This year, the maintenance reserve was increased by an additional €10,000 without requiring any special contributions from the owners. As of August 2026, the building’s maintenance reserve amounts to €49,766.

The property is managed by a professional property management company, and an active advisory board has been elected. All minutes and financial statements are available in full.

The monthly service charge includes all operating costs, including heating, as well as contributions to the maintenance reserve. The apartment was previously let on an all-inclusive basis, meaning there was no incentive for tenants to save energy, and energy costs account for the largest share of the service charge. With normal usage, the service charge should decrease after just one year. My previous tenants had the highest consumption in the building.

One-minute walk to Carl-Hertz-Ufer; 350 metres to Prinzenstraße underground station (U1, U3, U12).

### Kreuzberg 61: Peaceful Living in the Heart of It All ###

Baerwaldstraße is one of the most pleasant addresses in Kreuzberg’s 10961 postcode area. A broad, tree-lined central promenade runs along the street, creating a green, almost boulevard-like residential environment—quiet and comfortable, yet only a few steps away from the vibrant life of Kreuzberg.

Recreation is right on your doorstep: the Landwehr Canal, Urbanhafen, and the riverside paths along Planufer can be reached within a few minutes on foot, as can the popular Böcklerpark. Kreuzberg’s outdoor swimming pool, universally known as “Prinzenbad,” is around 250 metres away. Those looking for more open space can cycle to Viktoriapark, with its waterfall, or to Hasenheide within just a few minutes.

Shopping and everyday amenities: supermarkets, bakeries, pharmacies, and doctors are all within walking distance in the neighbourhood. Bergmannkiez, with the Marheineke market hall, independent cafés, bookshops, and restaurants, is around a 15-minute walk to the south. Owner-operated cafés and small restaurants have also become established in the immediate neighbourhood, shaping the area’s distinctive character.

Families and education: Bürgermeister-Herz Primary School on Wilmsstraße is very close by, while further primary schools and daycare centres are located in the immediate vicinity.

Transport links: Prinzenstraße underground station (U1/U3/U12) is around a four-minute walk away. The Hallesches Tor transport hub (U1/U3/U6), served by numerous bus routes, is also nearby. Potsdamer Platz, Mitte, and Museum Island can be reached in approximately 15 minutes. In Kreuzberg, almost everything is quicker by bicycle anyway—and for anyone who still needs a car, the apartment comes with its own parking space.

Kreuzberg 61 has long been regarded as one of Berlin’s most stable and sought-after residential neighbourhoods.

The apartment is fully and attractively furnished. The furniture should preferably be taken over by the buyer.

• Vacant possession; short-notice handover possible by arrangement

• 2 rooms, separate kitchen with window, bathroom with natural light, spacious hallway

• Balcony accessed directly from the living room, with views of greenery

• Genuine hardwood parquet flooring in the hallway and living areas

• Fitted kitchen with oven, dishwasher, and ceramic hob—included with the apartment

• Bathroom with window: shower with thermostatic mixer, wall-mounted toilet, heated towel rail, fully tiled

• Central gas heating with condensing technology; heat generator installed in 2024

• Hot water supplied by the apartment’s own instantaneous water heater, newly installed in 2024

• Renewed water and wastewater pipes and modernised main electrical distribution system

• Passenger lift in the building

• Smoke detectors in all relevant rooms, with maintenance organised by the owners’ association

• Fibre-optic connection to the building already installed (Telekom)

• Separate basement storage unit

• Private outdoor parking space, included in the purchase price

• Solid construction with reinforced-concrete ceilings, full basement, and bicycle storage facilities in the building

• Recently refurbished stairwell (2025/26)

• Energy efficiency class D; energy performance certificate valid until 2036

The property is being sold directly by the owner with no commission payable. All documentation is available in full and will be provided to serious prospective buyers. An expert appraisal of the property’s remaining economic useful life is also available and may be relevant for tax purposes to investors (3.85% depreciation).

Please understand that I can only respond to complete enquiries that include your name, telephone number, and email address.

All information is based on the documents available to me and has been compiled to the best of my knowledge. No liability can be accepted for its completeness or accuracy. Subject to prior sale.