Flat for sale 3+1 • 65 m² without real estate, Baden-Württemberg

I am privately selling my 3-room top-floor apartment in a two-family house (built in 1970) in Nufringen. The apartment includes:

• **Garden:** Most of the garden is allocated exclusively to this apartment (exclusive right of use; area as shown in the partition plan); a narrow strip is allocated for use by the other apartment. Access is provided by a right of way through the ancillary room of the neighboring ground-floor apartment; according to the 2007 addendum to the declaration of division, this forms part of the separately owned property. The garden can also be accessed through a gate at the side of the house, which is wide enough for a car or trailer.

• **Garage on the ground floor** (separately owned property)

• **Ancillary room on the ground floor** (separately owned property), at ground level behind the garage

• **Storage room in the attic**, approx. 17 m² floor area, with two skylights, built-in wardrobe and radiator (separately owned property; due to the sloping roof, only part of it has full headroom; not counted as living space)

• **Shed and garden house:** Exclusive right of use to ⅔ of the shed according to the declaration of division: the section to the right of the garage door, to the best of my knowledge including the garden house attached on the right; the section to the left of the garage door belongs to the other apartment

The living area is approx. 64.5 m² (area calculation by an architect dated March 23, 2026: 64.46 m²): living room 18.54 · bedroom 13.35 · child’s/dining room 12.42 · kitchen 8.95 · bathroom 3.75 · WC 1.80 · hallway 5.65 m². **Please note:** The declaration of division and partition documents state a living area of 62.35 m² (calculation from 1969). The difference is due to the use of different calculation methods. The living area is not guaranteed. Layout: living room, bedroom, child’s or dining room (with a serving hatch to the kitchen), kitchen, bathroom, separate WC and hallway. Usable floor area approx. 24 m² (attic storage room approx. 17 m², ground-floor ancillary room approx. 7 m²).

**Attic storage room – information regarding a prepared option that cannot currently be implemented:** One of the two attic storage rooms belongs to the apartment. It is being sold as a storage room and is not included in the living area.

• The owner has made preparations to convert the attic into living space. Planning permission for the change of use, a partition plan with a certificate of self-containment (2026), and a draft amendment to the declaration of division are available.

• The planning permission covers both attic storage rooms, including the room belonging to the other apartment. It can only be implemented if the owners of the other apartment agree to sell this room as well and the declaration of division is amended. The necessary consent/release from their financing bank has not been obtained. The change of use is therefore not currently possible.

• The planning permission will expire if work does not commence within three years of its issuance (Section 62 of the Baden-Württemberg State Building Code, LBO BW).

• The documents can be provided upon request. They do not form part of the purchase and have not been factored into the purchase price. No assurance is given that the change of use will ever be possible.

The apartment was partially renovated in 2026, is vacant and ready for immediate occupancy. It is being sold in its present condition (see the known circumstances under “Features” below).

Nufringen (approx. 5,900 inhabitants) is located in the Böblingen district in the Gäu region, approx. 3 km from Herrenberg and approx. 12 km from Böblingen.

• **S-Bahn:** Nufringen station on the S1 line is approx. 300 m from the apartment as the crow flies. According to timetable information, the journey to Stuttgart Central Station takes approx. 35–40 minutes.

• **By car:** The A81 motorway is approx. 3 km away, and the B14 is nearby.

• Local amenities include daycare centers, an elementary school and shops for everyday needs.

I will provide the exact address after initial contact.

• According to the owner, the apartment’s electrical installation was renewed around 2014 (no supporting documentation is available), excluding the attic

• Wood-aluminum windows, renewed around 1995 to the best of the owner’s knowledge

• Renewed in 2026: apartment entrance door and all interior doors; walls freshly painted; parquet flooring in the rooms sanded and refinished; new vinyl flooring in the WC; new kitchen worktop

• Bathroom with natural stone flooring; separate WC

• A chimney connection is available in the child’s/dining room. A wood-burning stove was connected there until around 2021. As usual, any new stove will require approval by the chimney sweep.

• The fitted kitchen (approx. 2014) is included in the sale without warranty

**Known circumstances and foreseeable maintenance requirements:**

• The water pipes are made of galvanized steel and are corroded internally. The water becomes discolored after prolonged periods of non-use. Replacement is foreseeable.

• **Heating:** Oil-fired central heating with a low-temperature boiler, built in 1980, operational and regularly serviced, most recently in 2026. To the best of the owner’s knowledge, there is no statutory obligation to replace it.

• **Attic storage room** (with two skylights): It is in reasonable condition. To the best of the owner’s knowledge, the flooring was renewed around 2021. Otherwise, it has older finishes and old electrical wiring. A minor leak at one skylight was sealed around 2023. The room is wood-paneled and has a radiator connected to the central heating system. It was previously used as a home office, including by the owner. However, it is not approved as living space, and its previous use does not establish any right to use it as living space.

• **Radiators:** The radiators beneath the kitchen and living-room windows were removed around 2014, and the connections have been sealed. The living room has another radiator; the kitchen has no radiator of its own. The hot-water circulation pipe runs beneath the bathroom floor and continuously warms the floor.

• **Meters:** The calibration period for the water meters has expired, and they must be replaced. A heat meter for hot water, as required by the Heating Costs Ordinance, has not yet been installed.

I have summarized all circumstances known to me in a detailed disclosure list. Prospective buyers will receive it before the viewing.

**Owners’ association:**

• There are only two apartments, and there is no property manager. The apartments may only be used for residential purposes. Decisions are made jointly by both owners.

• No monthly service charge is levied, and there is no maintenance reserve fund. Matters concerning the common property are handled directly between the two owners.

• Consumption costs (heating, hot water and water) are billed annually by a metering service based on meter readings.

**Additional information:**

• According to the partition plan, there is a narrow communal corridor on the ground floor between this apartment’s garage/ancillary room and the boiler room. The partition walls shown in the plan were never constructed. The neighboring apartment may use this area to access the heating system, oil tank and its ancillary room.

• A building servitude involving an obligation to construct and maintain a fence is entered in the land register (land register extract dated October 27, 2026, is available). The precise terms are set out in the register of servitudes. An extract is available (in old handwriting) and may be inspected; I do not know its exact content.

**Private sale with no agent’s commission:**

• The floor plan, declaration of division, disclosure list and billing statements will be provided after initial contact. I will present the energy performance certificate no later than at the viewing.

• Viewings by appointment. When making an inquiry, please briefly state whether you intend to occupy the apartment yourself and how far you have progressed with arranging financing.

• **Reservation:** After the viewing, I can reserve the apartment for you in writing, free of charge, for 14 days upon request. Conditions: Within 7 days, you must provide evidence that you have instructed a notary, and within 14 days, you must submit a binding financing commitment or proof of sufficient equity.

• The buyer selects and instructs the notary. The buyer bears the costs of the notary, land register and property transfer tax.

• All information is based on the available documents and on my knowledge as the owner. No warranty is given. The notarized purchase agreement alone shall be legally binding.