Flat for sale 2+kk • 62 m² without real estateBergetstraße 12 München Allach Bayern 80997

COMMISSION-FREE: This apartment offers living and working space on two floors under one roof!

AT A GLANCE:

· Available immediately

· The apartment extends over two floors:

· Ground floor: 2.5 rooms, kitchen, bathroom, and hallway. Living area: 62 m²

· Lower ground floor: large studio/hobby room. Usable area: 44 m²

· South-facing loggia (balcony): 2.2 m²

· Energy efficiency class C, central gas heating

· New windows with exterior roller shutters

· Intercom system, smoke detectors

· Building with 12 apartments, built in 1984

· No elevator

· Shared bicycle storage room in the building

· Property condition: well maintained

THE APARTMENT

Upstairs:

Our apartment is located on the raised ground floor and can be reached via just a few steps in the communal stairwell. All rooms on the upper floor of the apartment have genuine hardwood parquet flooring, while the kitchen and bathroom are tiled. The bright, open-plan living and dining area with adjoining kitchen* opens onto a sunny, south-facing loggia with views of the greenery. Here you can enjoy fresh air, sunshine, and birdsong.

This floor also includes two rooms that can be used flexibly as bedrooms, guest rooms, offices, or children’s rooms. The functional bathroom is equipped with a bathtub.

A wooden staircase connects this floor to the lower level.

Downstairs:

The highlight of this property is the large, bright 44 m² room on the lower ground floor: a truly versatile space for anyone who needs plenty of room for living, hobbies, or work. In the photo gallery, we have staged it to illustrate various possible uses: as a tailor’s studio, office, yoga room, gym, etc. It is, of course, also suitable as an additional large room for families or guests, or as a cool bedroom on particularly hot days. This room** is accessible both from within the apartment and via the communal stairwell:

· Ceiling height: 2.40 m

· More than 12 m of uninterrupted room length

· Windows facing two directions (north/south)

· Two radiators ensure a comfortable room temperature

· Easy-care, light-colored tiled floor

NOTES

*The kitchen area has its own door leading from the hallway. If desired, a wall can be added between this room and the living/dining area, creating a separate kitchen.

**The room on the lower ground floor is officially designated as a hobby room/cellar and not as commercial premises. Any work carried out there must therefore not be noisy, produce unpleasant odors, or generate substantial customer traffic.

The law expressly permits so-called “freelance” activities, such as those performed by architects, filmmakers, painters, and many others.

The strict regulations applicable to commercial premises do not apply here: fire protection, escape routes, and other requirements are assessed under standard residential regulations.

Please note: All information is provided without warranty. This listing does not constitute a legally binding offer. Errors and prior sale are reserved. The notarized purchase agreement shall be authoritative.

ALLACH:

Munich-Allach is located in the northwest of Munich, around 12 km from the city center, and directly borders Karlsfeld. First mentioned as “Ahaloh” in 774, this historic district combines village charm and abundant greenery with good connections to the city center. With companies such as MTU Aero Engines, MAN, and Krauss-Maffei, Allach is also an important business location.

LOCATION OF THE APARTMENT:

The apartment is situated in a quiet, green residential area in Munich’s Allach district. The immediate surroundings consist mainly of well-maintained residential properties, small green spaces, and a family-friendly neighborhood.

PUBLIC TRANSPORT CONNECTIONS:

Karlsfeld S-Bahn station (S2) is approximately a nine-minute walk away. According to the timetable, the S2 runs every 20 minutes and takes approximately 15 to 20 minutes to reach Munich Central Station and Marienplatz.

Additional bus routes, including numbers 164, 160, and 165, complement the local public transport network.

CONNECTIONS BY CAR:

The Munich-Ludwigsfeld junction on the A99, as well as the Munich-Allach motorway interchange (A8) and Munich-Feldmoching interchange (A92 toward the airport), can all be reached within a short driving time. According to Google, the journey to Munich Airport (MUC) takes 22 minutes.

SHOPPING, EDUCATION, AND EVERYDAY AMENITIES:

A supermarket with a bakery is just around the corner.

A kindergarten, primary school, middle school, and secondary school are located within a 3 km radius.

German, Italian, and Asian restaurants can be found within a 2 km radius.

NATURE AND RECREATION:

The Lochholz woodland, the Würm River with its walking and cycling paths, the Allacher Lohe nature reserve with Allach Forest, and Lake Karlsfeld are all easily accessible on foot, by bicycle, or by bus. The idyllic Waldschwaigsee lake is approximately a 15-minute bicycle ride away.

Travel times are based on the regular timetable and are subject to change.

The monthly service charge is composed as follows (2025 statement):

- €329.12 per month for operating and administrative costs

- €130.88 per month as a contribution to the maintenance reserve

The previous tenants’ heating costs amounted to approximately €2,000 for the billing period.

Heating costs are calculated using evaporative meters attached to the radiators.

The total monthly payment currently amounts to €547.00.