Flat for sale 1 bedroom • 37 m² without real estateIm Haberacker 1b Karlsruhe -Durlach Durlach Baden-Württemberg 76227

Facts over Fantasy – This Investment Really Pays Off

€145,000 purchase price – €139,000 in rental income contractually secured

• 15 years of guaranteed cash flow: The rent is legally fixed and automatically increases by 3% each year. The graduated lease runs until 2040 – independent of rent cap, rental increase limit, or political climate.

Invest in Location, Stability, and Preservation

• No promises, only facts: This apartment brings you secured income in a well-maintained building without overdue renovations – in the underestimated yet growth-oriented micro-location Karlsruhe-Durlach-Aue.

Compact, Solid, Valuable – Your Opportunity for Predictable Returns

• 1-room apartment at Im Haberacker 1b – on the 1st floor with balcony, basement, and strong structural integrity

No commission, direct from the owner – no broker fees.

Property Description

• Building with a total of eight residential units spread over four floors

• The residential complex comprises the house numbers Im Haberacker 1a to 1d

• Despite the unified construction, each house number is organized as its own condominium owners’ association (WEG). However, all buildings are managed uniformly by the same professional property management company, which has reliably cared for the property for many years.

• The buildings have been uniformly repainted in recent years, emphasizing the well-maintained overall impression of the complex.

• There is no elevator – which reduces operating costs for both owners and tenants.

• The offer represents a solid and predictable capital investment.

Layout

• 24.14 m² living/sleeping area including entrance hall

• 1.60 m² hallway in front of the bathroom/kitchen

• 2.73 m² bathroom

• 5.86 m² kitchen

• 2.49 m² balcony (counted at 50%)

• 36.82 m² total area

Additional Costs & Financial Plan 2025

• Allocable costs: €85 per month

• Non-allocable: €31 per month

• Reserve contribution: €30 per month

• Total monthly costs: approx. €146

• Maintenance reserve (as of 31.12.2023):

  o Apartment: €3,603.13

  o Entire condominium (WEG): €60,102.31

Property Tax B

• 2025 Annual assessment: €44.71

Tenancy & Graduated Lease Agreement

• The apartment has been permanently and reliably rented since November 1, 2016 to a non-profit organization active in the social sector. The organization, among other things, supports young people in difficult life situations and receives regular public funding for its work.

• The lease agreement offers maximum planning security for capital investors.

• The lease, concluded in 2016 as a graduated lease, is structured until 2040. The monthly cold rent increases automatically by 3% annually – from the current €697 to €718 on November 1, 2025, up to €1,250 in 2040.

• The entire graduated rent increase is contractually fixed, thus providing a long-term predictable income situation.

• For additional security, the managing partner of the organization has provided a personal guarantee for the tenancy.

• The apartment was handed over to the tenant unrestored. Its condition is as shown in the pictures (rustic). A written handover protocol was signed along with the lease.

• In summary: The tenant values the apartment highly in the context of his social work. Even without renovations, and in the condition as shown in the pictures, he has been satisfied for years.

• Graduated rent contractually fixed – not tied to a rent index, cap, or indexation.

• Independent of political interventions (rent cap, limitations).

• Utility costs for hot water are borne directly by the tenant – keeping the service charge low.

Additional Advantages for Investors

• The tenant’s target group is stable and steadily growing.

• Immediate rental income.

Super Micro-location – Quiet, Well Connected & Underrated

• The apartment is located in the popular Karlsruhe district of Durlach-Aue, a quiet, established residential area with ideal connections in every direction. The street "Im Haberacker" is a traffic-calmed cul-de-sac – without through traffic, exclusively residential, and with a well-kept neighborhood. For those seeking tranquility, safety, and short distances all at once, this is the perfect spot.

• A location that surprises. Among experts, Durlach-Aue is long considered the quiet hidden gem of the Karlsruhe real estate market. Those wishing to avoid the hustle of the inner city without sacrificing urban infrastructure will find the perfect mix here: green, quiet, established – yet optimally connected. An excellent choice especially for owner-occupiers with a sense of quality living or capital investors with foresight.

Top Connectivity – Convenient Transportation and Quick Access to the City

• S-Bahn stop "Durlach Killisfeldstraße" approx. 500 m away

• Karlsruhe-Durlach train station approx. 1.3 km – with direct regional train connections towards Mannheim, Stuttgart, and Heidelberg

• Motorway A5/A8 (Durlacher Allee exit): approx. 2.5 km – a perfect location for commuters

• Karlsruhe city centre (market square): approx. 4.8 km

Everyday Essentials Within Reach

Everything needed for smooth daily life is in the immediate vicinity:

• Bäckerei Weber (right on the corner): fresh baked goods without a detour

• Aldi Süd & Edeka: approx. 1.3 km

• Netto Marken-Discount: approx. 1.5 km

• Pharmacies, general practitioners & banks: within 500 m – 1.5 km

• Weekly market at Basler-Tor-Platz in Durlach: approx. 1.2 km

Education & Science – Excellently Networked

The location is particularly attractive for students and educational-related rentals:

• Karlsruhe University of Applied Sciences – Technology and Economics: approx. 7 km

• Karlsruhe University of Education: approx. 7 km

• KIT Campus South (university quarter in the inner city): approx. 5 km

• KIT Campus North (research centre Eggenstein-Leopoldshafen): approx. 15 km via B36, with a direct connection

Property Highlights at a Glance:

• Capital investment with guaranteed rental growth: Graduated lease until 2040, not bound to a rent index, with long-term predictable cash flow.

• Invest once – and benefit guaranteed:

  The graduated rent is contractually fixed until 2040 and secures cumulative rental income of around €139,000. This nearly fully amortizes the purchase price of €145,000 solely through ongoing income – without relying on value appreciation or re-letting.

• Long-term tenancy: Rented since November 1, 2016 to a social service provider.

• Top micro-location: Approx. 500 m from the S-Bahn stop "Durlach Killisfeldstraße".

• Living area: approx. 36.82 m²

• Bright apartment with a well-conceived layout: small entrance hall, large living room, passage to the kitchen (with storage space above the hallway ceiling), interior right-sided bathroom, passive ventilation, and a kitchen with access to a covered balcony. A perfect layout. The apartment spans the entire depth of the building, providing windows on both sides – ideal for cross ventilation and ample daylight.

• Balcony (loggia) with a south/west orientation (50% counted).

• Micro-location – Durlach-Aue: The underrated hidden gem in Karlsruhe.

• Very professional property management that has long managed the property.

• Modern hot water system (Stiebel Eltron instantaneous water heater, newly installed in 2025) – electricity costs are passed on individually to the tenant – no basic gas fee.

• However, a gas connection is available (in the bathroom), with provisions for a kitchen/bath supply.

• New fuse box (after the removal of the gas heater).

• The building is free from deferred maintenance: renewed front door, new intercom system, renovated balconies.

• Private basement storage room.

• Shared bicycle storage and drying room.

• Low administrative overhead & high value.

• No designated car parking space.

Technical Condition

• 2017: Removal of the old gas heater

• Replaced by an electric instantaneous water heater (Stiebel Eltron)

• At the same time, a new fuse box was installed

• The gas connection remains in the bathroom – it can be reactivated at any time

• Windows on both sides, ensuring good lighting

• Balconies already renovated

• Front door system and intercom renewed

• No immediate or medium-term maintenance needs in the building

Additional Costs & Financial Plan 2025

• Allocable costs: €85 per month

• Non-allocable: €31 per month

• Reserve contribution: €30 per month

• Total monthly costs: approx. €146

• Maintenance reserve (as of 31.12.2023):

  o Apartment: €3,603.13

  o Total condominium: €60,102.31

Property Tax B

• 2025 Annual assessment: €44.71

Target Group

• Capital investors focused on security & predictable returns

• No rent index, no indexed rent, no cap

• Attractive in anticipation of potential regulation by a new government

• The graduated lease offers legally protected, inflation-proof growth

Tax Advantages for Capital Investors:

• 2% depreciation (AfA) on the building value

• No leasehold (Erbbaurecht) → full entry in the land register

• Advertising expenses (service charge, tax consulting, etc.) are fully deductible

• No risks from a rent index (old contract)

• The contract is not tied to the rent index and enjoys preservation against new rental market restrictions (coalition agreement 2025)

Conclusion for Capital Investors

• This 1-room apartment “ticks like a Swiss watch” – predictable, high-yield, and low-risk.

• With its legally secured graduated lease until 2040, its solid tenancy with a social service provider (including a personal guarantee), and its attractive micro-location in Durlach-Aue, it offers all the elements required for a future-proof capital investment today:

  – Compact unit with a low investment sum, easily financeable

  – Long-term predictable income – with an annual rent increase of 3% until 2040

  – No deferred maintenance, no heating cost surcharges – low administrative effort

  – Immediate cash flow – without vacancy risks

  – Stable, growth-oriented tenant target group

  – Valuable micro-location – quiet, well connected, and underrated

The cumulative rental income until 2040 amounts to around €139,000 – thereby nearly fully refinancing the purchase price of €145,000 solely through ongoing cash flow.

Here, you are not just buying a property – you are securing a contractually guaranteed income stream.

Asking Price: €145,000 negotiable

Direct from the owner, commission-free

Broker inquiries are not desired.

Note: No parking space available – surrounding parking options can be used without any issues.