Flat for sale 1 bedroom • 38 m² without real estateMannheimer Str. 1, , Baden-Württemberg

Charming 1-Room Apartment with Balcony & Panoramic Views – Investment or Owner-Occupied in Leopoldshafen

This apartment combines yield, high-quality features – and a comfortable, low-barrier access for all stages of life.

Commission-free sale directly from the owner

Highlights at a Glance

• 38 m² of living space with a well-thought-out layout

• The kitchenette is functionally integrated into the room

• Fully equipped: kitchen (with washing machine), TV, cabinet, wardrobe, refrigerator, table with 2 chairs – all included in the purchase price

• Large, covered balcony facing northeast

• The expansive window front ensures plenty of daylight while, thanks to its northeast orientation, it remains pleasantly cool – ideal even in summer

• Modernized bathroom with washing machine connection

• New fuse box, new double-glazed windows, freshly painted

• No further investments necessary – ready for immediate use

• Well-maintained residential complex with an elevator & cellar, large bicycle storage room

• Suitable as an investment or for owner-occupancy

• The apartment impresses with a clever layout, modern amenities, and a generous, covered balcony with a view over the greenery.

• Thanks to the existing furnishings, the apartment can immediately be offered for furnished rental on listing portals without any waiting period – ideal for interim tenants, weekly commuters, or project employees. Very popular among KIT employees

Property Description

This well-maintained 1-room apartment is located on the 1st floor of a solid, concretely built residential complex from 1978. The cellar is made of solid concrete, and all walls and ceilings are also of reinforced concrete. This provides excellent sound insulation from neighboring apartments and top-notch thermal insulation.

The building may appear understated on the outside – but inside you will find a modernized, furnished apartment that can be immediately rented out or occupied.

The combined living-sleeping area is bright and efficiently laid out. The northeast orientation guarantees plenty of light without overheating in summer. The covered balcony offers private outdoor space overlooking the greenery. The kitchen is functionally equipped, the bathroom and electrical systems are modernized, and the apartment has been freshly painted.

The furnishings include:

• Kitchenette with overhead cabinets & a modern tiled backsplash (gray, 60×60 cm)

• Currently a washing machine is in the kitchen, which can also be installed in the bathroom, allowing the kitchen to accommodate a dishwasher or a built-in refrigerator instead

• Large free-standing refrigerator

• Samsung Smart TV (wall-mounted)

• Wardrobe with a sleek high-gloss white front (100 cm wide, 60 cm deep, 2.40 m high), mirror & coat rack in the hallway

Features & Condition

• Year Built: 1978 (building is very solid, with no pending renovations)

• Windows renewed (current standard, double insulated glazing)

• Fuse box and residual-current device renewed (2025)

• Laminate flooring in the living area

• Modern bathroom with washing machine connection

• Freshly painted apartment – available immediately

• No deferred maintenance

• Barrier-reduced access: The apartment is easily accessible via a ground-level entrance, a modernized elevator (2025) with direct access to the cellar. Ideal also for seniors, travelers with rollaboard luggage, strollers, or project tenants with lots of baggage

The residential complex is extremely well-located in the Leopoldshafen district of the Eggenstein-Leopoldshafen community – to the north of Karlsruhe and directly connected to the city area.

• Only 150 m to the “Leopoldstraße” S-Bahn station – approximately a 20-minute ride without transfers into downtown Karlsruhe

• 650 m to the commercial area with EDEKA, Lidl, Rossmann, and other service providers

• KIT Campus North in immediate vicinity – one of the largest employers in the region

• All everyday facilities are within walking distance

• Excellent connectivity to Karlsruhe, Bruchsal, and the Rhine – also attractive for commuters

Especially noteworthy is the quiet, green location with plenty of airflow thanks to the open surroundings – while at the same time offering excellent infrastructure and local supply.

Eggenstein-Leopoldshafen is considered a strategically favourable residential location in the Karlsruhe commuter belt, with stable rental levels and high demand potential.

Residential Complex & Common Property

The apartment is part of an owners’ association comprising 45 apartments plus two commercial units (a hotel and a supermarket). Despite its construction year, the residential complex is maintained in above-average condition:

• Complete elevator modernized in 2025 (approx. €80,000 from reserves), with a new legally required emergency call contract; works to be completed by the end of June

• This allows you to conveniently ride the elevator down to the cellar

• New front doors in 2023 (approx. €33,000 from reserves) (see photo)

• PV balcony systems approved by the owners’ association (2024)

• Resolution that windows and doors are in the private ownership (2023)

• Very large bicycle cellar, private cellar space (approx. 6 m²)

• Communal outdoor parking spaces for cars available on the HOA property

• Reserve balance (as of 01.04.2025): €139,418 – very solid

• Co-ownership share: 9.858 / 1,000

• The HOA was managed by the same property management company for over 35 years (which closed due to retirement reasons). Since 2025, a new, highly professional property management company has been in place, ensuring top condition with no deferred maintenance.

• No further modernizations planned, and no special assessments anticipated since everything is financed from high maintenance reserves

• Overall, a very well-maintained HOA with no outstanding maintenance issues

• Smoke detectors are in private ownership

• The communal HOA TV contract has been cancelled

• Only a hot water meter is installed; there are no cold water meters throughout the HOA

HOA Advantage: The commercial units cover their own maintenance costs. The owners of the apartments benefit in the long term from low service charges and predictable expenses. See detailed explanation under “Special Agreement on Cost Distribution within the HOA” in the Other Information section.

Economic Key Figures

• Monthly service charge: €190.36 incl. reserve contribution (€30.53)

• Allocable costs: €115.20 per month

• Non-allocable costs: €44.63 per month

• Apartment’s reserve share: approx. €1,374 (as of 04/2025)

Heating & Energy Certificate – Stable, well-managed, and proactively arranged

The building is heated by a central oil heating system from 1998. The valid energy certificate (until 26.10.2028) was created according to §19 EnEV based on the living area and shows the energy consumption for the entire multi-family property. A legally required conversion is not currently necessary, and there is no acute need for action. The system works reliably.

Important Plus Point:

An owner from the building has been active on the administrative board for decades and, with great personal commitment, ensures that the property remains in technically, economically, and organizationally excellent condition – including the heating system.

Reassuring for Investors:

As of 01.04.2025, the HOA has built up an exceptionally high maintenance reserve of €139,418 – sufficient for all foreseeable measures. In recent years, major items (including the elevator, front doors, windows) have already been financed from the reserves. No special assessments are planned.

For Investors & First-Time Buyers

This apartment offers you more than many other units on the market:

• No rental restrictions

• No renovation required

• No renovation risk, very good reserves

• Immediately ready to be furnished and rented out

• Commission-free

Target groups: career starters, singles, investors, project tenants, parents with children (KIT)

If in 2025 you are looking for a condominium that works immediately, poses no risk, and offers high returns with minimal effort – then this is your opportunity.

Return & Use Possibilities

Furnished short-term rental (Homelike/Wunderflats/for construction workers):

• All-inclusive rent: €1,500 per month

• Conservative net rent (after deducting service charges for heating / hot water, electricity, internet): €1,100 per month = €11,000 per year (approx. 10 months)

• Net yield: 7.4% on a purchase price of €149,000 (commission-free)

• Note: The apartment has previously been rented furnished for €1,500 per month all-inclusive, over many years for approximately 10 months per year, with 2-3 tenant turnovers annually

Many investors are currently wondering whether political regulations regarding heating and energy efficiency might lead to additional costs in the coming years. In this HOA, the risk is demonstrably low due to professional management, high reserves, ongoing maintenance, and the close involvement of an active co-owner on the board.

Tax Optimization Potential:

• 2% annual depreciation on the building value

• Equipment costs immediately deductible

• No rent index, no rent control for furnished rentals

Other Information

• All documents are complete: minutes, statements, energy certificate

• Sale directly from the owner – no agent’s commission

• Freshly painted – immediately rentable or ready for occupancy

Note: The neighboring apartment no. 13 (identical floor plan, currently rented) is also being offered in parallel. If interested, a package sale is possible. This way you can secure two units in a stable HOA with ideal management prospects.

Special Agreement on Cost Distribution within the HOA

According to the resolutions (Agenda Items 2 and 3) adopted at the owners’ meeting on 05.10.2023, different cost distribution rules apply for the two commercially used units – the supermarket (unit no. 54) and the Hotel Garni (unit no. 55):

1. Relief for the remaining owners regarding operating costs:

The units no. 54 (commercial/supermarket) and no. 55 (hotel) cover all costs for maintenance and repair measures on the private and common property of their respective units themselves.

2. Cost participation is limited exclusively to the following items:

• Heating costs, rainwater charges, external maintenance of the respective commercial area, insurance, cable TV (hotel, unit 55), administrative fees (unit only), bank fees (MEA share)

3. Consequence for apartment owners:

All other owners – particularly the apartment units – are permanently relieved and will no longer share in the community maintenance costs for the hotel and the supermarket.

This agreement strengthens transparency, predictability, and fairness within the HOA and reduces the long-term burden for investors and owner-occupiers.

Conclusion – Why This is the Right Choice

This apartment offers more substance, flexibility, and security than many comparable properties:

• No management drama, no deferred maintenance, no unclear lease agreements

• Instead: Solid construction, good reserves, up-to-date technology, top location

• Immediate start – whether as an investor or for owner-occupancy

If you hesitate too long, someone else will seize the opportunity. Because: Good apartments with high yields and low risk are rare and get snapped up quickly.