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

Top Investment Property with Development Potential

Long-term Rented to a KIT Scientist – Ideal for Prudent Investors with Foresight

This solid one-room apartment has been reliably rented since March 1, 2017 – to a PhD natural scientist employed at the Karlsruhe Institute of Technology (KIT). The tenant uses the apartment as her permanent primary residence, pays very punctually, and cares for it meticulously.

An ideal investment for safety-oriented buyers who value consistency, predictable income, and potential appreciation – all without the risks associated with renovations or tenant turnover.

Investors appreciate the rare combination of excellent creditworthiness, long-term security, and visible potential for value increase.

Also suitable as long-term retirement provision – with a tranquil rental situation and solid structure.

Features – with a comfortable, barrier-free entrance for all stages of life

No broker commission – direct sale from the owner

Highlights at a Glance

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

• Functional kitchenette integrated into the room

• Kitchen included in the purchase price

• Large, covered balcony facing northeast

• The expansive window front provides plenty of daylight yet stays pleasantly cool thanks to the northeast orientation – ideal even in summer

• Modernized bathroom with washing machine connection

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

• No investment required – ready for immediate use

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

• Suitable for investment or owner-occupancy

• The apartment impresses with a thoughtful room layout, modern features, and a generous, covered balcony with a view of lush greenery.

• Top investment property with development potential

Property Description

This well-maintained one-room apartment is located on the first floor of a solid, masonry-built residential complex from 1978. The basement is made of reinforced concrete, as are all walls and ceilings – providing excellent sound insulation from neighboring apartments and top thermal insulation.

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

The combined living and sleeping area is bright and efficiently laid out. The northeast orientation guarantees plenty of light without overheating in summer. The covered balcony offers a private, green outdoor space. The kitchen is functionally equipped, and both the bathroom and electrical installations are modernized.

The features include:

• Fitted kitchen by Leicht with a 4-burner stove and oven; refrigerator, sink, wall and base cabinets, stainless steel extractor hood, and countertop integrated into the kitchenette

Financial Key Figures (2023 Statement)

• Monthly service charge: €168.34 (including a reserve sum of €30.53)

• Allocable costs: €110.43/month

• Non-allocable costs: €42.65/month

• Reserve contribution for the apartment: approx. €1,374 (as of 04/2025)

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

• Only 150 m to the S-Bahn station “Leopoldstraße” – about a 20-minute direct ride without transfers to central Karlsruhe

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

• KIT Campus Nord in immediate vicinity – one of the region’s largest employers

• All daily needs are within walking distance

• Good connectivity to Karlsruhe, Bruchsal, and the Rhine – attractive for commuters as well

It is particularly worth noting that the quiet, green location benefits from abundant ventilation thanks to the open surroundings – while still offering excellent infrastructure and local amenities. Eggenstein-Leopoldshafen is regarded as a strategically favorable residential location in Karlsruhe’s commuter belt, with stable rental levels and high demand potential.

Features & Condition

• Year built: 1978 (Building is very solid, no backlog of needed renovations)

• Windows renewed (current standard, double insulated glazing)

• Fuse box and RCD new (2025)

• Laminate flooring in the living area

• Modern bathroom with washing machine connection

• No renovation backlog

• Barrier-free access: The apartment is easily reachable via a ground-level entrance, modernized elevator (2025) with direct access to the basement. Ideal for seniors, travelers with luggage, strollers, or tenant projects with extensive belongings.

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 the building’s age, the residential complex is in above-average condition:

• Complete elevator modernized in 2025 (approx. €80,000 from reserves); new, legally required emergency call system contract; work finished at the end of June – enabling you to ride the elevator easily to the basement.

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

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

• Decision that windows and doors belong to the individual units (2023)

• Very large bicycle cellar, individual basement storage room (approx. 6 m²)

• Outdoor communal parking spaces for cars available on the community property

• Reserve fund balance (as of 01/04/2025): €139,418 – very solid

• Co-ownership share: 9.858 / 1,000

• The owners’ association was managed by the same property management company for over 35 years until it closed due to retirement reasons. Since 2025, a new, highly professional property management company has been in place, ensuring top condition without any renovation backlog.

• No further modernizations planned and no special assessments, as everything is financed from substantial maintenance reserves

• Overall, an exceptionally well-maintained owners’ association without any maintenance backlog

• Smoke detectors belong to the individual units

• Joint WEG TV contract canceled

• Only hot water meters are used; no cold water meters exist throughout the owners’ association

Owners’ Association Benefit: The commercial units bear their own maintenance costs. The apartment owners benefit in the long term from low allocations and predictable costs. See detailed “Special Agreement on Cost Distribution within the Owners’ Association” under Other Information.

For Investors & First-Time Buyers

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

• No renovation efforts

• No renovation risk, very good reserves

• Existing rental contract

• No commission

Target Group: Young professionals, singles, investors, tenant projects, parents with children (KIT)

If you are looking for an apartment in 2025 that works immediately, carries no risks, and offers high yields with minimal effort – this is your opportunity.

Yield & Usage Possibilities

• As of October 1, 2022, the rent was increased to:

• Cold rent: €432.16 / €233.04 for operating cost advance

Rent Development & Market Comparison

The current rent of €11.68/m² is below what comparable one-room apartments in Eggenstein and adjacent districts achieve:

• Listings in the area show €12.50 to €14.50/m² for small living spaces

• The cold rent, therefore, has the potential to increase by at least 10%

• According to BGB § 558, the rent can be adjusted if demand exists (even outside a qualified rent index)

Eggenstein-Leopoldshafen does not have a qualified rent index. Therefore, comparing with regional offerings is acceptable.

An appraisal or the local comparable rent would also provide a basis for adjustments.

Tax Optimization:

• 2% depreciation (AfA) on the building value per annum

Other Information

• All documents available: meeting minutes, annual statements, energy certificate

• Sale direct from the owner – no broker commission

Note: In parallel, the neighboring apartment no. 12 (identical floor plan, currently not rented) is also offered. If interested, a package sale is possible. This way, you can secure two units in a stable owners’ association with excellent management prospects.

Special Agreement on Cost Distribution within the Owners’ Association

According to the resolutions (Agenda Points 2 and 3) passed and adopted at the owners’ meeting on October 5, 2023, the two commercially used units – the supermarket (unit no. 54) and the Hotel Garni (unit no. 55) – are subject to modified cost distribution rules:

1. Relief for the remaining owners regarding operating costs:

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

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

• Heating costs (according to external heating cost accounting)

• Rainwater

• External maintenance of the respective commercial area

• Liability & oil insurance

• Cable TV (hotel, unit 55)

• Administrative fees (only for the unit)

• Bank fees (MEA share)

3. Consequence for apartment owners:

All other owners – particularly of the apartment units – are permanently relieved from being charged for the communal maintenance costs associated with the hotel and the supermarket.

This agreement enhances transparency, predictability, and fairness within the owners’ association 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 renovation backlog, no unclear rental contracts

• Instead: solid construction, good reserves, up-to-date systems, top location

• Ready to start immediately – whether as an investor or owner-occupier

If you hesitate too long, someone else will take the opportunity. Good apartments with high yields and minimal risk are rare and go fast.