Flat for sale 1 bedroom • 18 m² without real estateGaisbergstr. 48 Heidelberg Weststadt Baden-Württemberg 69115

Compact. Clever. Cool. ESG Microapartment, Historic Gem in a Prime Location – Not Just a Connoisseur’s Property

Welcome to Heidelberg’s architectural premium district – the Weststadt. Here, stylish old-building charm meets cleverly optimized space: a unique natural stone wall, a custom-made loft bed with LED accents, a modern kitchen, high ceilings, and a balcony with expansive views create a state-of-the-art microapartment.

This historic gem is not only a jewel for enthusiasts but also an attractive opportunity for investors who think strategically and long-term – for example, for children who can benefit from it later. Investing in style here means: ESG-compliant district heating, legally secure indexed rent with a furnishings surcharge, no overdue modernization, solid reserves, and a well-thought-out urban rental concept. An object for smart calculators – and aesthetes.

Property Description

This charming, high-quality furnished one-room apartment in Heidelberg’s sought-after Weststadt offers a rare combination of an urban micro-location, architectural flair, and functional amenities. The apartment is located on the first floor of a well-maintained multi-family house and benefits from a view of the quiet inner courtyard, ensuring a highly desirable living quality. The small southeast-facing balcony provides relaxed moments with panoramic views – an oasis in the middle of the city. Particularly noteworthy is the impressive spatial impression with 3.50 m high ceilings, a restored natural stone wall, and the clever use of space with a loft bed featuring LED lighting. The apartment has been equipped with high-quality finishes in recent years and comes fully furnished. The entire furnishing remains the property of the landlord and is provided to the tenant free of charge. This concept allows for legally secure furnishings surcharges, independent of the rent index.

Equipment & Highlights

• LED ceiling lights (i.e. very low power consumption) with dimmers

• Small balcony with a view into the inner courtyard

• Ceiling height of 3.5 m; from 2.30 m upward, the ceiling remains open with old-building character: sandstone and brickwork

• Loft bed already installed: starting at 2.20 m in height, 1 m high, with a sleeping surface measuring 2.8 m in length by 1.4 m in width

• LEDs installed above the bed that can be controlled both from below and above the bed – and of course, also electrical outlets

• Access via a fixed ladder, with a liability waiver included in the rental contract

• Custom Häcker brand kitchen including countertops: high-gloss fronts, a mobile induction hob, Siemens microwave, Siemens built-in refrigerator, a Franke stainless steel sink, LED lighting

• Dining/working area: L-shaped table with a shelving wall

• Storage: wardrobe (240 cm high), Kallax shelving unit with fabric boxes, wall shelves, LEDs

• Bathroom: brightly tiled, shower cabin, mirrored cabinet, base cabinet, radiant heater

• Flooring: grey tiles (60×60 cm), white rendered walls, suspended ceilings with LED spots (dimmable living area, creating an incomparable atmosphere in the evenings with exposed brick work)

• Technical equipment (landlord’s property): washing machine (Haier, 5-year warranty, purchased 03/2025), portable induction hob, LED transformers, built-in refrigerator, built-in microwave

Prime Location: Weststadt Heidelberg – Urban Living with Style

Gaisbergstraße is located in the Weststadt – one of Heidelberg’s most desirable districts. Here, listed historic buildings, urban quality of life, and a student vibe come together. The perfect combination for investors and owner-occupiers.

Key highlights in the immediate surroundings:

• Old Town & Main Street: approx. 3 minutes by bicycle

• Bismarckplatz (public transport hub): 3 minutes by bicycle

• Neckar River bank (leisure & recreation): 5 minutes by bicycle

• Several faculties of the University of Heidelberg: 3–6 minutes by bicycle

• University Hospital: approx. 7 minutes by bicycle

• S-Bahn station Weststadt/Südstadt: approx. 6 minutes on foot / 2 minutes by bicycle

• A5 motorway connection towards Frankfurt or Basel: approx. 5–7 minutes by car

A real everyday advantage: bicycles can be parked directly in front of the door – without a basement descent and without detours. This saves time and noticeably increases tenant satisfaction – especially among students and commuters.

This micro-location impresses doubly:

On one hand, due to its immediate proximity to the city’s main hotspots; on the other, due to high demand, low tenant turnover, and stable rental income. The perfect mix of value stability, ESG benefits, and lifestyle.

Living Area Calculation

• Living space (room): 13.04 m²

• Bathroom: 2.09 m²

• Balcony (50% counted): 0.95 m²

• Total: 16.08 m²

• Additionally, the loft bed offers 3.92 m² of sleeping area. With dimensions of 2.8 m in length by 1.4 m in width, further storage space is available. The apartment is also optimally arranged with hanging cabinets.

Rental & Lease Structure

• Leased since: 01.03.2025

• Total rent revenue: €600 cold rent (including furnishings) + €100 additional costs = €700/month

• Rental contract: Indexed rent, with the tenant waiving ordinary termination until 03/2027

• Furnishings surcharge: Legally secured and not part of the basic rent

• Legal notice: Use of the loft bed is at one’s own risk; liability waiver signed

• Benefit for the owner: All furniture remains the property of the landlord, with no depreciation loss and no maintenance obligation

Economic Key Data

• Service charge (2024): €188 monthly

 ○ Allocable: €105.32

 ○ Non-allocable: €52.47

 ○ Reserve contribution: €29.27

• Reserve share for the apartment (as of 31.12.2023): €777.80

• Annual reserve contributions for the homeowner association (WEG): approx. €25,000

• 2025 Property Tax: €28.29/year

Homeowner Association (WEG) & Management

• 35 units, many of which are one-room apartments

• Strongly influenced by students, high demand

• Heidelberg Property Management: experienced, professional, long-term appointed

• Numerous modernizations:

 o Windows (2008), staircase (2011), radio meter & Techem (2013), basement garage renovation (2020), boiler room (2022)

• No basement storage unit for the apartment

• Bicycles parked in front of the building

• Shared laundry room available

• No management approval required for sale

District Heating Supply (2024)

• Provider: Stadtwerke Heidelberg Energie GmbH

• Conversion from oil to district heating: completed on 15.11.2024

• Contract model: Contracting with full maintenance for 10 years (property transfer in 2034)

• Cost structure (across the homeowners association, gross):

 ○ Energy price: 12.78 ct/kWh

 ○ Base price: €500/month

 ○ Capacity price: €674.88/month

 ○ Metering price: €12.12/month

• Benefits: No legacy issues, ESG-compliant, no additional investments required for the buyer

ESG-Compliant Investment Property with a Future

This microapartment meets key ESG criteria (Environmental, Social, Governance), which are becoming increasingly important for banks, institutional investors, and private capital investors:

E = Environmental: Conversion from oil to central district heating with a contract valid until 2034. No legacy issues – modern, sustainable heating technology without the need for further investment.

S = Social: Rental to long-term, well-established tenants with secure indexed rent. Legally secured furnishings surcharges – a modern, urban housing concept in high demand.

G = Governance: Transparent homeowner association structure with professional management, solid reserve formation (€25,000/year), and clearly documented modernization history.

Advantage in bank financing: ESG-compliant properties are seen as future-proof, low-risk, and are preferred by many banks – especially for investment purposes.

For Investors: This property not only offers ongoing rental income with inflation protection but also a strategic portfolio addition with sustainable potential for value increase – environmentally, economically, and regulatory future-proof.

Energy Certificate

• Energy consumption certificate (old, based on oil heating)

• A new energy certificate based on district heating will be commissioned by Heidelberg Property Management once the first bill is available

• Expected energy rating jump: from Class E to Class C

There is no basement storage room. However, there is a laundry room in the basement.

Other & ESG Benefits – Why This Apartment Impresses

ESG Advantage & Sustainability – Green Investing with a Future:

• ESG-Compliant Investment: The apartment meets key ESG criteria – efficient district heating, only one energy-saving heater in the living area, and a compact space with a strong energy balance. Ideal for investors seeking to future-proof and sustainably structure their portfolio.

• Low Additional Costs: Only approx. €100 monthly for the tenant – a true unique selling point in Heidelberg. ESG-wise, ideal: low operating costs = high demand + high tenant satisfaction.

• Naturally Cool in Summer, Pleasant All Year: The ceiling height of 3.5 m creates a spacious climate – making it particularly comfortable in the summer. A real comfort advantage as temperatures rise.

Ready to Move In & Maximum Comfort – Furnished, Well-Considered, Private:

• Move-in Ready & High-Quality Furnished: The apartment is fully equipped – with a kitchen (including appliances, washing machine), bed, wardrobe, lighting, and dining area. Tenants literally move in with just a suitcase. This reduces vacancy and allows for legally secure furnishings surcharges.

• Privacy Instead of Shared Living: No shared kitchen, no communal bathroom – but a private balcony, kitchen, and bathroom. Significantly more attractive than a shared apartment – for tenants as well as parents who value privacy.

• A Cool, Stylish Retreat: An absolute unique selling point – extremely popular among young people. The stylish furnishings, compact quality, and urban lifestyle make it “the cool apartment for a unique life phase.”

Return & Security – For Investors with Foresight:

• Guaranteed High Demand: Every new rental generated dozens of inquiries within 24 hours – ensuring above-average rentability.

• Solid Returns with Potential: €600 cold rent, approx. 3.5% net yield. ESG compliance, furnishings, and location allow for further rent increases – for example through index or furnishings surcharges.

• Value Appreciation Pre-Programmed: The combination of ESG, furnishings, old-building charm, and the microapartment concept secures long-term demand and price development – a strong foundation for capital preservation.

• A Connoisseur’s Gem with Substance: Old-building charm, ESG, balcony, district heating, high ceilings – in this quality, hardly any comparable alternative exists. This apartment will count among Heidelberg’s most coveted small apartments well into the future.

Parental Advantages – Income Today, Self-Use Tomorrow:

• Income Today, Option for Tomorrow: Ideal for parents – rent securely now and later make it available for one’s own child. Proximity to the university, high security, and a private setting – better than any student dormitory.

• Far Superior to a Student Shared Apartment: No hassles with waiting lists or roommates – a private kitchen, bathroom, balcony, and low additional costs. Many parents are specifically seeking this quality for their student children.

Clarity & Fairness – Direct Sale from the Owner, No Brokerage Fees:

• Direct Purchase from the Owner: No broker, no commission – saving several thousand euros in additional purchase costs. The transaction is handled personally, transparently, and directly.

Conclusion: This apartment impresses on economic, ecological, practical, and emotional levels. It is stylish, retains its value, and is ESG-compatible – a real highlight for investors, parents, and anyone looking for more than just four walls.