Flat for sale 1 bedroom • 16 m² without real estateGaisbergstr. 48 Heidelberg Weststadt Baden-Württemberg 69115

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

Welcome to Heidelberg’s architectural premium district – the Weststadt. Here, the stylish charm of historic buildings blends with intelligently optimized space: a unique natural stone wall, a custom-built loft bed with LED enhancement, a modern kitchen, high ceilings, and a balcony with expansive views create a state‑of‑the‑art micro-apartment.

This historic gem is not only a treasure for enthusiasts but also for investors who plan strategically and think long‑term – for example, for children who can later benefit from it. Investing in style here means ESG‑compliant district heating, legally secure indexed rent with a furniture surcharge, no deferred maintenance, solid reserves, and a carefully designed urban rental concept. A property for both savvy number crunchers and aesthetes.

PROPERTY DESCRIPTION

This charming, high‑quality one‑room apartment in Heidelberg’s highly desirable Weststadt offers a rare combination of an urban micro‑location, architectural flair, and functional amenities. Located on the first upper floor of a well‑maintained multi‑family house, the apartment enjoys a coveted living quality with its view into the quiet inner courtyard. The small southeast‑facing balcony provides relaxed hours with far‑reaching views – an oasis in the midst of the city. Particularly impressive is the spacious effect created by a 3.50‑meter ceiling height, a restored natural stone wall, and the clever use of space via a loft bed with LED lighting. Recently upgraded to a high standard, the apartment is fully furnished. All furnishings remain the property of the landlord and are provided to the tenant free of charge. This concept allows for legally secure furniture surcharges, independent of the rent index.

FEATURES & HIGHLIGHTS

++ LED ceiling lights (i.e., very low power consumption) with dimmer

++ Small balcony with a view into the courtyard

++ Ceiling height of 3.5 m; above 2.30 m the ceiling is open, showcasing old‑building charm with sandstone and brickwork

++ Loft bed already installed: beginning at a height of 2.20 m, 1 m high, with a sleeping surface of 2.8 m in length by 1.4 m in width

++ LEDs installed above the bed that can be switched on from below and above the bed – and, of course, electrical outlets are available

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

++ Custom‑designed Häcker branded kitchen complete with worktops: high‑gloss fronts, a mobile induction cooktop, Siemens microwave, Siemens built‑in refrigerator, a stainless steel sink from Franke, and LED lighting

++ Dining/working area: L‑shaped table with a shelving wall

++ Storage: Wardrobe (240 cm high), Kallax shelf with fabric boxes, wall shelves, LEDs

++ Bathroom: brightly tiled, with a shower cabin, mirrored cabinet, base cabinet, and radiant heater

++ Flooring: gray tiles (60×60 cm), white rolled plaster walls, suspended ceilings with dimmable LED spots (in the living area, creating an incomparable atmosphere in the evening with exposed brickwork)

++ Technical equipment (landlord’s property): Washing machine (Haier, 5‑year warranty, purchased 03/2025), portable induction cooktop, LED transformers, built‑in refrigerator, built‑in microwave

TOP LOCATION: WESTSTADT HEIDELBERG – URBAN LIVING WITH STYLE

Gaisbergstraße is situated in the Weststadt – one of Heidelberg’s most sought‑after neighborhoods. Here, listed historic buildings, urban quality of life, and a student vibe come together. The perfect combination for both investors and owner‑occupiers.

Key Highlights in the Immediate Vicinity:

++ Old Town & Main Street: approx. 3 minutes by bike

++ Bismarckplatz (public transport hub): 3 minutes by bike

++ Neckar Riverbank (leisure & recreation): 5 minutes by bike

++ Several Heidelberg University faculties: 3–6 minutes by bike

++ University Hospital: approx. 7 minutes by bike

++ S‑-Bahn station Weststadt/Südstadt: approx. 6 minutes on foot / 2 minutes by bike

++ A5 motorway connection toward Frankfurt or Basel: approx. 5–7 minutes by car

A true everyday advantage: bicycles can be parked directly in front of the door – no basement descent required, no detours. This saves time and significantly boosts tenant satisfaction – especially for students and commuters.

This micro‑location impresses on two levels:

First, by its immediate proximity to the city’s main hotspots. Second, by its high demand, low turnover, and stable rental income. The perfect blend of value stability, ESG benefits, and lifestyle.

LIVING AREA (as calculated)

• Room: 13.04 m² • Bathroom: 2.09 m² • Balcony (50%): 0.95 m²

• Total: 16.08 m²

• In addition, the loft bed provides a sleeping area of 3.92 m². With dimensions of 2.8 m by 1.4 m, it also offers extra storage space. The apartment is further optimized with wall cabinets.

RENTAL & RENTAL STRUCTURE

• Rented since: 01.03.2025

• Total rental income: €600 net (including furnishings) + €100 additional costs = €700/month

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

• Furniture surcharge: Legally secured and not part of the base rent

• Legal note: Use of the loft bed is at the tenant’s own risk; a liability waiver is signed

• Advantage for owners: All furniture remains with the owner, with no depreciation loss and no maintenance obligation

ECONOMIC KEY DATA

• Monthly service charge (2024): €188

o Allocable: €105.32

o Non‑allocable: €52.47

o Reserve contribution: €29.27

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

• Annual reserve contribution for the condominium: approx. €25,000

• 2025 Property Tax: €28.29 per year

CONDOMINIUM (WEG) & MANAGEMENT

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

• Strongly influenced by students, with high demand

• Heidelberger Hausverwaltung: experienced, professional, long‑term management

• Numerous modernizations:

o Windows (2008), stairwell (2011), radio meters & Techem (2013), garage renovation (2020), boiler room (2022)

• No basement unit

• Bicycles stored in front of the house

• Shared laundry room

• No administrator approval required for sale

DISTRICT HEATING SUPPLY (2024)

• Supplier: Stadtwerke Heidelberg Energie GmbH

• Conversion from oil to district heating: completed on 15.11.2024

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

• Cost structure (condominium‑wide, gross):

o Energy rate: 12.78 ct/kWh

o Basic rate: €500/month

o Capacity fee: €674.88/month

o Meter charge: €12.12/month

• Advantages: No legacy issues, ESG‑compliant, and no investment required by the buyer

ESG‑COMPLIANT INVESTMENT WITH A FUTURE

This micro‑apartment meets key ESG criteria (Environmental, Social, Governance) that are increasingly important to 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 with no additional investment required.

S = Social: Rented to long‑term, well‑situated tenants with secured indexed rents. Legally secure furnishing surcharges support this modern, urban housing concept with high demand.

G = Governance: Transparent condominium structure managed professionally, with solid reserve contributions (€25,000 per year) and a clearly documented history of modernizations.

Financing Advantage: ESG‑compliant properties are considered future‑proof, low‑risk, and are preferred by many banks – especially for investment portfolios.

For Investors: This property not only provides ongoing rental income with inflation protection but also offers strategic portfolio diversification with sustainable potential for value appreciation – ecologically, economically, and regulatory future‑proof.

ENERGY CERTIFICATE

• Consumption-based certificate (old, based on oil heating)

• A new energy certificate based on district heating will be commissioned by Heidelberger Hausverwaltung once the first billing is available

• Expected energy upgrade: from Class E to Class C

Note: There is no storage room; however, a laundry room is available in the basement.

OTHER & ESG BENEFITS – WHY THIS APARTMENT CONVINCES

ESG Advantages & Sustainability – Green Investing with a Future:

++ ESG‑compliant investment: The apartment meets essential ESG criteria – efficient district heating, a single energy‑saving heater in the living area, and a compact space with an excellent energy balance. Ideal for investors looking to future‑proof and sustainably build their portfolio.

++ Low additional costs: Only about €100 per month for the tenant – a true unique selling point in Heidelberg. From an ESG perspective, low operating costs lead to high demand and high tenant satisfaction.

++ Summer cool, comfortably temperate all year round: The 3.5‑meter ceiling creates an expansive atmosphere – especially pleasantly cool in summer, a real comfort advantage as temperatures rise.

Move‑in Ready & Maximum Living Comfort – Fully Furnished, Thoughtfully Designed, Private:

++ Ready for occupancy and high‑quality furnished: The apartment is fully equipped – with a kitchen (including electrical appliances and a washing machine), bed, wardrobe, lighting, and dining area. Tenants can move in with just a suitcase. This minimizes vacancy and allows for legally secure furnishing surcharges.

++ Privacy instead of a flatshare compromise: No shared kitchen, no communal bathroom – but your own balcony, your own kitchen, your own bathroom. Far more attractive than a flatshare – ideal for both tenants and parents valuing privacy.

++ A cool retreat with style: A unique selling point, highly popular among young people. The stylish furnishings, compact quality, and urban lifestyle create “the cool apartment for a special phase in life.”

Return & Security – For Investors with Foresight:

++ High demand guaranteed: Every new listing received dozens of inquiries within 24 hours – tenancy is exceptionally secure.

++ Solid returns with potential: €600 net rent, approximately a 4.8% net return. ESG compliance, furnishings, and location allow for further rent increases – via index or furnishing surcharges.

++ Value development pre‑programmed: The combination of ESG, furnishings, historic charm, and the micro‑apartment concept ensures sustained demand and price appreciation – a strong foundation for capital preservation.

++ Connoisseur value with substance: Historic charm, ESG standards, a balcony, district heating, and high ceilings – qualities hardly replicable. This apartment will remain among Heidelberg’s most desirable small apartments in the future.

Arguments for Parents – Income Today, Owner‑Occupied Tomorrow:

++ Income today, option for tomorrow: Ideal for parents – securely rent it out now and later make it available for your own child. Proximity to the university, high security, and a private setting all make it better than any dormitory.

++ Far superior to a student flatshare: No stress with waiting lists or housemates – your own kitchen, bathroom, balcony, and low additional costs. Many parents are specifically looking for this level of quality for their university‑aged child.

Clarity & Fairness – Commission‑Free Directly from the Owner:

++ Direct purchase from the owner: No broker, no commission – saving several thousand euros in additional purchase costs. The transaction is handled personally, transparently, and without detours.

Conclusion: This apartment impresses economically, ecologically, practically, and emotionally. It is stylish, built to last, and ESG‑compatible – a true highlight for investors, parents, and anyone seeking more than just four walls.