Flat for sale 3+1 • 56 m² without real estate, Bavaria

For sale is a currently rented 3-room top-floor apartment (approximately 56 m²) with its own cellar compartment in a well-maintained multi-family house in Gersthofen. The current cold rent for the apartment amounts to €590. The apartment is located on the 3rd floor (attic) and offers a solid investment with long-term appreciation potential. A merger with the neighboring apartment, which is also for sale, is possible to create a spacious unit of approximately 128 m² with dormer windows and a roof terrace – this has already been approved in the declaration of division.

The apartment is situated in a central yet quiet location in Gersthofen. The CityCenter with numerous shopping opportunities is only a 5-minute walk away. The transport connections are ideal – both for commuters to Augsburg and Munich as well as for daily needs.

Illustrative Investment Calculation*:

Condominium including garage in Gersthofen

Assumptions:

Purchase price €207,200, full financing including ancillary purchase costs, 3% interest, 2% amortization, period of 10 years, property value increase of 5% per annum, rent and homeowners’ association fee increase of 2% per annum;

(The property value increase is based on the average appreciation rates over the last 10 years in comparable locations.)

Financing:

• Purchase price: €207,200

• Ancillary purchase costs (land transfer tax & notary fees, Bavaria): €10,360

• Financing amount (100% financing): €217,560

• Annuity (interest + amortization): €10,878 annually

• Cold rent: €590 monthly (initially)

• Non-recoverable homeowners’ association fee (approximately 20%): €47 monthly (initially)

Development over 10 years:

• Total interest payments: €58,898

• Total amortization: €49,882

• Non-recoverable homeowners’ association fees: €6,176

• Total rental income (cold rent): €77,524

• Cash flow deficit: –€37,432

Monthly personal expense (average over 10 years):

• With 2% amortization: approximately €311.90

(Note: With 1% amortization: approximately €130.60 – ideal for optimizing cash flow)

Asset development after 10 years:

• Remaining loan balance: €167,678

• Projected sale price (5% annual appreciation): €337,507

• Sales proceeds after loan repayment: €169,829

• Total return (sales proceeds after repayment minus cash flow deficit): €132,397

Conclusion for investors:

Despite a slightly negative cash flow, this property offers an asset increase of over €130,000 in 10 years through appreciation and amortization. The attractive location in Gersthofen and rising rental income additionally provide security and perspective.

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* This sample calculation is provided solely for illustration; it is non-binding and does not create any claim or liability. It is based on assumptions regarding market development and financing, for which no guarantee is provided.