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

For sale is a currently rented 3-room attic apartment (approx. 56 m²) with its own cellar compartment and single garage in a well-maintained multi-family house in Gersthofen. The current net rent is 590 euros for the apartment and 50 euros for the garage. The apartment is located on the 3rd floor (attic) and offers a solid investment opportunity with long-term appreciation potential. A merger with the adjacent apartment—which is also for sale—is possible to create a spacious unit of approximately 128 m² with dormers and a rooftop terrace; this has already been approved in the condominium declaration.

The apartment is situated in a central yet quiet area in Gersthofen. The city center, with numerous shopping options, is only a 5-minute walk away. The transport connections are ideal—both for commuters to Augsburg and Munich, as well as for everyday needs.

Example investment calculation*:

Condominium including garage in Gersthofen

Assumptions:

• Purchase price: 219,000 €

• Full financing including ancillary purchase costs

• 3% interest

• 2% repayment

• Term: 10 years

• Annual property appreciation: 5%

• Rent and maintenance fee increase: 2% per annum

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

Financing:

• Purchase price: 219,000 €

• Ancillary purchase costs (real estate transfer tax & notary fees, Bavaria): 10,950 €

• Financing amount (100% financing): 229,950 €

• Annuity (interest + repayment): 11,497.50 € annually

• Net rent: 640 € per month (initially)

• Non-recoverable maintenance fee (approx. 20%): 50 € per month (initially)

Development over 10 years:

• Total interest payments: 62,253 €

• Total repayment amount: 52,722 €

• Non-recoverable maintenance fee costs: 6,570 €

• Total rental income (net rent): 84,094 €

• Cash flow deficit: –37,451 €

Average monthly net expense over 10 years:

• With 2% repayment: approx. 312.10 €

(Note: With 1% repayment: approx. 120.50 € – ideal for cash flow optimization)

Wealth development after 10 years:

• Remaining loan balance: 177,228 €

• Projected sale price (5% annual appreciation): 356,728 €

• Sale proceeds after loan repayment: 179,500 €

• Total return (sale proceeds after repayment minus cash flow deficit): 142,049 €

Conclusion for investors:

Despite a slightly negative cash flow, this property offers an increase in wealth of over 140,000 € in 10 years through appreciation and repayment. The attractive location in Gersthofen and rising rental income also provide additional security and perspective.

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* This example calculation is provided for illustration purposes only; it is non-binding and does not create any rights or liabilities. It is based on assumptions regarding market development and financing, for which no guarantee is provided regarding their actual evolution.