Flat for sale 1 bedroom • 17 m² without real estateWestliche Stadtmauer Straße 50 Erlangen Erlangen Bayern 91054

BASIC DATA

Property Type: Street

Location: Year Built:

Purchase Price Apt. 1 Purchase Price Apt. 2 Purchase Price Apt. 3

Purchase Price Apt. 4

Living Area 1–4

IMPORTANT DATA

Passenger Elevator Floor

Base Rent Apt. 1

Base Rent Apt. 2

Base Rent Apt. 3

Base Rent Apt. 4

House Fees Apt. 1

House Fees Apt. 2

House Fees Apt. 3

House Fees Apt. 4

Modernization of Common Property

Condition

Energy Source

Number of Floors Building

You can view all property documents via the following link. Please note the information for prospective buyers on the second-to-last page of the exposé:

https://drive.google.com/drive/folders/1BGvT8EzklUmoraOSIx4AR9rH78cU9OsP?usp=sharing

The offered apartments are in a well-maintained overall condition. In recent years, renovations have been carried out regularly, ensuring that the units have always been handed over in an appealing and rentable condition.

Bathrooms: repeatedly modernized, with sanitary fixtures being renewed gradually.

Walls & Surfaces: after each tenant change, a professional renovation including a fresh coat of paint was carried out so that the apartments are always presented in a contemporary appearance.

Floor Coverings: all units are equipped with high-quality prefabricated parquet or laminate flooring, each installed professionally and maintained in good condition.

This continuous maintenance ensures long-term value retention and minimizes immediate maintenance expenses for investors. For capital investors, this means: no renovation backlog, a solid foundation, immediate rentability – combined with the previously presented potential for a significant rent increase, this is an extremely attractive investment.

LOCATION DESCRIPTION

The property is situated in a prime city-center location in Erlangen, at Westliche Stadtmauerstraße 50. This central address combines urban living, excellent accessibility, and high-quality location factors – aspects that are particularly important for both owner-occupiers and capital investors.

Surroundings & Location Quality

City-Center Premium Location: Westliche Stadtmauerstraße is located on the edge of the historic old town. The immediate proximity to shops, restaurants, cultural and leisure facilities makes the location equally attractive for singles, couples, and professionals.

High Demand: Apartments in city-center locations like this are consistently in demand in Erlangen – both on the rental market and for resale. The proximity to the university, hospitals, and the Siemens headquarters ensures a continuously high demand for housing.

Vibrancy & Charm: Historic building fabric meets modern infrastructure. This mix makes the neighborhood particularly livable and increases its appeal for long-term tenants.

Infrastructure & Connectivity

Optimal Accessibility: Erlangen’s main train station is within walking distance, and bus lines run in the immediate vicinity.

Short Everyday Distances: Supermarkets, pharmacies, cafés, and restaurants are directly in the area. All daily needs can be met without a car.

Economically Strong Location: Erlangen is considered one of Bavaria’s economically strongest cities. Employers such as Siemens, Friedrich-Alexander University, and the Max Planck Institutes ensure stable demand for housing.

Detailed Analysis for Each Apartment

Apartment 1

• Current Cold Rent: €300.00 / month

• Area: 17 m²

• Tenant / since: young woman, 28 years old, rented since 05.01.2024

• Current Annual Rent: €3,600

• Current Rent per m² (monthly): 300 / 17 = €17.65 / m²

• Potential (at €450/month): €450 / month → €5,400 / year

• New Rent per m² (monthly): 450 / 17 = €26.47 / m²

• Annual Increase: +€1,800

• Relative Increase: +50.0 %

Assessment / Recommendation:

Apt 1 was newly rented at the beginning of 2024. An immediate rent increase is generally only possible upon lease renewal or in accordance with legal requirements (notice/increase periods). A strategically sound approach: at the next contract discussion, use the market argument and possibly offer minor refurbishment work (e.g., new flooring, fresh paint) to justify the increase in line with the market and ease approval.

Apartment 2

• Current Cold Rent: €295.00 / month

• Area: 15 m²

• Tenant / since: young man, 24 years old, rented since 01.08.2024

• Current Annual Rent: €3,540

• Current Rent per m² (monthly): 295 / 15 = €19.67 / m²

• Potential (at €450/month): €450 / month → €5,400 / year

• New Rent per m² (monthly): 450 / 15 = €30.00 / m²

• Annual Increase: +€1,860

• Relative Increase: +52.54 %

Assessment / Recommendation:

This apartment was very recently rented (08/2024). Legally and tactically, a gentle personalization is advised: adjust the rent to the market level at the next lease renewal or upon re-rental. An alternative is to offer improvements (equipment, furnishing, including ancillary cost services) and communicate these as added value – which increases the acceptance of the rent increase.

Apartment 3

• Current Cold Rent: €300.00 / month

• Area: 14 m²

• Tenant / since: older gentleman, 74 years old, rented since 01.05.2021

• Current Annual Rent: €3,600

• Current Rent per m² (monthly): 300 / 14 = €21.43 / m²

• Potential (at €450/month): €450 / month → €5,400 / year

• New Rent per m² (monthly): 450 / 14 = €32.14 / m²

• Annual Increase: +€1,800

• Relative Increase: +50.0 %

Assessment / Recommendation:

With long-term, older tenants, a delicate approach is important. Direct, sharp increases can be met with resistance. It is advisable to use an individual, respectful approach, possibly implement a step model (e.g., gradual adjustments over 1–2 years) or offer stable contractual conditions in return (e.g., a longer lease term, improvement work). Social aspects and legal frameworks should be taken into account.

Apartment 4

• Current Cold Rent: €305.00 / month

• Area: 21 m²

• Tenant / since: older gentleman, 72 years old, rented since 01.06.2022

• Current Annual Rent: €3,660

• Current Rent per m² (monthly): 305 / 21 = €14.52 / m²

• Potential (at €450/month): €450 / month → €5,400 / year

• New Rent per m² (monthly): 450 / 21 = €21.43 / m²

• Annual Increase: +€1,740

• Relative Increase: +47.54 %

Assessment / Recommendation:

Apt 4 is currently significantly below the future target rent per m². Again, for older tenants, a cautious approach is advisable. An individual offer (e.g., a moderate increase in two stages plus a proposal for minor improvements) might be appropriate. This approach protects the tenancy while simultaneously ensuring increased returns.

Overall Results (All 4 Apartments)

• Current Total Rent (monthly): €1,200.00

• Potential Total Rent (monthly at €450 each): €1,800.00

• Current Total Annual Rent: €14,400

• Potential Total Annual Rent: €21,600

• Absolute Annual Increase: +€7,200

• Total Relative Increase: +50.0 %

Perspective for Capital Investors

For capital investors, Westliche Stadtmauerstraße 50 is an unbeatable address:

High tenant demand from students, academics, commuters, and employees of internationally active companies.

Secure rentability thanks to the city-center location and excellent infrastructure – vacancies are virtually ruled out in this area.

Value stability and potential for value increase: City-center locations in Erlangen are scarce and enjoy above-average demand – a clear advantage for long-term investment.

Predictability: The central location ensures continuously attractive yields and makes the property a sustainable investment.

Key Message for Investors:

Without an increase in yield potential: The four rented units currently generate a total of €1,200/month (€14,400/year). By adjusting the cold rent to a market-appropriate €450/month per unit, a realistic potential of €1,800/month (€21,600/year) is attainable – an additional yield potential of €7,200 per year (+50%). Especially in this city-center location, demand is high; implementation requires the usual legal steps and sensitive tenant communication.

Note for Prospective Buyers

To ensure an efficient and transparent process for all parties involved, we kindly ask that you present a current financing confirmation from your bank before the first viewing. This way, we ensure that we only bring together serious prospective buyers and provide you with a smooth viewing process.

We thank you for your understanding and look forward to personally showing you the property.