Flat for sale 1 bedroom • 32 m² without real estateHeinrich-Fuchs-Str. 120 Heidelberg Rohrbach Baden-Württemberg 69126

Living in near-new condition in Heidelberg-Rohrbach – Renovation risks eliminated

This renovated one-room apartment on the 3rd floor of a well-maintained multi-family house has been completely modernized in recent years – not only aesthetically, but also technically.

At the same time, the homeowners’ association completed and fully financed a comprehensive building renovation in 2022 at a cost of over €1.1 million. With this purchase you secure a property that will not face any deferred maintenance in the coming years – and you can move in or rent it out immediately.

The building deliberately does not have an elevator – which means lower operating costs and less maintenance. On the other hand, you should be prepared to enjoy a bit of a sporty bonus by climbing a few steps to reach the peaceful living area on the 3rd floor.

Basic Data & Layout

The living area amounts to 31.75 m² (including a half-calculated balcony) and is optimally arranged:

• Living/sleeping area: 20.79 m²

• Hallway: 4.25 m²

• Bathroom/WC: 3.91 m² – featuring a large window that provides daylight and excellent ventilation

• Balcony: 7.35 m² (half: 3.67 m²) – covered, facing south

Balcony & Room Layout – More Than You’d Expect

The hallway is ideal for a wardrobe, chest of drawers, and cabinets.

The living/sleeping room is pleasantly spacious and ideally arranged: clear placement areas, enough room for a bed, sofa, desk, and storage. The floor plan facilitates modern living in a compact space.

Special Feature:

The entire window frontage opens onto a covered balcony facing south – providing plenty of light without overheating. An external socket and lighting are available. Perfect for breakfast, plants, or as an extension of your living space. The neighboring building is over 50 meters away, ensuring a clear view without intrusions.

Other Smart Details:

• Spacious hallway – ideal for a wardrobe, shoe cabinet, or chest of drawers

• Kitchen and living area are on separate circuits – practical electrical setup

• Sockets on every wall – ideal for media, lighting, and technology

• TV connections on both left and right sides – prepared for wall mounting

Additional Plus: The arrangement of the apartment’s entrance and the balcony allows for excellent cross-ventilation – from the front door to the window wall. On warm days, fresh air circulates within minutes and creates a consistently pleasant indoor climate.

Modernization – Extensive & Complete

• Completely new electrical system: distribution box, wiring, RCD, sockets

• New daylight bathroom: modern sanitary fixtures, bright tiles, high-quality fittings, window that can be opened for ventilation

• New laminate flooring in a warm wood look

• Suspended ceilings with LED spots in all rooms

• A new IKEA fitted kitchen planned for 2025, featuring high-gloss white fronts with new appliances: stove/oven (Siemens), built-in microwave (IKEA), extractor hood (IKEA), refrigerator (Sharp), washing machine Siemens (used)

Building Renovation 2022 – Completed

Flat roof energetically renewed:

• Facades, plinths, balconies, and loggias renovated

• Hallways refurbished with new flooring and fresh paint

• New railing systems and waterproofing installed

• Professionally executed by an architectural firm and specialist trades

Extras

• Covered balcony with an external socket and lighting

• Large, lockable basement storage room

• Permanently assigned underground parking space

Status

Ready for occupancy – ideal for owner-occupiers wishing to move in without delay or for investors looking to rent out immediately.

Location

• Walking distance to the S-Bahn (just 5 minutes to the Heidelberg-Kirchheim/Rohrbach stop)

• Best local amenities nearby: Lidl, Aldi, dm, Rewe, butcher, bakery – all reachable within 3–8 minutes

The apartment is located at Heinrich-Fuchs-Straße 120 in the southern Heidelberg district of Rohrbach – a location that is valued by insiders but still underestimated by many buyers. This is exactly what makes it especially interesting at present: solid infrastructure, high quality of living, and significant potential for value appreciation.

Rohrbach combines peaceful living in a well-established area with excellent accessibility to the city centre, hospitals, research institutions, and workplaces. The special advantage: you enjoy a green and relaxed living environment while being just a few minutes away from the action – whether it’s the city centre, a hospital campus, research facilities, or the motorway.

Transport Connections

• The S-Bahn stop Heidelberg-Kirchheim/Rohrbach is only a five-minute walk away. From there you can reach:

• Heidelberg main station in under 10 minutes (direct connection)

• University Hospital, Old Town, or New University in about 10–15 minutes by public transport

• Mannheim in about 15–20 minutes, without any transfers

• direct connections to Karlsruhe and Ludwigshafen as well

By car, the location is equally excellently connected:

• Only 2 minutes to the B3 with connections to the B535, A5, and A6

• Approximately 20 minutes driving time to SAP in Walldorf, BASF in Ludwigshafen, Roche in Mannheim, or MLP in Wiesloch

• Perfect accessibility to the entire Rhine-Neckar metropolitan region

Universities & Research

Heidelberg is one of Germany’s most prestigious university towns – all major institutions are easily accessible from the apartment:

• University of Heidelberg (Old Town campus & Neuenheimer Feld)

• Heidelberg University of International Management (HDIM) in Rohrbach-Süd

• Heidelberg University of Education (PH)

• SRH University Heidelberg

• Duale Hochschule Baden-Württemberg (DHBW) Mannheim within a short commute

Shopping & Local Amenities

All everyday needs can be met within walking distance:

• Lidl and Aldi approximately 400 m away

• Rewe center with dm, butcher, and bakery approximately 800 m away

• Doctor’s office, pharmacy, bank, and café nearby

• Leisure & Recreation:

• Walking and cycling paths into the Leimer Tal or to the Boxberg

• City forest and green areas directly accessible

• Local sports clubs, swimming pool, and forest playgrounds in the vicinity

Conclusion

Rohrbach is not a trendy district – but precisely that makes it interesting: relaxed living, strong infrastructure, and quick access to hospitals, research centers, SAP, and the university. A location that provides owner-occupiers with comfort and investors with sustainable rental potential and stable value development.

Well-maintained homeowners’ association, strong structure – investments taken care of, reserves intact

The building was constructed in 1976 with solid construction and has been continuously maintained since. In 2022, the homeowners’ association approved and successfully completed an extensive total renovation – financed without any special assessments, through a long-term HOA loan with a 2.21% fixed interest rate.

Renovation volume: over €1.1 million, including:

• Flat roof renovation with energy improvements

• Renovation of facades, plinths, balconies, and loggias

• Refurbishment of hallways, including fresh paint and new flooring

• New railing systems and waterproofing

• Supervision and execution by architects and specialist companies

The apartment is calculated with 1,517/100,000 MEA and contributes proportionally to the repayment – transparently outlined in the operating budget.

Operating Budget 2026

€304 monthly service charge

• Allocable: €119.22 (heating, insurance, waste, cleaning, etc.)

• Non-allocable: €167.77

  → including €119.31 for the repayment of the renovation loan

  → including €22.77 for reserve contributions

• Maintenance reserve as of 31.12.2024 for the HOA: €85,150.22, of which the apartment’s share is €1,292.56

• 2025 Property Tax B: €51.00

Advantages for Buyers:

No special assessments planned

Renovation measures completed

Reserve structure intact

Clearly defined cost structure

Repayment component means ongoing asset buildup through the homeowners’ association

Technology – Solid & Low Maintenance

The central heating system is of the Viessmann Vitocrossal 200 type (gas condensing boiler, installed in 2017) – efficient, modern, and reliable. It is regularly serviced and meets all current standards for gas condensing technology. There is no immediate need for further investment – neither for the heating system nor for the technical rooms.

Energy Certificate: Consumption of 134 kWh/m²a (Class E)

Hot water is centrally provided via the heating system

Management – Structured, Professional, Reliable

The Heidelberg property management has been handling the complex for years. In recent years, they have not only managed the HOA seamlessly but also organized the entire renovation, structured the financing, and closely supervised the execution. All relevant documents are available, including:

• Meeting minutes with clear resolutions

• Operating budgets with clear breakdowns

• Energy certificate and reserve overview

Buyers benefit from clear rules, effective communication, and legally secure ownership structures.

Status & Handover

Ready to move in, ultra-modern, and immediately available – here, you will not have to renovate, wait for construction work, or plan for any renovation risks. Modernizations are complete, and all documents necessary for a smooth purchase process are available.

Important for investors: the kitchen, lighting, and bathroom fittings are included in the property value – no additional investment required, no furnishings necessary. Immediately rentable.

Included in the Purchase Price

• Apartment (31.75 m², renovated, with balcony and basement storage)

• New fitted kitchen including appliances

• Underground parking space

Purchase directly from the owner – no broker commission

Double Benefit for Investors

• 2% regular depreciation (AfA)

• Immediate write-off of the monthly repayment portions from the HOA loan

• Legal certainty: there is no risk that the 15% threshold for acquisition-related manufacturing costs (§ 6 EStG) will be exceeded in the next 10 years – all investments are complete and financed

Financing-Relevant Advantages:

• Long-term predictable costs due to the HOA loan (10-year fixed interest rate, full amortization in 15 years)

• The monthly repayment portion of €121.15 is already included in the service charge – effectively building equity

• No special assessments, stable reserve structure

Note on a Second Apartment in the Building

In the same building, an almost identical apartment on the ground floor (unit 7) is also for sale – renovated, furnished, and recently rented out furnished for a warm rent of approximately €1,200 on a temporary basis.

Ideal for investors (double investment with yield advantages) or owner-occupiers who wish to combine two units.

Why This Offer Stands Out

• Many comparable apartments remain unrenovated or are in buildings with unclear maintenance issues.

• Here you are buying a completely modernized property both inside and out – in a location that is becoming increasingly sought-after in Heidelberg.