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

Like new & fully equipped – immediately rentable or move in yourself

This one-room apartment on the ground floor of a well-maintained multi-family house has been completely modernized inside and out and is available for immediate move-in.

The highlight: All renovations have been completed and paid for – you are buying an apartment without any deferred investment, which is already fully furnished and has been generating a warm rent of €1,200 – €1,500 per month for temporary furnished housing for years.

Apartment & Layout

• Living area: 31.75 m² (including half of the balcony share)

• Living/sleeping area: 20.79 m²

• Hallway: 4.25 m² (space for a wardrobe, dresser)

• Daylight bathroom: 3.91 m², with large window, excellent ventilation

• Balcony: 7.35 m² (half: 3.67 m²) – covered, south-facing, with electricity & lighting

Highlights

• Daylight bathroom – modern design, natural light, perfect ventilation

• Cross ventilation possible – window façade and front door are opposite each other

• Covered south-facing balcony – bright, weather-protected, with no direct view from outside

• Electrical outlets on every wall, separate circuits for kitchen and living area

• Compact, clear floor plan – ideal for furnished renting or a single household

Interior Modernization

• Completely new electrical system (distribution board, RCD, wiring, outlets)

• New daylight bathroom with high-quality fixtures and tiles

• Suspended ceilings with LED spots in all rooms

• Häcker fitted kitchen in high-gloss white lacquer including branded appliances (Siemens, Bosch)

• Well-maintained furnishings valued at approx. €4,000 – immediately rentable without extra costs

Building Renovation WEG 2022 – Completed & Financed

• Renovation volume: over €1.1 million, including:

  • Energetic renewal of the flat roof

  • Renovation of façades, plinths, corridor balconies, and balconies

  • Modernization of the hallways (floor coverings, repainting)

  • New handrail systems & sealings

  • Professional execution by an architectural firm & trades companies

• Financed through a WEG loan (15 years, 2.21% interest)

• The apartment has 1,517/100,000 MEA and contributes proportionally to the repayment – transparently shown in the financial plan

• This apartment’s share: over €16,687 → Repayment through service charges (119.31 €/month), no special levy, thus providing planning security

Features & Extras

• Covered south balcony with power connection & lighting

• Large, lockable basement storage room

• Designated outdoor parking space right at the building

• Central heating (gas condensing, Viessmann Vitocrossal 200, built around 2010)

• Energy certificate: 134 kWh/m²a (Class E)

The apartment is located at Heinrich-Fuchs-Straße 120 in the southern Heidelberg district of Rohrbach – an area appreciated by connoisseurs but still underestimated by many buyers. This is exactly what makes it particularly interesting at present: solid infrastructure, high living quality, and strong potential for value appreciation.

Rohrbach combines quiet living in a mature neighborhood with excellent connections to the city center, hospitals, research facilities, and workplaces. The special advantage: here you live green and relaxed – yet you are just a few minutes away from the action, whether it’s the city center, hospital campus, research, or highway.

Transport Connections

• Only a five-minute walk away is the Heidelberg-Kirchheim/Rohrbach S-Bahn station. From here 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 transfer

  • Direct connections also to Karlsruhe and Ludwigshafen

By car, the location is equally excellent:

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

• About 20 minutes’ drive 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 important university locations – all institutions are easily accessible from the apartment:

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

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

• Heidelberg University of Education (PH)

• SRH University Heidelberg

• Baden-Württemberg Cooperative State University (DHBW) Mannheim within a short commute

Shopping & Local Amenities

All daily necessities are within walking distance:

• Lidl and Aldi approx. 400 m

• Rewe center with dm, butcher, and bakery approx. 800 m

• Medical center, pharmacy, savings bank, café nearby

• Leisure & local recreation:

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

  • City forest and green areas directly accessible

  • Sports clubs, swimming pool, and forest playground in the vicinity

Conclusion

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

Well-maintained WEG, solid structure – investments completed, reserves intact

The building was constructed in 1976 using solid construction and has been continuously maintained since. In 2022, the condominium owners’ association decided on and successfully carried out extensive overall renovations – financed without a special levy, through a long-term WEG loan with a 2.21% fixed interest rate.

Renovation volume: over €1.1 million, including:

  • Flat roof renovation with energy improvement

  • Renovation of façades, plinths, corridor balconies & balconies

  • Renovation of hallways including repainting and floor coverings

  • New handrail systems & sealings

  • Supervision by architects & specialized companies

The apartment has 1,517/100,000 MEA and contributes proportionally to the repayment – transparently stated in the financial plan.

Financial Plan 2026 – Service charge €343/month

• Allocable: €151.82 (heating, insurance, waste, cleaning, etc.)

• Non-allocable: €167.77

  → of which €119.31 is the repayment of the WEG loan

  → €22.77 is the reserve contribution

Maintenance Reserve as of 31.12.2024 for the WEG: €85,150.22, of which the apartment’s share is €1,292.56

• 2025 Property Tax B: €51.00

Advantages for Buyers:

• No special levy planned

• Completed measures

• Intact reserve structure

• Clearly regulated cost structure

• Repayment share means ongoing asset buildup through the condominium association

Technology – Solid & Low Maintenance

The central heating system, a Viessmann Vitocrossal 200 (gas condensing boiler, installed in 2017), is efficient, modern, and reliable. It is regularly serviced and meets all current requirements for gas condensing technology. No short-term investment needed – neither for the heating system nor the technical rooms.

 Energy certificate: Consumption 134 kWh/m²a (Class E)

 Hot water is provided centrally via the heating system

Administration – Structured, Professional, Reliable

The Heidelberg property management has been taking care of the facility for years. In recent years, they have not only managed the condominium association impeccably, but also organized the entire renovation, structured the financing, and closely supervised the implementation. All relevant documents are available, including:

• Minutes with clear resolutions

• Financial plans with clear structure

• Energy certificate & reserve overview

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

Status & Handover

Ready for occupancy, ultra-modern, and immediately move-in ready – you don’t have to renovate, wait for construction work, or plan for any renovation risk. Modernizations have been completed, and all documents for a smooth purchase process are available.

Important for investors: the kitchen, lighting, all furniture, and bathroom fittings are included in the property value – no additional capital expenditure or furnishing is necessary. Immediately rentable.

Included in the Purchase Price

• Apartment (31.75 m², renovated, balcony, basement)

• New fitted kitchen including electrical appliances

• Complete furnishing

• Car parking space

Purchase directly from the owner – no broker's fee

Double Benefits for Investors

• 2% regular depreciation (AfA)

• Immediate write-off of the monthly repayment shares from the WEG loan

• Legal certainty: no risk of exceeding the 15% threshold for acquisition-related manufacturing costs (§ 6 EStG) in the next 10 years – all investments are completed and financed

Financing-Related Advantages:

• Long-term predictable costs thanks to the WEG loan (10-year fixed interest rate, 15-year full repayment)

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

• No special levies, stable reserve structure

Note on a Second Apartment in the Building

In the same building, there is also an almost identical apartment for sale on the third floor – modernized. Ideal to rent out two furnished temporary apartments in one package in the same building.

Ideal for investors (dual investment with a yield advantage) or owner-occupiers who wish to combine two units.

Why This Offer Stands Out

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

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