Flat for sale 1 bedroom • 18 m² without real estateSophienstr. 69 Karlsruhe Weststadt Baden-Württemberg 76133

Below is the English translation of the text enclosed by the XML tag:

Object Description & Concept

This well-maintained, fully furnished 1-room apartment with a southwest balcony is located on the 3rd floor of the well-known residential complex “Studienresidenz Sophienstraße” – right in the heart of Karlsruhe’s Weststadt, one of the most value-stable districts.

This is freehold property with a land register entry – not a hotel suite but a fully-fledged condominium with its own entrance door, doorbell, intercom system, mailbox, telephone/internet connection, and its own electricity meter.

The building was constructed in 1988 by SÜBA Karlsruhe GmbH and marketed by Real-Treuhand.

It consists of two building blocks:

• Sophienstraße 69–71: 123 micro-apartments + 4 commercial units (hotel & service areas)

• Lessingstraße 37 a–c: 44 traditional condominiums

The unit on offer is located in the quiet residential wing – no reception area, no public access. Entry is via a separate staircase with an elevator – discreet, clean, and well-kept.

Target Groups & Usage Options

This apartment is the ideal solution for investors, commuters, and parents looking to combine ownership, yield, and flexibility:

• Investors who want to rent it furnished or via Airbnb – legally secure and without needing a building permit.

• Commuters working in Karlsruhe on weekdays: car in the underground garage, bike to work.

• Parents providing their children with their own safe apartment instead of a shared flat.

Airbnb & Short-term Rentals – Legally Secure

The condominium declaration of the owners’ association (WEG) allows both residential and commercial use.

Thus, short-term rentals (e.g., Airbnb, Booking.com or business apartment) are fully permitted and do not count as a planning-related change of use.

No building application or permit for change of use is required.

Owners are free to decide whether to use it themselves, rent it out long term, or let it out on a day-by-day basis – a legal freedom that is rare in Karlsruhe and remains permanently intact.

Equipment & Comfort

The apartment is sold fully furnished – including a fully equipped fitted kitchen (not a tiny kitchenette), bed, wardrobe, TV, table, and dining area.

The kitchen features a ceramic hob, oven, extractor fan (ducted), refrigerator, and microwave.

The bathroom has a shower, exhaust fan, and light tiles; all rooms have vinyl flooring in a wood effect and LED spotlights.

Heating and hot water are provided by district heating (Stadtwerke Karlsruhe, primary energy factor 0.26) – no maintenance, no chimney sweep, no obligation to exchange equipment.

Heating and water costs are charged as a flat rate based on the living area, without meter readings or maintenance fees – so the additional costs remain constant and predictable.

A special advantage of the complex is the professional service provided by the attached hotel operation:

The corridors and common areas are cleaned daily, and the caretaker and service staff are on-site at all times – their costs are borne by the hotel, not the condominium owner.

Thus, residents and landlords benefit from a consistently well-kept environment without additional fees or administrative effort.

The monthly service charge is only approximately €66, including heating, administration, waste disposal and maintenance, plus an additional €18.59 for reserve contributions.

This makes the apartment one of the objectively most economically attractive micro-apartments in Karlsruhe.

Conclusion

A fully equipped micro-apartment with hotel comfort in the surroundings, yet complete ownership freedom:

furnished, legally secure for renting, energy-efficient, and ready to move in immediately.

The combination of daily maintenance, professional house service, and minimal operating costs makes this property the optimal choice for anyone who wants to live, rent out, or earn income – effortlessly but with substance.

Location & Surroundings

The apartment is located at Sophienstraße 69, right in the center of Karlsruhe’s Weststadt – one of the most popular, quiet, and value-stable areas of the city.

Here, historic architecture meets modern infrastructure: tree-lined streets, a well-established neighborhood, short distances, and excellent transport links.

Quiet side street, central location:

Sophienstraße is a strictly residential street with no through traffic.

Despite its proximity to the city center (approx. 1 km), it offers a pleasant, almost village-like living atmosphere – well-maintained front gardens, minimal noise, and a safe environment.

Distances:

• Gutenbergplatz (weekly market, cafés, doctors): approx. 600 m

• S-Bahn stops “Arbeitsagentur” and “Mühlburger Tor”: approx. 400–600 m

• City center / Postgalerie / Regional Court / University: 5–10 minutes by bike or train

• Kriegsstraße / B10 / A65 (motorway connection): approx. 2 minutes by car

Everyday Life & Local Services:

A supermarket, pharmacy, bakery, doctors, post office, and restaurants are in the immediate vicinity – all easily reachable on foot.

Weststadt is also one of Karlsruhe’s most popular cycling corridors:

From here, you can reach the city center or the KIT (Karlsruhe Institute of Technology) via car-free routes.

Residential and Investment Quality:

Weststadt is one of the most stable property markets in the city.

Due to the close proximity to universities, hospitals, courthouses, and service centers, there is year-round demand for small, well-maintained apartments.

Vacancies are virtually unheard of.

Leisure & Environment:

Within walking distance: the palace garden, ZKM (Center for Art and Media), Haydnplatz, fitness studios, and parks.

Gutenbergplatz with its weekly market is the social heart of the neighborhood – popular with students, professionals, and owners alike.

Conclusion:

A location that combines urban centrality with peace and security – perfect for owner-occupiers, commuters, and investors aiming for value preservation and long-term rental potential.

Legal Notice / Disclaimer

All information in this exposé has been prepared to the best of our knowledge and is based on the current available information from the condominium declaration (1987), the economic plan for 2025, as well as public sources.

No liability is assumed for the accuracy and completeness. Only the notarized contractual documents and the resolutions of the condominium owners' association (WEG) are binding.

Regarding Use and Rental:

The possibility described in the exposé for furnished or short-term rentals (e.g., via Airbnb, Booking.com, Wunderflats, etc.) is based on the current wording of the condominium declaration, which expressly permits both residential and commercial use.

There is no formal requirement for approval under building regulations or change of use law according to current knowledge for this unit.

However, the legal situation or administrative practice may change in the future – particularly through decisions by the owners’ association or municipal regulations.

Therefore, the seller assumes no guarantee that every future form of short-term or platform rental will remain permanently permitted without approval.

Economic Information:

All yield and cost examples are provided solely for illustrative purposes of typical scenarios. They do not constitute a guarantee or assurance of a specific rental income, occupancy rate, or value development.

Note for Prospective Buyers:

Any use of the property – particularly commercial short-term rental – is at the user’s own risk and must comply with the applicable laws, municipal regulations, and condominium rules.

It is expressly recommended to seek legal advice from a specialized lawyer, tax advisor, or property management company before concluding any contract.

Equipment & Condition

The apartment offers a compact 18 m² of living space, including part of the balcony, and has been continuously maintained.

It is sold fully furnished – the buyer can move in immediately or rent it out furnished.

Overview of Equipment:

• Fitted kitchen with ceramic hob, oven, extractor fan, refrigerator, microwave

• Bathroom with shower, exhaust fan, and light-colored tiles

• Living area with bed, wardrobe, dining table, TV, sideboard, LED recessed ceiling spots

• Flooring: Vinyl in wood effect – easy to maintain and durable

• Windows: Double glazing with wooden frames

• Heating/Hot water: District heating (primary energy factor 0.26)

• Balcony: Southwest exposure with sunshine from noon, quiet view into the inner courtyard

• Building: Solid construction, thermal insulation render, concrete ceilings, elevator

Technology & Energy:

Energy certificate (consumption): 99.6 kWh/(m²a) – Efficiency Class C.

Thus, the complex is significantly better than typical buildings from the 1980s–1990s.

With district heating, there is no need for maintenance, chimney sweep, or heater replacement – a real cost advantage.

Community Benefits:

The hotel operation employs its own staff for cleaning and caretaker services.

Corridors and entrances are maintained daily – at no cost to the owners.

This ensures that the building always appears clean, quiet, and secure.

Economic Data (2025):

• Service charge: approx. €66/month (including heating, administration, waste disposal, maintenance) and reserve contribution: €18.59/month

• 2024 Reserve for the apartment: approx. €1,923.97

• Reserve for the Sophienstraße sub-community: approx. €273,851.07

• Property tax 2025: only €34.64/year

• No cable TV costs, as the WEG has terminated the service

Conclusion:

An apartment that essentially pays for itself – energy-efficient, well-maintained, low on maintenance, and with minimal fixed costs.

Other / Legal & Community Matters

The complex Sophienstraße 69–71 / Lessingstraße 37 a–c forms a condominium association with 167 units on a plot of 5,447 m². The legal basis is the condominium declaration from 1987.

Allocation:

• Building part Sophienstraße 69–71: 123 apartments + 4 commercial units (including hotel operation)

• Building part Lessingstraße 37 a–c: 44 apartments

Special Rights of Use: According to the condominium declaration, the owners of the 123 apartments have the communal special usage right No. 172 – covering 58 underground parking spaces and 4 outdoor parking spaces.

• There is no fixed allocation; usage is subject to availability and mutual consideration within the group.

• This system has proven itself and grants each owner a usable parking right.

Cellar & Common Areas:

• Two basement storage rooms (“A”) are available to the owners of the Sophienstraße block as a communal special usage right (§ 15 WEG).

• In addition, there are drying and bicycle rooms in the basement – exclusive use by the hotel operation is not permitted.

• Owners who do not rent out via ACORA can use the bicycle room and cellar freely.

• If a car is parked in the underground garage, the license plate should be registered at the reception.

Management & Structure:

• Property management: Liede GmbH Karlsruhe – responsible for accounting, billing, and economic planning.

• Reserves are maintained separately according to sub-communities (Sophienstraße / Lessingstraße).

Type of Use:

• The condominium declaration permits both residential and commercial use. Thus, both classic rentals and furnished short-term or Airbnb rentals are expressly allowed.

• No conversion or change of use application is required – a unique selling point in Karlsruhe.

Conclusion:

A legally secure structure, solid reserves, professional management, and clear special usage rights make this complex a long-term, stable, and low-maintenance capital investment – with urban comfort and genuine ownership freedom.

Other / Price Justification & Conclusion

The purchase price of €149,900 is clearly justified from both a market-economic and business-economic perspective.

It is based on actual market prices and verifiable rents for comparable micro-apartments in the center of Karlsruhe.

Market Environment & Comparative Values:

• In Karlsruhe’s Weststadt – especially along Sophien-, Lessing- and Gartenstraße – furnished apartments under 25 m² are exceedingly rare.

• On ImmoScout24 (as of October 2025), basic shared flat rooms with 15–18 m² are already priced between €520 and €670 all-inclusive, often without a balcony, kitchen, or underground garage space.

• On Wunderflats, furnished city apartments in Karlsruhe of 30–35 m² are currently offered between €1,300 and €1,500 all-inclusive (≈ €40–45/m²).

• On Booking.com, comparable units in the vicinity (Weststadt, Südweststadt, city center) are listed at €85–95 per night, with an average occupancy rate of 50–65% – Source: Booking Market Overview Karlsruhe, October 2025.

The offered apartment with balcony, underground parking space, high-quality equipment, and district heating is thus priced below market rates, both per m² and relative to the achievable net yield.

Realistic Earnings Potential (based on the purchase price excluding approx. 7% ancillary purchase costs):

The yield can be fully tracked:

Long-term rental (student/commuter): €700 all-inclusive – €126 additional costs = €574 net × 12 months = €6,888 per annum, approximately 4.6% yield

Furnished rental (Wunderflats 3–6 months): €1,000 all-inclusive – €126 additional costs = €874 × 12 = €10,488 gross; after deducting a 10% reserve → approx. €9,900 net yield, approximately 6.6%

Short-term (Booking / Airbnb): 15–20 nights × €85–90 = €1,275–€1,800 monthly revenue; after deduction of fees, additional costs, and reserves → €10,000–€13,700 net per annum, corresponding to a 7–9% yield.

The monthly additional costs remain constant at approx. €126 (€66 service charge including heating + an estimated €60 for electricity, internet, property tax).

No meter readings, no heating maintenance, no extra costs – the district heating supply guarantees predictability and energy efficiency (primary energy factor 0.26).

Sustainable Structure & Security

Legally secure short-term rentals: according to the condominium declaration, both residential and commercial use are expressly permitted, hence no permit for change of use or building application is needed.

Daily corridor cleaning and caretaker service by hotel staff – at no cost to the owners.

High reserves for the Sophienstraße sub-community (≈ €273,800) – no maintenance risks, no planned special assessments.

Management by Liede GmbH – professional billing and separate reserve accounts.

Owner-occupiers benefit from low operating costs, a car in the underground garage, and a bicycle in the bicycle room – offering a comfortable city apartment in a prime location.

Investors can immediately present the property as a bankable investment.

In short: Prime location, top yield, and excellent condition.

An offer that practically does not come around again in Karlsruhe.