House for sale • 328 m² without real estate, Bavaria

Dear Investors,

Thank you very much for your interest in this real estate opportunity!

For sale is a detached multi-family house located in a quiet area of Bad Kissingen. The solidly built building is situated in a cul-de-sac in the central district of Winkels. It features four apartments, two garages with parking spaces, and ample garden area.

The house was built in 1975 and underwent extensive modernization in 2015/16. This included the renovation of the electrical system, intercom, water pipes, bathrooms, floor coverings, satellite system, roof windows, and the installation of a condensing gas boiler as central heating. An energy certificate of “Class D” with a final energy consumption of 108 kWh/(m²*a) is available.

From the living areas and loggias, you enjoy a magnificent view. The southward orientation treats the residents to sunlight throughout the day. Modern bathrooms, bright rooms, and high-quality parquet floors guarantee attractive rents.

The ground floor apartment as well as the basement rooms have barrier-free access!

In 2024, the windows on the west side of the house were replaced. All windows feature blinds! In 2025, two roof windows were exchanged, the roof tiles were inspected, and the chimneys were re-sealed. The large Velux roof windows on the south side are equipped with electric external blinds operated by remote control!

Each apartment comes with a modern fitted kitchen, including a dishwasher and high-quality appliances. These are owned by the landlord and are already included in the purchase price. Of course, they can be listed separately in the purchase contract.

The metering for water and heating costs is carried out using water meters and heat quantity meters from Brunata. These were replaced and converted to wireless operation in 2025. The operating costs for the house are low at approximately €2.50 per sqm. Legionella tests have always produced unremarkable results, and smoke detectors are installed and inspected according to regulations.

A longevity appraisal for the house is available, certifying a useful life of 30 years, which increases the depreciation rate from 2.0% to 3.33%. The standard land value is €120 per sqm, resulting in a land value of €80,760. The remainder of the purchase price is allocated to the depreciable building!

The property is being sold after 10 years of ownership for tax and strategic reasons. The net cold rent amounts to €37,200 per year! There have never been any rental arrears with this property. For each apartment, handover protocols and a deposit equivalent to three months’ net cold rent are available.

Here you are acquiring an investment property that is fully operational and generates income from the moment of transfer of ownership. I look forward to your inquiry and am happy to answer any questions you may have!

Warm regards