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

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Property Description & Concept

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

This is an individually owned condominium registered in the land register—not a hotel suite, but a fully functional condominium with its own apartment door, doorbell, intercom, mailbox, telephone/internet connection, and individual electricity meter.

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

It consists of two building sections:

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

• Lessingstraße 37 a–c: 44 classic condominiums

The offered unit is located in the quiet residential wing – no reception entrance, no public traffic. The access is via a separate stairwell with an elevator – discreet, clean, and well-maintained.

Target Groups & Usage Options

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

• Investors who want to rent it furnished or list it on Airbnb – legally secure and without the need for a building permit.

• Commuters working in Karlsruhe on weekdays: with a car in the underground garage and a bike ride to work.

• Parents who want to provide their children with their own, secure apartment instead of a shared flat.

Legally Secure Airbnb & Short-Term Rentals

The condominium declaration of the homeowners’ association permits both residential and commercial use.

Thus, short-term rentals (e.g., Airbnb, Booking.com, or as a business apartment) are fully allowed and are not considered a change of use under building law.

No building permit or change-of-use approval is required.

Owners are free to choose whether to occupy it themselves, rent it out long-term, or lease it by the day – a legal freedom that is rare in Karlsruhe and will remain in force permanently.

Features & Comfort

The apartment is sold fully furnished – including a fully equipped built-in kitchen (not just a pantry unit), bed, wardrobe, TV, dining table, and seating area.

The kitchen includes a ceramic hob, oven, extractor (ducted ventilation), refrigerator, and microwave.

The bathroom features a shower, fan, and light-colored tiles; all rooms are equipped with LED spotlights.

A washing machine connection is also available (for the room). Depending on the tenant’s needs, a washing machine can either be installed or removed.

Heating and hot water are provided via district heating (Stadtwerke Karlsruhe, primary energy factor 0.26) – no maintenance, no chimney sweep, no replacement requirements.

Heating and water costs are calculated as a flat rate based on the living area, without meter readings or maintenance fees – ensuring constant and predictable ancillary costs.

A special advantage of the complex is the professional care provided by the on-site hotel management:

The corridors and communal areas are cleaned daily, with caretakers and service personnel always present – costs that are borne by the hotel, not the condominium owner.

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

The monthly condominium fee is only about €66, including heating, administration, waste disposal, and maintenance, plus €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 its surroundings yet offering complete ownership freedom:

furnished, legally secure for renting, energy efficient, and available for immediate occupancy.

The combination of daily upkeep, professional on-site services, and minimal operating costs makes this property the optimal choice for anyone looking to live, rent, or earn income – without hassle, yet with substance.

Location & Surroundings

The apartment is located at Sophienstraße 69, right in the heart 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, an established neighborhood, short distances, and excellent connectivity.

Quiet side street, central location:

Sophienstraße is purely a residential street with no through traffic.

Despite its proximity to the city center (approx. 1 km), the area has a pleasant, almost village-like residential feel – well-kept front gardens, minimal noise, and a safe environment.

Distances:

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

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

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

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

Everyday Life & Local Amenities:

A supermarket, pharmacy, bakery, doctors, post office, and restaurants are in immediate proximity – all within comfortable walking distance.

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

From here, you can reach the city center or the KIT via car-free routes.

Quality of Living & Investment:

The Weststadt is one of the most stable real estate markets in the city.

Due to its proximity to universities, the hospital, courts, and service centers, there is a constant year-round demand for small, well-maintained apartments.

Vacancies are virtually unheard of.

Leisure & Environment:

Within walking distance: palace gardens, ZKM, 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 tranquility and security – perfect for owner-occupiers, commuters, and investors who value capital preservation and long-term rentability.

Legal Notice / Disclaimer

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

No liability is accepted for the accuracy or completeness of the information. Only the notarized contractual documents and decisions of the homeowners’ association (WEG) are legally binding.

Regarding Use and Rental:

The possibility described in the brochure 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 explicitly permits both residential and commercial usage.

There is currently no formal requirement for approval under building regulations or change-of-use regulations for this unit.

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

The seller therefore does not guarantee that any future form of short-term or platform rental will remain permanently free of approval requirements.

Economic Information:

All yield and cost examples serve solely as a non-binding illustration of typical scenarios. They do not guarantee or assure any specific rental income, occupancy rate, or property value development.

Note for Prospective Buyers:

Any use of the property – particularly commercial short-term rentals – is the responsibility of the user and must comply with applicable laws, municipal regulations, and homeowners’ association rules.

It is strongly recommended to obtain legal advice from a specialist lawyer, tax consultant, or property management prior to signing a contract.

Features & Condition

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

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

Overview of Features:

• Built-in kitchen with ceramic hob, oven, ducted extractor, refrigerator, and microwave

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

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

• Flooring: laminate in wood-look – low maintenance and durable

• Windows: thermal insulated glazing with wooden frames

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

• Balcony: Southwest orientation with sunshine from noon, offering a quiet view of the inner courtyard

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

Technology & Energy:

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

This places the complex well above typical standards for buildings constructed between 1980–1990.

Since district heating is used, there is no need for maintenance, chimney sweeping, or heater replacement – a real cost advantage.

Communal Benefits:

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

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

As a result, the building always appears clean, quiet, and secure.

Economic Data (2025):

• Condominium fee: approx. €66/month (including heating, administration, waste disposal, and maintenance) plus a reserve contribution of €18.59/month

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

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

• Annual Property Tax 2025: only €34.64/year

• No cable TV costs, as these have been cancelled by the homeowners’ association

Conclusion:

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

Other / Legal & Communal Matters

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

Allocation:

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

• Building section Lessingstraße 37 a–c: 44 apartments

Special Usage Rights: According to the condominium declaration, the owners of the 123 apartments are granted the communal special usage right no. 172 – for 58 underground parking spaces and 4 outdoor parking spaces.

• There is no fixed assignment; usage is based on availability and mutual consideration within the group.

• This system has proven effective and provides each owner with a usable parking right.

Basement & Communal Areas:

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

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

• Owners who do not rent via ACORA can use the bicycle room and basement 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 the financial plan.

• Reserves are maintained separately for the sub-communities (Sophienstraße / Lessingstraße).

Type of Use:

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

• No conversion or change-of-use permit is required – a unique feature 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 investment – with urban comfort and true ownership freedom.

Other / Price Justification & Conclusion

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

It is based on real market prices and verifiable rents for comparable micro-apartments in central Karlsruhe.

Market Environment & Comparable Values

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

• On ImmoScout24 (as of October 2025), simple shared flat rooms of 15–18 m² are already priced between €520 and €670 warm, often without a balcony, kitchen, or underground parking spot.

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

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

The offered apartment with balcony, underground parking space, high-quality furnishings, and district heating is therefore priced below market level, both per m² and in relation to the achievable net yield.

Realistic Earning Potential (based on the purchase price without approx. 7% ancillary buying costs)

The yield can be fully traced:

Long-term rental (student/commuter): €700 warm – €126 ancillary costs = €574 net × 12 months = €6,888 p.a., ≈ 4.6% yield

Furnished rental (Wunderflats for 3–6 months): €1,000 warm – €126 ancillary costs = €874 × 12 = €10,488 gross; after deducting 10% for reserves → approx. €9,900 net yield, ≈ 6.6% yield.

Short-term (Booking/Airbnb): 15–20 nights × €85–90 = €1,275–€1,800 monthly revenue; after deducting fees, ancillary costs, and reserve contributions → €10,000–€13,700 net p.a., equating to a 7–9% yield.

The monthly ancillary costs remain constant at approx. €126 (comprising €66 of the condominium fee including heating, plus an estimated €60 for electricity, internet, property tax).

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

Sustainable Structure & Security

Legally secure short-term rental: according to the condominium declaration, both residential and commercial usage are expressly permitted, thereby eliminating the need for change-of-use or building permit approvals.

Daily cleaning of corridors and caretaker services provided by hotel personnel – at no extra cost to the owners.

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

Managed by Liede GmbH – with professional accounting and separate reserve funds.

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

Investors can immediately present the property as a bankable investment.

In short: top location, top returns, top substance.

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