Flat for sale 3+1 • 81 m² without real estateScheffelstr. 46 Karlsruhe Weststadt Baden-Württemberg 76135

Why this apartment?

Because it combines features that are rarely found together in Weststadt:

Elevator. Balcony. Three separate rooms. Excellent energy ratings.

Move-in ready. No commission. Transparent additional costs. No renovation risks.

This apartment works – for people and for numbers.

Object & Construction Quality

For sale by a private owner is an exceptionally sturdy 3-room apartment on the first floor of a well-maintained, five-story multi-family building with 20 residential units.

It is located right at the beginning of Scheffelstraße, a quiet cross street to Sophienstraße – one of Karlsruhe’s most sought-after and prestigious addresses.

The building was constructed in 1966 with solid institutional quality – originally, according to residents (without guarantee!), for employees of the Deutsche Bundespost (later Telekom).

This origin explains the quality still felt today: It was built not for quick resale, but for long-term use by its own employees.

Typical for this building type are:

• Very solid steel and reinforced concrete constructions

• Continuous, solid concrete floors

• Above-average sound insulation

• Clear, functional floor plans

• Ease of repair and longevity

Compared to many Jugendstil properties on Sophienstraße, the more recent construction date offers clear advantages:

a more robust building structure, better sound insulation, contemporary thermal insulation – and an elevator.

Energy & Technology

• With a consumption-oriented energy value of 74 kWh/m²a (efficiency class C, nearly B), the property ranks among the better existing buildings of its time.

• For owner-occupiers this means low additional costs and future-proofing; for investors, it means value retention and good financing conditions.

• Central heating (gas)

• Hot water provided decentrally via electric boilers in the kitchen and bathroom

This solution offers clear advantages:

• No circulation losses (no continuously heated pipes)

• No communal base consumption

• No legionella testing

• Only cold water meters; each user pays for their own hot water

• Clear cost allocation logic, ideal for rental or shared accommodation use

• Low repair risk, as the boilers are inexpensive and individually replaceable

Result: low, transparent additional costs without hidden community expenses.

Renovations & Condition

The apartment has been modernized with a focus on light, clarity, and everyday practicality:

• Suspended ceilings with integrated LED spots in all rooms

• Upgraded electrical system with additional outlets and pre-wired TV connections at the ideal wall height

• Uniform vinyl flooring in all living areas

• Large-format gray tiles (30×60) in the kitchen, hallway, and bathroom

• Textured plaster on all walls – no wallpaper, no renovation hassle

• Bathroom newly tiled, timeless and easy to maintain

Result: modern, calm, immediately usable – without the stress of construction.

Floor Plan & Use

The floor plan is clear and logical, with minimal circulation space – making the apartment feel significantly larger than its approximately 80 m².

• Three full, separate rooms, all accessed separately from the hallway

• No through-rooms; all spaces are well lit

• Balcony adjacent to the living/bedroom area

• Separate kitchen at the apartment entrance with a large built-in cupboard (plenty of storage without loss of living space)

• Bathroom functionally arranged on one side of the hallway

The layout allows for various uses without renovations or compromises:

as a shared flat (WG), for a couple with a home office, a small family, or as an investment property with a clear room logic.

In short: A layout that works – no matter how it is used.

Location – Karlsruhe-Weststadt / Sophienstraße

• 76135 Karlsruhe-Weststadt – one of the city’s most desirable residential areas, comparable to the Musicians’ Quarter.

• The apartment is located right at the beginning of Scheffelstraße, a quiet cross street to Sophienstraße.

• Sophienstraße is among Karlsruhe’s most prestigious addresses and is also the city’s most famous bicycle street. It stands for an urban, relaxed city life with high quality of life – little through traffic, spacious streets, and a well-established neighborhood.

• Here you live quietly yet right in the midst of the action:

  – Gutenbergplatz with its weekly market, cafés, restaurants, bakeries, and daily shopping facilities is within walking distance.

  – The Günther-Klotz complex offers spacious green and recreational areas in the immediate vicinity.

• Transportation is also optimal:

  – Via Scheffelstraße you quickly reach Kriegsstraße (B46) and thereby directly access the town motorway / South Bypass.

  – No need to drive through residential areas, no slow-moving local traffic – a clear advantage for commuters and drivers.

  – At the same time, connections to public transport, schools, daycare centers, and all central facilities are excellent.

• The location works for both owner-occupiers and tenants and is considered to be long-term value-stable.

Features & Storage

• Shared-flat (WG) suitable kitchen with a system: window, clearly separated cupboard areas for multiple users (right side)

• Solid built-in closet in the hallway

• Masonry basement storage room with a metal door (not a wooden shed)

• Additional loft compartment on the 5th floor, easily accessible by elevator

• Modernized elevator operating from the basement to the loft

• Bicycle storage room in the building

Each room is already fully furnished from the previous WG rental:

• A desk, wardrobe, seating, and one Samsung Smart TV per room are included in the purchase price.

• The apartment can immediately be rented out as a furnished student shared flat or used directly by the owner.

• A separate invoice for the furniture is possible (tax beneficial for investors).

Homeowners’ Association (WEG) & Parking Spaces

• Very well-maintained homeowners’ association

• No backlog of renovations, no special assessments

• Reserves steadily increasing (91,895.16 € as of 31.12.2024), of which 4,650 € are allocated to the apartment

• Long-standing, committed advisory board comprised of residents living in the building, ensuring high continuity – thus the HOA is in excellent condition

• The residential complex includes communal outdoor parking spaces, which can be rented through the property management if available. There is no fixed allocation.

Monthly Service Charge (Financial Plan 2026)

• Total: approx. 387 € per month

• Allocable: approx. 296 € (the heating/water cost billing is increased by 197 € since it was previously rented furnished at a flat rate)

• Owner’s share including reserves: approx. 91 €

• 2025 Property Tax Category B: 117.45 € per year

Economic Evaluation & Yield Argumentation

This property was specifically optimized as a “high-yield” asset for upscale shared-flat rentals in Weststadt. Due to the market situation in Karlsruhe (76135) and the specific features of the property, a monthly net cold rent of 1,950 € (650 € per room) has been conservatively calculated.

Justification for the rent levels (650 € per room):

• Room 1 (with balcony): Exclusive outdoor area, fully furnished including Smart TV, wardrobe, table, chair

• Rooms 2 & 3: Also fully furnished like Room 1

• Added value factor: The “ready-to-live” furnishing (desk, wardrobe, TV) as well as decentralized hot water billing justify a significant furnishing surcharge, which legally falls outside the scope of the classic rent control for standard apartments.

• Location factor: The immediate proximity to Sophienstraße and to KIT/university guarantees virtually zero vacancy.

• Yield figures (based on a purchase price of 359,000 €):

  – Annual cold rent (target): 23,400 € (1,950 € x 12 months)

  – Rental yield (gross): 6.52 %

Multiplicator (Factor): 15.3

Investor Advantage “Decentralized Billing”: With hot water provided via boilers in the bathroom and kitchen, vacancy risk and administrative effort are massively minimized. Tenants sign up for their own electricity contracts – as the landlord, you face no prepayment risks for hot water and save on the annual costs for legionella testing.

Disclaimer / Legal Notice

Note on Yield Calculation: The stated rent levels and yield figures are example calculations based on current market data (as of 2026) and personal experience with furnished rentals. They are provided solely for informational purposes and do not constitute a guaranteed promise of rental income or tax advantages. The actual achievement of the rents depends on individual property management, tenant selection, and future market developments. Any prospectus liability is excluded. No guarantee is made as to the accuracy of the information regarding the construction year and history (Post/Telekom), as this is based on oral accounts from residents. All information has been compiled to the best of our knowledge; only the terms specified in the notarial purchase contract are binding.

The sale is made directly by the owner – commission free.

• You save around 12,500 € in broker’s commission, which either increases the yield or provides additional flexibility for owner-occupier use.

• When rented as a 3-person shared flat, a calculated gross yield of approx. 6.5% is realistic.

• At the same time, due to its construction quality, energy ratings, and location, the apartment is also ideal for long-term owner occupancy.

• All documents (energy certificate, partition declaration, financial plan, HOA protocols) are fully available in digital format and can be provided at short notice for your bank’s review.