Flat for sale 3+1 • 62 m² without real estateKriegsstr. 296 Karlsruhe Weststadt Baden-Württemberg 76135

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Why this apartment? – The Weststadt’s Rendite Unicorn

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

A definitive building permit from the City of Karlsruhe (2018) for use as a holiday or short-term rental apartment (FEWO). This is your shield against rent controls and the key to a 9% yield.

A floor plan that works for you:

The apartment on the 2nd upper floor impresses with a highly efficient layout. Thanks to a minimized hallway area without loss of usable space, every square meter flows into three full, separated rooms (approx. 12 m², 15 m², and 18 m²). There are no through rooms – this means that the entire floor area is converted into true usable space.

Peace & Distant Views (the surprise at this address):

Contrary to what you might expect from a central location, the apartment is acoustically well isolated:

• Room 1 and the kitchen face the absolutely quiet inner courtyard.

• Rooms 2 and 3 face Yorckstraße (a quiet side street) with expansive views and no directly opposing buildings. Sleeping with an open window is realistic here.

Comfort:

End-of-block corridor location with no through traffic, elevator running all the way to the basement, professional condominium (WEG) structure, available for immediate occupancy and commission-free (directly from the owner).

In short: This apartment is quiet, functional, and economically sound.

It works for people – and for the numbers.

Building & Condominium:

The residential complex comprises 30 units (28 apartments, 2 commercial units) and is professionally managed by HUG Haus- und Grundbesitzverwaltung Karlsruhe. The building dates back to the 1950s (institutional purpose-built) and is functional, robust, and well-suited for renovation. An elevator is available and runs down to the basement.

Commercial on the Ground Floor – Clearly Separated:

On the ground floor there are two established commercial units (including a bakery and a kitchen studio). Important: They are technically and cost-wise separate (each with its own heating systems). Each apartment has its own gas boiler.

Monthly Service Charges / Reserve:

As of January 1, 2026, the service charge according to the economic plan is €310 per month.

Proportionate reserve: €491.28 per year.

Reserve balance (apportioned to the unit) as of December 31, 2024: €6,543.83.

Extra Stability:

The condominium receives an annual five-digit sum from roof leasing (for mobile communications) – which stabilizes costs for ongoing operations.

Ancillary Costs Logic (important):

Waste disposal and water are billed in the condominium on a per-person basis. The apartment was temporarily used as a special rental (for technicians/project rental); therefore, some consumption-based items (including waste/water) were above the normal level in that accounting year. With regular occupancy or vacancy, these items would normalize accordingly.

Heating/Hot Water/Electricity:

Heating and hot water are provided via an on-site gas boiler with its own gas meter (direct user billing, no central condominium heating). The gas boiler was installed in 2018; the periodic chimney sweeping inspection including the flue examination took place on December 1, 2025, with no deficiencies.

The apartment is located in Karlsruhe-Weststadt, centrally at the corner of Kriegsstraße / Yorckstraße. Shopping options, supply, public transportation, and the city center are all within immediate reach.

An important point for interested parties: Despite its central address, the apartment offers a surprisingly peaceful living quality because it is acoustically well isolated within the complex:

• Courtyard side (kitchen + room 1) is very quiet.

• Yorckstraße (rooms 2 + 3) is a side street with low traffic and expansive views.

The combination of urban living, excellent infrastructure, and simultaneously a quiet apartment location is rare in the Weststadt – and a clear advantage for both owner-occupiers and investors (for shared apartments/business use).

The apartment was specifically renovated in 2015 / 2018 / 2019 for shared and special rentals. Under individual ownership, there is zero renovation backlog.

• Technology: Complete electrical upgrade including a central media distribution panel. Every room is equipped with LAN and TV connections – ideal for home office or business guests.

• Windows: As part of the renovation, the windows were replaced (double-glazed) – ensuring good thermal and sound insulation.

• Soundproofing: In 2018, high-quality entrance doors with substantial weight and a retractable sealing profile were installed. This guarantees maximum privacy between the hallway and living space – a crucial factor for shared and short-term rental use.

• Lighting concept: Suspended ceilings with integrated LED spots (2018) in all rooms – providing a modern, high-quality appearance without the need for retrofitting.

• Kitchen (brand Häcker, approx. €7,000 net): Installed in 2019, including an integrated washing machine and dryer, Blaupunkt appliances as well as a Miele extractor hood.

• Bathroom: Modern with a Geberit concealed cistern system, towel radiator as well as a bathtub with shower function and low-maintenance tiles.

• Flooring: Uniform vinyl flooring – ideal for quick, clean tenant turnover.

Areas:

Room 1: 11.85 m² | Room 2: 18.13 m² | Room 3: 14.86 m² | Kitchen: 7.02 m² | Bathroom: 3.45 m² | Hallway: 5.86 m²

Total: 61.17 m²

All rooms have direct access from the hallway – ideal for renting out room by room. This concept has been successfully applied in the apartment and it is immediately rentable again.

Building & Origin – Built for Longevity:

The building was constructed in the 1950s and originally designed as a workers’ residence or institutional purpose-built – meaning it was intended for long-term use and heavy usage. Typical for this type of construction are:

• Robust, functional construction

• Clear floor plan structures

• Simple, understandable building services

• Good capability for renovation and maintenance

After privatization (conversion into condominium ownership), the property has for decades been managed as a classic condominium community. An elevator is available and runs comfortably from the basement to the top floor. This combination of construction quality, structure, and accessibility positively affects the property’s value retention and usage flexibility.

Commercial & Mixed Use – Clearly Separated:

On the ground floor there are two established commercial units (bakery and kitchen studio). Both commercial units have their own heating systems and are technically as well as cost-wise clearly separated from the residential area. All apartments in the building are supplied via their own gas boilers.

This results in clear advantages:

• No central heating system

• No cross-subsidization between residential and commercial areas

• Heating and hot water costs are paid directly by the user

For owners and tenants, this means a transparent, cause-related cost structure and a lower risk of conflicts and administrative issues.

Condominium (WEG) & Maintenance – Clear Responsibilities:

In 2025, the condominium resolved that the maintenance and renewal of windows, shutters, and apartment entrance doors are allocated to the respective individual owner. This regulation permanently relieves the community and reduces the risk of larger single measures to be financed collectively. Buyers benefit from clear responsibilities, higher predictability, and individual decision-making. At the same time, communal measures have already been implemented, including:

• A new main entrance door

• Replaced windows in the stairwell

This demonstrates a condominium that actively addresses maintenance while structurally distributing costs in a sensible way.

Investment Strategy & Value-Enhancement Potential:

1. Attractive Entry:

Your price advantage in the Weststadt. This property offers a gross yield of 9.04% – a level of income strength that is rarely found in the Weststadt (76135). The purchase price of €239,000 already fully accounts for the impending modernization of the common property. While others hesitate, you as a forward-thinking buyer can take advantage of this affordable entry into one of Karlsruhe’s most sought-after neighborhoods.

2. Income Calculation (Shared Apartment Rental):

Thanks to its core renovation and technical features (LAN/TV in every room, soundproof doors), the apartment is ideally positioned for high-quality shared apartment rentals:

• Room 1 (courtyard): €550 | Room 2 (distant view): €650 | Room 3 (distant view): €600

• Total target rent: €1,800 per month / €21,600 per year (factor 11.0).

3. Planned Upgrade by H&G Haus & Grund:

The condominium is supervised by the renowned H&G Karlsruhe. According to meeting minutes, a renovation concept (façade, stairwell, fire protection) is currently being finalized by specialist planners.

• Structured Implementation: Such measures are often spread over several years or financed through low-interest loans (e.g., KfW). This spares your liquidity while rental income supports the investment.

• Subsidies: The management is reviewing all relevant grants, which further minimizes your effective burden.

4. Passive Wealth Building & Tax Advantages:

For investors with high incomes, this property offers an ideal lever. Future special assessments can often be fully recognized as maintenance expenses (up to 100% in the year of payment) for tax purposes. You convert tax burden directly into a tangible asset. As the building is modernized, the market value of your property passively increases – without requiring your active involvement.

5. Cost Protection & Planning Security:

Since 2025, windows, shutters, and apartment doors are individually owned. You retain full cost control and do not finance measures on other units. Annual five-digit additional income from mobile communications roof leasing further stabilizes the condominium’s reserves.

Legal Notices & Disclaimer:

Yield: Rental rates (as of 2026) are example calculations based on the FEWO permit and shared apartment experience. There is no guarantee for rental income; its achievement depends on management and the market. Prospectus liability is excluded. Renovation: Information is based on condominium meeting minutes from 2024-2025. Concrete cost resolutions have not yet been finalized. Buyers should review the minutes and financial plans before purchasing. Taxes: The descriptions regarding maintenance expenses do not constitute tax advice. The tax treatment depends on the individual situation; consulting a tax advisor is strongly recommended. In general: All information is provided to the best of our knowledge based on available documents. Only the provisions in the notarized purchase contract are binding.

Commission-free – directly from the owner GmbH & Co. KG