Flat for sale 3+kk • 76 m² without real estate, North Rhine-Westphalia

Beautifully renovated 3.5-room condominium with 76 m² that is easy and convenient to reach due to its location on the first floor – bright and friendly with an optimal room layout, featuring underfloor heating, new tiles, including a cellar storage room and a separately rented single garage for €70.

New, energy-saving gas central heating installed in 2020

Ideal for investors! Thanks to the favorable ratio of a cold rent of €656.74 to the purchase price, when financing with 30% equity capital, a return on equity of 5.6% is achieved, which is 100% tax-free due to depreciation (AfA) and interest.

With the index rental contract, the cold rent increases each year by the previous year’s inflation, but at least by 2%. This means the income value of the apartment will increase by at least 2% in the future – at least 20% over 10 years.

Since the apartment can be sold tax-free after 10 years, an additional annual return on equity of 6.6% is achieved. That is, the tax-free return on equity from the increasing cold rent is 5.6% plus the also tax-free return from the annual appreciation of 6.6%, totaling 12.1%.

This tax exemption is an advantage compared to other investments such as stocks, ETFs, or government bonds, which are subject to a flat rate tax of 25% each year.

(A detailed calculation of the return on equity can be provided on request in the event of purchase interest.)

The spacious balcony faces southwest and makes the apartment particularly attractive. The apartment has been rented for over 20 years to the same friendly family. The rents are always paid on time, including any additional payments for operating costs.

The advance payments for operating costs for the tenant amount to €260 (including heating costs). The total warm rent is €916.74 (excluding the garage rent of €70).

In 2022, the apartment was refurbished with new tiles in all rooms, the hallway and the bathroom – the walls were also renovated – and is in a good, contemporary condition. The gas central heating installed in 2020 ensures efficient heating and a pleasant indoor climate.

The purchase price of the apartment is only €128,000, which means the price per square meter is only €1,684/m². This is very inexpensive, as for other 2.5- or 3.5-room apartments in the same building a purchase price of over €2,400 per m² is expected, which is quite appropriate considering the nice, quiet residential location – predominantly surrounded by single- or two-family houses.

The purchase price of the single garage is only €12,000 instead of the usual €15,000. Since the garage has its own land registry sheet, it does not have to be purchased, as there is interest from other co-owners. Some of the co-owners use their own apartments.

Purchase price for apartment + garage together is €140,000 (fixed price).

If you are seriously interested in purchasing, please send a message via this advertisement – I will then contact you shortly. Thank you.

This condominium is located in a quiet, sought-after residential area of Herzogenrath, surrounded by many detached houses and experiencing little traffic. The location is ideal for both owner-occupiers and investors – quiet, good infrastructure, and high demand.

Herzogenrath is situated north of the university town of Bad Aachen and is a popular residential area in the Aachen region. The proximity to the city of Aachen, the good connection to the regional transport network, and the location at the tri-border area make this location particularly attractive – both for commuters and for tenants with a long-term perspective.

All everyday facilities are within a short distance. Shopping opportunities, schools, kindergartens, medical care, as well as public transportation, are conveniently reachable. At the same time, the area offers ample green spaces and recreational opportunities, which further enhances the quality of living.

Location & Distances:

• Supermarket – approx. 700 m

• Herz-Jesu Kindergarten – approx. 400 m

• Herzogenrath Grammar School – approx. 1.8 km

• Comprehensive School / Europaschule – approx. 1.2 km

With a tax-free return on equity of 5.6% (based on 30% equity of the purchase price) and an additional tax-free 6.6% return (when selling no earlier than after 10 years!) due to a minimum annual appreciation of 2%, an investor achieves a highly attractive overall tax-free annual return of 12.1%.

Energy certificate type: Demand certificate

Final energy requirement: 105.6 kWh/(m²*a)

Energy efficiency class: D