Listed-property investment gem in Stuttgart-Ost – High depreciation allowance, factor 20.9 (No commission!)

Key facts

Purchase price & costs

About this apartment

In a sought-after and value-stable location in the state capital, this solid condominium is offered for sale free of commission. The property is located in a well-maintained apartment building that impresses with its historic substance and status as a listed cultural monument. For the investor, this means not only acquiring a value-retaining tangible asset, but above all gaining access to exclusive tax conditions that can sustainably optimize the return after tax.

The 2.5-room apartment on the raised ground floor impresses with an efficient layout over approx. 55.7 m². The rooms are in a well-maintained condition; bright living areas with laminate flooring meet functionally tiled areas in the kitchen and bathroom. The bathroom, with natural daylight, has a bathtub. A key advantage for management: The existing fitted kitchen is explicitly not rented out, but merely made available for use, minimizing the owner's maintenance risk.

The technical features are up to date, with modern uPVC windows with insulating glazing and an independent gas floor heating system (direct gas supply without advance payment). The tenant controls their costs independently through their own heating habits. A separate cellar compartment completes the space available. Due to listed-building protection, there is no obligation to provide an energy performance certificate, which further simplifies the property's administration.

In addition to the regular building depreciation (AfA) of 2.5% for properties built before 1925, the listed status pursuant to § 7i EStG offers substantial depreciation opportunities for future renovations. Furthermore, under the new Baden-Württemberg State Property Tax Act, the property benefits from a 10% reduction in the tax assessment rate.

Why this investment is worthwhile for you: While expensive purchase price factors of 26 to 30 are generally the norm in central Stuttgart (meaning meager returns of below 3.5%), here you are acquiring a property at an absolute fixed price with an above-average gross rental yield of 4.77% and a purchase price factor of only 20.9. All value-reducing factors (such as the moderately renovated condition and the gas floor heating) have already been fully and generously taken into account in this low factor. Here, you are buying genuine substance with a buffer for the future.

Solid reserve accumulation: The owners' association manages its finances prudently and solidly. The proportionate reserve balance for As of 31 December 2025, this apartment has an attractive €3,312.84, which represents an excellent, business-oriented safety cushion in relation to the purchase price. With monthly service charges of only €204.00 (of which the non-allocable costs amount to an extremely low €462.84 per year), ongoing management remains maximally predictable for you as the landlord. Here, you are taking over an economically sound property with a genuine buffer for the future.

Future-proof technology & exceptionally well maintained: The self-contained gas heating system is demonstrably serviced professionally every year and is in perfect, reliable working order. Since the tenants settle the heating costs directly with the energy supplier, you as the owner have no administrative burden or financial pre-financing risks whatsoever. Through their own heating habits, the tenants also control their costs entirely independently.

Fittings and features, as described

The apartment impresses with a well-designed and highly lettable layout that makes optimal use of the space. The cosy loggia invites you to relax and noticeably enhances living comfort in an urban setting. Timeless laminate flooring has been installed in the living areas, while the kitchen and bathroom have functional tiled floors. The bathroom with natural daylight is a real advantage on the rental market and features an inviting bathtub. The fitted kitchen, already included in the purchase price, is in a well-maintained, normal state of preservation and perfectly rounds off the overall impression of this sound property.

Other

Key Financial Data

-Sale by private owner at a fixed price: Absolutely commission-free (approx. €7,500 savings on the purchase).

-Purchase price: €215,000.00 (fixed price).

-Current net cold rent: €855.00 per month (€10,260.00 p.a. / €15.35 per m²).

-Target net cold rent (potential): €983.25 per month (€11,799.00 p.a. / €17.65 per m²).

-Top yield: Strong current gross rental yield of 4.77%, with a rapid increase to over 5.4% target yield (exactly 5.49%).

-Ongoing service charges: €204.00 per month (of which non-allocable costs are only €462.84 p.a.)

-Future-proof reserves: Annual allocation of €576.00; the proportional reserve balance already amounts to €3,312.84 (total WEG reserve: €34,508.74 as of 31 December 2025).

-Minimized landlord risk: The fitted kitchen is contractually provided for use only.Well-maintained technology: Self-contained gas boiler in perfect condition with an uninterrupted annual maintenance interval.

-GEG shield (listed-building bonus): Full statutory exemption from the costly energy-efficiency renovation obligations under the Building Energy Act (GEG), as well as no energy performance certificate requirement.

-Tax turbo for high earners: Official listed-building status with exclusive special depreciation allowances pursuant to Section 7i of the German Income Tax Act (100% deductibility for renovations), as well as increased depreciation for older buildings of 2.5% per year to actively reduce your tax burden.

Location

Location details

Schwarenbergstraße is one of the state capital’s most sought-after and vibrant growth districts. The apartment’s micro-location perfectly combines urban living with peaceful retreats. A wide range of shops for everyday needs, supermarkets, and a diverse dining scene are located in the immediate vicinity, within easy walking distance.

Public transport connections are excellent: The “Bergfriedhof” (U4) and “Ostendplatz” (U4, U9) light rail stops, as well as important bus routes, can be reached within a few minutes on foot and take you or your tenants directly to Stuttgart city centre and the main railway station in less than 10 minutes. The world-famous local recreation areas right on the doorstep provide an excellent quality of life and extensive leisure opportunities: The idyllic Uhlandshöhe and the expansive park of Villa Berg are easily accessible on foot. This first-class combination of comprehensive infrastructure and a highly desirable location guarantees consistently strong, premium rental demand and secures the long-term appreciation of this listed property.