| Type | Block of flats |
|---|---|
| Living area approx. | 547 m² |
| Rooms | 30 |
|---|
| Plot area | 571 m² |
|---|
| Purchase price | 450.000 € |
|---|---|
| Price per m² | 822.67 €/m² |
| Commission | 4,76% (4,76 % inkl. MwSt. vom not. Kaufpreis) |
Calculate using this listing's purchase price. Every assumption is editable and all figures are non-binding estimates.
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More financing calculators and assumptionsAttention professional capital investors: For sale is a structurally strong, fully rented apartment building with 9 residential units and a total living area of approx. 547 m² in the up-and-coming Gelsenkirchen-Ückendorf.
The building stands out due to a history that is exceptionally well documented for this location: In 1989/1990, the property was comprehensively and fundamentally rebuilt as well as substantially modernized under architectural supervision for a total of 731,632.08 DM. As part of this value-enhancing major measure, essential core areas such as the electrical installations, the plumbing risers, the exterior plaster, as well as large parts of the shell and interior finishing were completely renewed. Technically, this massive conversion around the turn of the decade makes the property significantly younger than its original year of construction would suggest. Since then, the long-term owner has continuously maintained and serviced the property with great care – there is no uncontrolled backlog of repairs here, but rather a transparent, sound structure.
The 9 residential units are perfectly suited to the local rental market (predominantly optimally rentable 2- to 3-room apartments between approx. 51 m² and 69 m²) and present themselves in a well-kept condition at the solid standard of the 1990s, selectively refined by cosmetic touch-ups when tenants changed.
The property is currently 100% fully rented. The tenant structure is described as absolutely contractually reliable, quiet, and uncomplicated – the tenancy across all parties is consistently harmonious, dependable, and without significant fluctuation or disruptions. The property currently generates a reliable actual annual rent of €29,848 p.a. (plus ancillary costs).
The yield lever: your rent increase potential at a glance
The property currently generates a solid actual annual rent of €29,848 p.a. (purchase price factor: 15.08x / yield: 6.63%). The average rent is currently a very affordable approx. €4.55/m² – this hides massive rental reserve potential.
For you as an investor, this results in two highly attractive scenarios:
Scenario 1 – Realistic intermediate step (+15%): By moderately and promptly adjusting the existing rents upward by 15%, you increase the annual net cold rent to €34,325.20. This immediately raises the gross yield to approx. 7.63% and lowers the purchase price factor to an attractive 13.11x.
Scenario 2 – Full market potential (target old): According to officialAccording to the property market report, the gross yield in the existing portfolio is over €6.00/m². With a gradual adjustment to this market level or in the course of new lettings, the annual net cold rent can be increased on paper to €39,500. Your leverage: a first-class target gross rental yield of over 8.78% with a top factor of only 11.39x!
Use this calculable cash flow booster in a crisis-proof growth market.
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435.000 € INVESTMENT OPPORTUNITY WITH A MULTIPLE OF 15.5 NEAR THE TRAIN STATION45886 Gelsenkirchen
435.000 € INVESTMENT OPPORTUNITY WITH A MULTIPLE OF 15.5 NEAR THE TRAIN STATION45886 Gelsenkirchen
439.000 € Move in and feel good45891 Gelsenkirchen
