BRIGHT 2-ROOM APARTMENT WITH SOUTH-FACING BALCONY

Key facts

Purchase price & costs

About this apartment

Welcome to your new city home: This light-filled 2-room apartment facing south in Munich-Obergiesing impresses with its open-plan living and kitchen area, a south-facing balcony with unobstructed views of greenery, and a quiet location away from the street.

The apartment, measuring approx. 42 m², is located on the 2nd floor of a well-maintained apartment building (built in 1994) and is easily accessible by elevator. It was extensively modernized in 2017: open fitted kitchen, continuous laminate flooring, new interior doors, and a new washbasin and toilet in the bathroom. As the apartment faces away from the street, it is quiet when the windows are closed.

The apartment is rented on an unlimited lease, making it a sound investment. Under § 566 BGB, the lease transfers to the buyer unchanged. The net rent is €1,050 (25.00 €/m²), with an additional €90 for the garage. The annual net rent is €13,680. At a total price of €395,000, this yields a gross rental yield of approx. 3.5% (price-to-rent ratio 28.9).

New windows: The owners' association has resolved to replace all windows and the main entrance door; installation will take place at the end of October 2026. Financing is secured through an approved special assessment. The seller has already paid the full share attributable to the apartment.

Purchase price: Apartment €375,000 (approx. 8,929 €/m²), underground garage duplex parking space €20,000, total price €395,000. The property is being sold privately, with no broker's commission for the buyer.

Service charge: €320.63 per month (apartment €266.85, garage €53.78), of which €125.99 is recoverable from tenants and €194.64 is non-recoverable, including €120.33 allocated to the maintenance reserve. As of 31.12.2025, the reserve amounted to €66,109.13 (main owners' association) and €20,541.62 (garage).

The residential complex comprises 16 residential units, 16 parking spaces, and approx. 730 m² of land.

Fittings and features, as described

Well-designed 2-room apartment of approx. 42 m² on the 2nd floor, conveniently accessible by elevator:

bright living room (approx. 20 m²) with open-plan, high-quality fitted kitchen (2017)
south-facing balcony (approx. 3.8 m²) with unobstructed views of the garden
separate bedroom (approx. 12.5 m²)
bathroom (approx. 5.5 m²) with bathtub and shower head, tiled to ceiling height; washbasin and toilet replaced in 2017
hallway (approx. 3 m²)
laminate flooring in the living areas (2017), tiles in the bathroom and hallway
all interior doors replaced in 2017

The apartment includes a private basement storage unit and a duplex parking space (lower space) in the underground garage, with access inside the building. Permitted vehicle dimensions according to the manufacturer: length 5.00 m, width 1.90 m, height 1.50 m, weight 2.0 t.

Shared facilities include a bicycle and stroller room, as well as a dry laundry room in the basement with a private connection for a washing machine and dryer. The passenger elevator was modernized in 2023.

The residential complex is heated by a central natural gas heating system. The windows throughout the complex will be replaced at the end of October 2026.

Bathroom: bathtub.
Fitted kitchen available.
Flooring: laminate.
Heating: central heating.
Elevator available.
Basement available.
Additional features: laundry/drying room, bicycle room.

Other

Provider: Christian Rompf, private sale, no broker’s commission for the buyer.
Contact: rompf.immobilie@gmx.de

Notes for prospective buyers:

Viewings are possible by appointment. As the apartment is rented, appointments will be coordinated with the tenant.
Please include your full name and a telephone number in your inquiry. Unfortunately, inquiries without contact details cannot be answered.
We will be happy to provide further documents (e.g. concerning the condominium owners’ association and the window replacement) after the viewing if there is serious interest in purchasing. Proof of financing or financing confirmation is requested before confidential documents are shared and before an appointment with a notary.
The lease transfers to the buyer unchanged pursuant to § 566 BGB.
An energy performance certificate (consumption certificate, efficiency class E, 132,65 kWh/(m²·a), energy source natural gas, year of construction 1994, valid until 11.10.2027) is available and will be presented at the viewing. The new windows are not yet taken into account in it.
The information is based on details provided by the owner and documents from the property management company. Errors, sale prior to agreement and changes excepted.
Offers from real estate agents are not welcome.

Note for prospective buyers: Provider: Christian Rompf, private sale, no broker’s commission for the buyer.
Contact: rompf.immobilie@gmx.de

Notes for prospective buyers:

Viewings are possible by appointment. As the apartment is rented, appointments will be coordinated with the tenant.
Please include your full name and a telephone number in your inquiry. Unfortunately, inquiries without contact details cannot be answered.
We will be happy to provide further documents (e.g. concerning the condominium owners’ association and the window replacement) after the viewing if there is serious interest in purchasing. Proof of financing or financing confirmation is requested before confidential documents are shared and before an appointment with a notary.
The lease transfers to the buyer unchanged pursuant to § 566 BGB.
An energy performance certificate (consumption certificate, efficiency class E, 132,65 kWh/(m²·a), energy source natural gas, year of construction 1994, valid until 11.10.2027) is available and will be presented at the viewing. The new windows are not yet taken into account in it.
The information is based on details provided by the owner and documents from the property management company. Errors, sale prior to agreement and changes excepted.
Offers from real estate agents are not wanted.

Location