Almost 7% yield and increased depreciation in the heart of Bochum

Key facts

Purchase price & costs

About this apartment

For sale is a rented 2-room condominium with 58.73 m² of living space on the third floor of a well-maintained apartment building in Bochum-Wattenscheid. The interior photographs shown are original photographs of the apartment, in which the existing furniture was subsequently digitally removed using AI to show the impression of the rooms when unfurnished; the actual, currently furnished condition of the rented apartment differs from this.

The apartment has been rented on a long-term basis since May 2022. The current net cold rent is €401.70 per month, corresponding to €6.84/m². To enable investors to achieve an attractive initial yield from the outset, the seller is also granting a total rent subsidy of €4,000 over a period of 36 months. This increases the yield in the first three years from 5.13% (gross yield without subsidy) to 6.55% p.a.; after the 36-month period expires, the regular rental yield based on the existing net cold rent will continue to apply.

For tax purposes, an increased depreciation of at least 4% p.a. may be claimed for the building on the building portion (80% of the purchase price), instead of the straight-line 2%. A remaining useful life appraisal pursuant to § 7 para. 4 sentence 2 EStG is required, prepared individually for each buyer – preparation takes some time and must ultimately be coordinated with the respective purchaser’s tax advisor; this does not replace tax advice.

The condominium owners’ association was newly established as part of the division, and the maintenance reserve currently amounts to €11,000. For the façade renovation (front and rear), there is a cost estimate of €18,000, subsidized at 50% through the City of Bochum’s façade subsidy program. The building’s attic has already been sold and will be converted, which additionally contributes to the energy efficiency of the building as a whole.

Other

Legal notice (brief)
Purchase does not terminate the tenancy (§ 566 BGB) – the existing tenancy agreement transfers unchanged to the purchaser. The unit was converted into a condominium after being let to the tenants; the statutory three-year notice protection period applies after registration of the transfer of ownership (§ 577a BGB).

Location

Location details

The apartment is located in Bochum-Wattenscheid, one of Bochum’s most populous districts, with established residential development and good local amenities in the immediate vicinity. Wattenscheid railway station is connected to the long-distance rail network by four Regional-Express and one regional train line; the nearby Wattenscheid-Höntrop station also provides a direct S-Bahn connection (S1) to Bochum and Essen. Bochum city centre and Essen can therefore both be reached by train within a few minutes, and the A40 is only a short drive away. Shops for everyday needs, doctors and schools are available in the district. The location is therefore suitable both for tenants working in the Ruhr area and for investors seeking stable, long-term rental potential.