Investment property - potentially becoming vacant - Tempelhof - 2 rooms, kitchen, bathroom

Key facts

Purchase price & costs

About this apartment

The multi-family building, constructed around 1910, is located at Friedrich-Franz-Straße 38, a quiet side street in Tempelhof characterized by Berlin’s historic buildings. The building and its communal facilities convey a very well-maintained overall impression. The entrance area already has a distinguished historic-building character. The stairwell is characterized by a decoratively designed historic ceiling, dark wooden handrails and classic wooden railings, preserved wall paneling, and well-maintained flights of stairs. The carefully
maintained communal areas consistently continue the building’s historic style. The landscaped courtyard with pergola, bicycle parking spaces, and seating areas offers an attractively designed communal outdoor area. The apartment is located on the right on the ground floor (semi-basement) of the front building. The well-proportioned
layout comprises two spacious living rooms, a generously sized kitchen, a bathroom with bathtub, and a well-utilizable hallway. Large classic double casement windows provide pleasant natural light.
The well-preserved floorboards lend the living rooms a warm, authentic historic-building character. A gas connection for cooking is available in the kitchen. The bathroom was modernized in 2006 and is in well-maintained condition. A new coat of paint above the tiles up to the ventilation window above the Berlin pantry would be advisable. Heating is provided by a gas-fired apartment heating system; hot water is supplied by an instantaneous water heater. The costs incurred for this are paid directly by the tenant, who settles them directly
with the respective utility provider.

Tenancy and prospects:
The apartment has been rented to the current tenant since December 1, 2005. As of August 1, 2025, the monthly net cold rent was increased by mutual agreement to €650. Particularly interesting for investors: Under Section 556e of the German Civil Code (BGB), the last effectively agreed previous rent can generally be agreed again when the apartment is re-let at a later date. This provides greater planning certainty regarding the rent that can be achieved in the future. According to the tenant, he is actively looking for his own property. Once a suitable property has been found, he is generally willing to terminate the tenancy by mutual agreement. In this case, the tenant expects a one-time compensation payment. This has already been taken into account in determining the purchase price. Note: Vacating is neither guaranteed nor scheduled. Termination requires the tenant to find a suitable property and subsequently for a separate effective agreement to be concluded between the parties.

The current monthly service charge is €171.42. This includes non-apportionable costs of €56.46 and a monthly allocation to the maintenance reserve of €36.42, totaling €92.88. Heating and hot-water costs are borne directly by the tenant due to the individual gas heating system and instantaneous water heater and are not included in the service charge.

Attention – To protect the tenant’s personal rights, the images have been cleared of personal items other than the furniture.

Fittings and features, as described

Key features at a glance:
· quiet side street lined with historic buildings in Berlin-Tempelhof
· spacious classic layout with two living rooms and a generously sized kitchen
· large double casement windows providing pleasant natural lighting
· well-preserved floorboards with authentic period-building character
· Berlin pantry and existing gas connection for cooking
· bathroom modernized in 2006 with wall-hung toilet and towel radiator
· individual gas heating and hot water via instantaneous water heater; direct billing by the tenant
· renovation of the gas lines in the front building in January 2026
· new basement partition in April 2026
· very well-maintained historic staircase and landscaped courtyard with pergola, bicycle parking spaces
and seating areas

Maintenance and renovation measures:
· balcony ceiling, unit 11 – 2014
· damp-proofing of the building plinth – 2014
· repair of rainwater pipes – 2014
· maintenance of window frames – 2014
· renovation of roof-terrace beams, unit 19 – 2015
· replacement of roof-terrace drainage channel – 2016
· bicycle parking spaces and pergola – 2017
· repair of basement floor – 2017
· sealing of façade/rainwater downpipe – 2019
· sisal carpeting, ground floor, front building – 2019
· repair of cornice band and entrance canopy – 2020
· removal of courtyard-side masonry damage – 2021
· renovation of chimney heads – 2022
· renovation of the gas lines in the front building – January 2026
· New basement partition – April 2026

Location