About this apartment
+++ €490 SERVICE CHARGE? THIS IS EXACTLY WHERE A SECOND LOOK PAYS OFF +++
At first glance, the €490 service charge stands out. Upon closer inspection, the picture changes fundamentally and reveals a genuine asset advantage: Exactly €134.33 of this amount flows directly into the maintenance reserve every month. At the end of 2025, the condominium owners’ association (WEG) had an exceptionally high total reserve of around €511,094 – and the building’s major systems had already undergone extensive modernization.
The current budget officially confirms the €490 monthly amount, including this future-proof reserve contribution. You are therefore not acquiring a backlog of renovations here, but rather shares in substantial bank assets.
For sale is an immediately vacant, renovated and move-in-ready 2-room apartment with one balcony per room. With an exact living area of 65.81 m² on the 1st floor in a quiet and sought-after residential complex in Waldbronn-Busenbach. The apartment is accessible with reduced barriers.
+++ FIXED PRICE: 6.55% gross yield (6.13% incl. ancillary costs) +++
📊 Yield & Your Purchase Advantage in Waldbronn
Buy commission-free directly from the owner and save the full 3.57% buyer’s commission (€5,176 savings)!
• Purchase price (fixed price incl. inventory): €145,000 (approx. €2,196/m²)
• Waldbronn market average: approx. €3,279/m² – you are buying well below market value!
• Reason for the discount: Strategic portfolio streamlining. No bidding round! Whoever agrees first with proof of financing will be awarded the contract.
The figures in detail:
• Estimated ancillary purchase costs (approx. 7%): approx. €10,000
• Total investment costs (gross purchase price): approx. €155,000
• Monthly net cold rent: €792 (approx. €12/m² without furnishing surcharge)
• Annual net cold rent: €9,504
🔒 Rent index evidence (as of 2026): The calculated €12/m² is completely legally sound. It lies in the healthy middle range of the customary local comparative rent for Waldbronn (market range: €10.50 to €15.03/m²; average values: €11.33 to €12.29/m² according to current property data/rent index analyses for 2026).
➡️ Gross yield (on purchase price only): 6.55% (€9,504 annual rent / €145,000 purchase price)
➡️ Gross yield (on total costs): 6.13% (€9,504 annual rent / €155,000 gross purchase price)
+++ PROOF INSTEAD OF PROMISES: WHAT HAS ALREADY BEEN COMPLETED +++
The ability to act and professionalism of a condominium owners’ association are demonstrated by its actions, not by declarations of intent. In recent years, the most important and expensive “The building’s major components have already been completely modernized and fully paid for from the existing reserves, without burdening the owners:
• 2017: The large passenger elevator was comprehensively modernized technically.
• 2018: The roof modernization was carried out completely and professionally.
• 2019: Installation of a state-of-the-art, future-proof hybrid central heating system (air-to-water heat pump combined with gas condensing technology).
• 2020: All riser valves in the building were replaced.
• 2022: A new, representative entrance door was installed.
• 2026: Further important fire safety and fire brigade measures are currently being actively implemented.
The entire residential complex has been continuously and reliably managed by the same established property management company for many years. The hybrid heating system implemented as early as 2019 makes this particularly clear: major, forward-looking issues are not merely discussed by the owners here, but actually implemented consistently: You are not buying into a building with empty coffers and an unresolved heating issue. You are investing in a financially sound, well-funded community that has already invested heavily and continues to have an exceptionally large financial buffer.
Fittings and features, as described
+++ 2 LARGE ROOMS – 2 BALCONIES – OPTION FOR OPEN-PLAN KITCHEN/LIVING AREA +++
The layout of this apartment offers a rare and highly flexible room arrangement that creates a tangible sense of maximum spaciousness. The main rooms measure approx. 18.5 m² and 19.3 m², are almost identical in size, square-shaped, and offer excellent space for furnishings. Both rooms are completely independent of one another and can be accessed directly from the approx. 1.30 m-wide central hallway.
The absolute highlight: Each room has its own separate west-facing balcony with unobstructed views of the greenery. This makes the well-considered layout ideal for owner-occupiers, couples requiring a home office, senior living, traditional long-term rental, or a high-yield shared apartment without disadvantaging any resident.
Valuable potential for modernizers: According to initial findings, the partition wall between the kitchen and the left-hand room is of lightweight construction. Subject to a structural assessment (architect/structural engineer) and approval from the condominium owners’ association, this kitchen could be opened up. This would create a light-filled living and dining area with a modern open-plan kitchen and direct balcony access, further massively increasing the property’s residential and resale value.
+++ MODERNIZED, WELL-MAINTAINED & READY FOR IMMEDIATE USE +++
The apartment is in a well-maintained, freshly renovated condition and can be occupied immediately or seamlessly rented out again without any backlog of renovation work:
• Painting: Freshly painted white – bright, clean, and ready to move in.
• Electrical system: Modernized within the apartment and professionally upgraded to meet current requirements.
• Switches: High-quality switch range from the German quality brand JUNG AS 500 installed.
• Safety: Modernized fuse box including a modern residual-current device.
• Bathroom: Modernized to contemporary standards, equipped with a shower and modern Geberit toilet.
• Kitchen: Functional fitted kitchen including all electrical appliances and an integrated washing machine.
• Comfort: Large passenger elevator in the building for convenient, step-reduced access from the basement to the apartment without carrying heavy loads.
• Storage: Two separate, dry basement storage units offer an exceptional amount of space.
• Relaxation: Two sunny west-facing balconies for relaxing hours surrounded by greenery.
+++ SOLID CONSTRUCTION AS A NATURAL CLIMATE STORAGE SYSTEM +++
The building was originally designed as a high-quality senior residence. This continues to result in invaluable structural advantages today: Extremely solid construction with approx. 20 cm-thick Concrete exterior walls, generous access areas, wide corridors, and a durable structure. In terms of building physics, the solid concrete core provides enormous thermal mass. In everyday use, it acts as a sluggish energy store: In summer, the thick walls absorb the daytime heat and keep the rooms pleasantly cool, while in winter, they store the heat from the hybrid heating system and release it evenly. This is easy on your wallet and ensures a fantastic indoor climate.
+++ COMPLETE INVENTORY INCLUDED IN THE PURCHASE PRICE +++
The complete, high-quality inventory is already included in the fixed price of €145,000. The sale includes, among other things, the fitted kitchen, washing machine, fridge-freezer combination, cooker with hob, microwave, two modern Samsung Smart TVs, two large PAX wardrobes, as well as tables and chairs. A huge tax advantage for investors: Since the inventory is listed separately in the purchase agreement, the tax base for the tax office is reduced. This means you save real money directly on real estate transfer tax!
Other
+++ HOA FINANCES: HIGH BANK BALANCE INSTEAD OF RENOVATION BACKLOG +++
Of the service charge (€490), €134.33 flows directly into the maintenance reserve. Heating costs (2025: €1,960 p.a. / €163 monthly) were historically extremely high because the apartment was rented as an all-inclusive flat share to several working professionals with no incentive to save.
Realistic service charge with normal use:
• Actual operating costs: €490 with the savings contribution deducted = €355.67.
• Heating cost savings: With normal use, this falls from €163 to approx. €80 (service charge falls to ~€407).
• Normal reserve contribution: The market standard for this year of construction is €9–12/m² p.a. (approx. €50–65/month). The current savings contribution is twice as high in order to deliberately build assets.
• Outlook: Once the upcoming measures have been completed, the savings contribution can be reduced to the normal level (~€60). This saves a further €74 per month.
• Effective service charge in everyday life: After adjusting heating and reserve contributions, you pay only approx. €195 to €210 per month!
+++ 2026: APPROX. €183,400 IN MEASURES – HUGE BUFFER REMAINS +++
The following have been approved: fire-brigade access road, ladder platforms, fire doors and tree felling, totalling approx. €183,399 gross. Even if fully utilized, approx. €327,700 of the €511,094 reserve would mathematically remain as a buffer in the HOA account! This corresponds to approx. €5,650 in remaining buffer per each of the 58 residential units. The annual new contribution is approx. €50,000.
+++ WHY NO EXPENSIVE FACADE RENOVATION IS IMMINENT +++
Unjustified in 1970s buildings:
1.) Heating complete: The largest trade was completed in 2019 (high-efficiency hybrid central heating consisting of a heat pump + gas condensing boiler). Fully complies with the German Building Energy Act (GEG).
2.) Economic viability: Energy-efficiency measures to the building envelope must pay for themselves. With low heating costs due to the hybrid system, facade insulation cannot be justified economically.
3.) Focus on windows: A vote on windows/balcony parapets will take place in autumn 2026. Once these are optimized, the building envelope will be energetically complete.
+++ AUTUMN 2026: THE MEETING AS A REAL OPPORTUNITY +++
The extraordinary meeting will discuss the sale of common property (daycare center, 2 guest apartments, caretaker’s apartment, basement – 2019 valuation: ~€374,000).Your scenarios (planning status):
• Scenario 1: Window renovation is approved and paid for entirely from the ~€327,700 buffer without a special assessment. Immediate increase in value!
• Scenario 2: The sale is approved. Fresh capital massively strengthens the reserve.
• Scenario 3: The matter is postponed or reorganized. Uncertainty factor is off the table.
The condominium owners’ association owns tangible assets and generated just under €20,000 in ancillary income in 2025 (Vodafone/O2 mobile communications, rooms), plus €18,960 from the daycare center use. You are buying substance that is already priced in.
+++ NEXT STEPS +++
Apartment available immediately. Viewings can be arranged flexibly and at short notice. Request the complete information package with minutes and budget plan now!
Location
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Location details
+++ TOP MICRO-LOCATION IN WALDBRONN-BUSENBACH +++
The value and sustainable lettability of a property are largely determined by its location. This condominium impresses with an absolutely privileged micro-location within Waldbronn-Busenbach. It is situated in a completely peaceful and idyllic green setting on the picturesque slope of the Albtal valley. The special feature: Despite this nature-oriented recreational location, the apartment is unusually close to all everyday amenities, medical care, leisure facilities and local public transport. It is hardly possible to live or rent out a property more comfortably or crisis-proof.
+++ WELLNESS RIGHT ON YOUR DOORSTEP +++
Pure quality of life: The Albtherme Waldbronn, renowned and popular far beyond the region, is located just approx. 400 metres on foot from the front door. With its first-class thermal baths, spacious sauna area, beautifully landscaped spa park, kilometres of walking paths and extensive recreational areas, it offers an unparalleled wellness and leisure experience right in your neighbourhood.
+++ SRH HEALTH CENTRE: A MAGNET FOR INVESTORS +++
The renowned SRH Health Centre and the affiliated large rehabilitation clinic are located just approx. 450 metres away. For investors, this extreme proximity is an absolute guarantee of success. It sustainably expands and secures your potential tenant base with a highly solvent and crisis-proof target group: employees, doctors, therapists and specialist staff from medicine, nursing and healthcare who are actively looking for accommodation within walking distance of the clinic.
+++ INFRASTRUCTURE & PERFECT CONNECTIONS AT A GLANCE +++
The logistical distances underline the outstanding quality of this location:
• approx. 280 m: “Waldbronn, Albtherme” bus stop – mobility right around the corner.
• approx. 400 m: Albtherme Waldbronn and the spa park for daily local recreation.
• approx. 450 m: SRH Health Centre / rehabilitation clinic as a strong economic factor.
• approx. 800 m: Waldbronn Rathausmarkt with weekly market and administrative offices.
• approx. 850 m: ALDI SÜD and REWE for convenient weekly shopping.
• approx. 1.1 km: Large EDEKA Völkle with fresh-food counter.
• approx. 1.2 km: Busenbach S-Bahn station (central transport hub) – from here, direct S1, S11 and S12 lines run at frequent intervals straight to Karlsruhe, the “Fächerstadt”.
• approx. 3.5 km: A8 motorway, Karlsbad junction – fast Routes in all directions.
• approx. 13 km: Karlsruhe city center – big-city flair and jobs within easy reach.
Pharmacies, general practitioners, specialists, kindergartens, the local primary school, as well as numerous other providers of daily necessities are located directly in the town or in the immediate vicinity of the apartment. For owner-occupiers, this excellent location means short distances, absolute peace and quiet, a safe environment, and maximum local recreation. For investors, it simultaneously offers a stable, crisis-resistant, and broad tenant base comprising well-paid employees from the region, medical professionals, and commuters to nearby Karlsruhe. The property can be rented out here permanently.
