-Commission-free - Freshly renovated Spree apartment for owner-occupation or as a 7% investment property

Key facts

Purchase price & costs

About this apartment

For sale is a 3-room condominium comprehensively renovated in 2025, on the raised ground floor right of a well-maintained period building from 1925 – only around 100 m from the Spree riverbank in Berlin-Niederschöneweide. Sale directly by the owner, with no broker’s commission.

The apartment offers 63.15 m² of living space (measured in accordance with the WoFlV, 10/2024). All rooms are accessed individually from the central hallway – there is no through room:
- Room 3: 16.91 m² (with bay window)
- Room 2: 13.87 m²
- Room 1: 7.67 m²
- Kitchen with window: 12.62 m²
- Hallway: 6.44 m²
- Daylit bathroom with bathtub: 5.20 m²
- Storage room: 0.44 m²

Thanks to this layout, the apartment is suitable both for room-by-room rental and for couples or small families.

RENTAL AND RETURNS
The apartment is rented room by room; all three rooms are occupied (individual contracts per room, fixed term until 05/2027, deposit of two months’ rent per tenant):
- Room 1 (7.67 m²): €450
- Room 2 (13.87 m²): €600
- Room 3 (16.91 m²): €650
Total rental income: €1,700 per month / €20,400 per year (all-inclusive rents including heating, water, electricity, broadcasting fee and internet). Net cold rent therefore approx. €1,400 per month

At a purchase price of €259,000 (approx. €4,100/m²), this results in a gross rental yield of approx. 7.9% (factor approx. 12.7), or approx. 6.7% after service charges and property tax.

FLEXIBLE: CAPITAL INVESTMENT OR OWNER OCCUPATION
When the fixed terms expire, the apartment will be vacant from 06/2027. Until then, the rental income continues. After that, all options are open: continuing room-by-room rental, re-letting the entire apartment, or owner occupation.

ONGOING COSTS
- Service charge currently: €249.05 per month (from 01.01.2027: €287.82), of which reserve fund €25.44; including heating and cold water
- Property tax: €135.92 per year

Fittings and features, as described

The apartment was renovated in 2025 by a specialist firm in all trades except the bathroom:

- Electrical: new fuse box, electrical wiring renewed under plaster throughout the apartment, all sockets and switches new (warranty certificate from a specialist electrical firm is available)
- Walls and ceilings: old wallpaper completely removed, filled, sanded, smoothed and painted white twice
- Floors: newly laid light laminate in a herringbone pattern in the rooms, kitchen and hallway, new white baseboards
- Kitchen: new fitted kitchen (2025) with stove, oven, sink, fridge-freezer combination and dishwasher, tiled backsplash in a white herringbone pattern, washing machine space (remains in the apartment and is included in the purchase price)
- Doors: period doors refurbished and painted white
- Bathroom: daylit bathroom with bathtub, tiled to door height, towel radiator – from the building renovation, fully functional; modernization as an option for the buyer

Building: year of construction 1925, comprehensively renovated in 2000. Solid construction with rendered façade and tiled roof, 4 full stories, fully basemented, 8 apartments in the stairwell. Plastic windows with double glazing. Central heating via local/district heating. Well-maintained residential complex with a green courtyard.

Energy performance certificate: consumption certificate, final energy consumption 85,9 kWh/(m²·a), energy efficiency class C, energy source fossil heating plant (local/district heating), year of construction of heat generator 2005, valid until 11.09.2028.

Other

OWNERS’ ASSOCIATION
- WEG Köllnische Str. 38–50 with 154 apartments (approx. 10,471 m² of living space)
- Co-ownership share: 607/100,000
- Land register: Treptow, sheet 23270N
- Management: WOBEGE mbH, appointed until 31.12.2028
- Maintenance reserve: €1,073,229.79 (as of 31.12.2024), calculated share approx. €6,500
- Special levies: none adopted (ETV 23.09.2026); the measures adopted in 2026 (including bicycle racks, fence, façade work) will be financed from the maintenance reserve

DOCUMENTS ON REQUEST
Land register extract, declaration of division, tenancy agreements, economic plans and service charge statements, minutes of the owners’ meetings, energy performance certificate, floor plan, living space calculation, and evidence of the 2025 renovation.

VIEWING
Viewings by arrangement and in coordination with the tenants. Sale directly by the owner – no broker’s commission.

All information has been carefully compiled but is provided without guarantee of accuracy and completeness. Only the provisions of the notarized purchase agreement are authoritative. Subject to prior sale and error.

Location

Location details

Niederschöneweide is located in the Treptow-Köpenick district in southeast Berlin, directly on the Spree. Köllnische Straße is a quiet, tree-lined residential street; the bank of the Spree is about 100 m away.

Supermarkets and a bakery are within a few minutes’ walk. Doctors, pharmacies, cafés and restaurants are in the immediate vicinity; the shopping center at Schöneweide station is nearby. Schools and daycare centers are available in the locality.

Transport links:
- Bus stop in approx. 3 minutes on foot
- Schöneweide S-Bahn and regional train station in approx. 5 minutes by bicycle
- Oberspree S-Bahn station in approx. 5 minutes by bicycle
- Alexanderplatz in approx. 25 minutes by public transport
- B 96a and urban freeway A 113 a short distance away, BER Airport easily accessible

On the opposite side of the Spree lies Oberschöneweide with the Wilhelminenhof campus of HTW Berlin; the Adlershof Technology Park is a few minutes away by S-Bahn. Both ensure stable demand for rooms and small apartments. Parking on public streets.