| Living area approx. | 510 m² |
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| Plot area | 608 m² |
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| Purchase price | 1.849.000 € |
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| Price per m² | 3,625.49 €/m² |
| Commission | 5,95% (5,95% vom not. Kaufpreis) |
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More financing calculators and assumptionsA fully let and extensively modernized apartment building with seven residential units is for sale in Taunusstein-Bleidenstadt. The property combines ongoing, predictable rental income with a very good technical and energy-efficient condition, while also offering interesting potential for further rental income growth. The property is particularly suited to long-term investors and property owners.
Built in 1984, the building is situated on a plot of approx. 608 m² and has a total living area of around 510 m². The living area is spread across seven residential units on three floors. The property is complemented by five outdoor parking spaces and a garage. Four apartments have one / two balconies, while the unit on the lower-ground floor has a terrace. Due to its hillside location, the building also has a partial basement.
All seven residential units are currently rented. There are no vacancies, nor are there any rent arrears or known terminations. The rental deposits are fully documented, and income from the parking spaces and garage is also recorded. Some of the leases are indexed-rent agreements.
The current annual net rent (excluding utilities) is around 67,000 euros. Depending on the unit, current apartment rents range from about 9 to 12 euros per square metre. This means the property already has a solid ongoing income base.
In addition, the property offers interesting potential for rental growth. For several tenancies, the last or relevant rent adjustment was some time ago, meaning further rent adjustments can be reviewed, subject to the respective contractual arrangements and legal requirements. In particular, based on the current assessment, three apartments offer concrete additional income potential.
For these three units alone, possible additional rental income is estimated at a total of around 350 euros per month, or around 4,200 euros per year. If implemented accordingly, the annual net rent (excluding utilities) could mathematically increase from the current figure of around 67,000 euros to approximately 71,200 euros. Further growth opportunities may also arise at future adjustment dates, provided the respective legal and contractual requirements are met.
This gives a prospective buyer theinteresting combination of an existing fully rented property and further potential to increase returns. The property therefore not only offers immediate ongoing income, but also the opportunity to gradually further develop the rental structure.
A key advantage of the property is its exceptionally extensive modernization. Five of the seven apartments have already undergone a complete renovation. Around 80 percent of the electrical installations and approximately 80 percent of the water pipes within the apartments were replaced over the past 13 years. The wastewater pipes have also been modernized by approximately 60 percent. Around 75 percent of the bathrooms were renovated during this period.
Particularly extensive investments were made in 2023 and 2024. The windows were replaced in 2023 and fitted with modern triple glazing. In 2024, the roof and façade underwent comprehensive renovation. The six balconies were also replaced at the same time. The façade was improved for energy efficiency as part of the work. The basement ceiling is also insulated with around 10 cm of Sto stone wool insulation.
The heating supply is based on a modern combination of a gas condensing boiler installed in 2021 and an electrically powered Buderus heat pump installed in 2024. Hot water is supplied locally via electric instantaneous water heaters in each apartment. As a result, key components of the building services have already been brought up to modern standards in recent years.
The existing consumption-based energy certificate indicates an energy rating of around 19.82 kWh/(m²·a) and energy efficiency class A+. For an apartment building of this age, the energy-related modernization status is an important factor for long-term letting prospects and the predictability of future investments. The insulation and modernization measures carried out are documented.
The common areas are also well maintained. The stairwell is continuously maintained and painted in light colors. The basement contains a laundry room, a boiler room, a drying room and a separate caretaker's cellar. The grounds are regularly maintained and blend in with the property's distinctive hillside setting.
The required permits are in place for the structural alterations carried out. The attic has already been converted and extended; the corresponding building permit is available. TheThe relevant documents for the property, as well as the figures for GRZ and GFZ, are also available. No further development, plot subdivision or additional extension is planned.
From an investor’s perspective, the property is particularly appealing thanks to the combination of full occupancy, extensive modernisation work and further rental growth potential. Major, high-cost elements such as the roof, façade, windows, heating system, heat pump and balconies have already been renovated or modernised. A large part of the technical infrastructure within the apartments has also already been brought up to a modern standard.
This gives a buyer the opportunity to acquire an established, actively managed residential property portfolio with limited technical maintenance backlog. At the same time, potential future rent adjustments offer the chance to gradually further optimise the property’s ongoing income.
With seven fully let residential units, approximately 510 m² of living space, current annual net cold rent of approximately 67,000 euros, a high level of modernisation and additional rental growth potential, Schwarzwaldstraße 32 represents an interesting opportunity for investors who value a long-term lettable residential property portfolio with a modernised building structure and an income profile with room to grow.
All key documents relevant to the sale are complete and can be made available to qualified prospective buyers during the further sales process.
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