Fully occupied 3-room shared apartment in Bamberg | €18,360 net operating income per year | Factor of 15.2 | No commission.

84 m² | 3 rooms | fully rented | €18,360 annual net cold rent | Factor of 15.2 | Furnished shared accommodation concept
For sale is an approximately 84.0 m² 3-room apartment located at Siemensstraße 41 in Bamberg. The apartment is fully rented and is currently used as a furnished shared accommodation. This presents an opportunity for investors to acquire an existing, fully furnished apartment that is already rented out, with an established rental concept in place. The individual room rentals are already implemented, so there is no need to create a new shared accommodation concept. The current rental structure is particularly aimed at students and young professionals. The apartments are rented out on an all-inclusive basis. In addition to the use of the furnished rooms, the rent includes utilities such as electricity, heating, water, internet, and the existing furnishings. The current rental income is:
- Monthly net cold rent: €1,530
- Annual net cold rent: €18,360
- Total rent (all-inclusive): €1,850 per month or €22,200 per year
With a purchase price of €279,000, this corresponds to a purchase price factor of approximately 15.2 based on the current net cold rent. The property offers a yield of 15.2% and a conventional gross rental yield of approximately 6.6%. The annual total rental income under the existing all-inclusive model represents around 8.0% of the purchase price. However, as this figure includes operating and maintenance costs borne by the landlord, the net cold rent is the key factor for economic evaluation. The current monthly service charge is approximately €479. This includes around €191 for contributions to the maintenance reserve fund of the homeowners' association. In addition, there are costs for electricity, internet, property tax, and other property-related expenses. The homeowners' association has a substantial maintenance reserve fund. Information on the current reserve fund balance, the financial plan, and other homeowners' association documents can be provided to potential buyers for review. Documentation related to the rental of the property is also available. Rental agreements, rental statements, the financial plan, the energy performance certificate, and other property documents can be provided to serious buyers as part of the due diligence process. Furthermore, the tax implications may be of interest to investors. As part of the sale, a residual value assessment will be prepared specifically for the buyer. In the following example calculation, this results in an annual depreciation rate of approximately 3.3%. An illustrative calculation based on 85% external financing, an interest rate of 4.80%, and an initial amortization rate of 1.50% yields an equity return of approximately 11.8% per year, based on current rents and expenses, without considering any potential appreciation in value. The actual results will depend on the individual financing arrangements, the buyer's personal tax rate, the tax deductibility of depreciation, and the buyer's actual expenses. Therefore, the information provided does not constitute tax, legal, or financial advice. In addition to its current use as an investment property, the layout, with three separately usable rooms, an open-plan living, dining, and kitchen area, a bathroom, a separate toilet, and a balcony, also offers the potential for owner-occupancy in the long term. This should take into account the existing lease agreements and the relevant legal requirements.

The apartment is located in Bamberg, a city with a strong economy and a prominent university, which consistently experiences high demand for housing.

Bamberg is home to the Otto-Friedrich University and attracts not only students but also professionals, recent graduates, and employees from the surrounding economic region. This creates an interesting and relatively broad target group, particularly for smaller apartments and shared living arrangements.

Siemensstraße is located within the city limits of Bamberg, providing an excellent starting point for the existing shared living arrangement. The current full occupancy demonstrates that the existing usage concept at this location generally meets a corresponding level of demand.

In addition to its rental potential, owners benefit from Bamberg's overall location advantages: a manageable city size, a university presence, a well-established economic structure, and a high level of recognition and quality of life.

Therefore, the apartment is particularly suitable for investors seeking an existing, already-rented property in an established residential market in southern Germany.