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Modernizing for a higher return or living requirements instead of immediately realizing >3.6% or moving in?
Heinz-Schmöle-Str., 40227 Düsseldorf (Oberbilk) – Nordrhein-WestfalenNote: I am happy to communicate in English.
Are you looking for a future-proof investment for a simple rental, where you can choose the ideal tenant from a large number of suitable, solvent tenants and can further increase the legal rental yield to at least 3.9% through modernization?
Or do you want to realize your ideas of comfortable, barrier-free and energy-efficient living for your own use or for close relatives in a very well-maintained, timelessly designed residential complex with a new façade in the future, either immediately or step by step?
Then this quietly located, superbly laid out 3-room apartment with separate WC, kitchen with separate area with washing machine connection and sunny loggia in a very well-kept residential complex with 150 residential units from 2000 in an advantageous location, which is unique in Düsseldorf, is ideal.
This apartment is located with the bedrooms and the kitchen facing a little frequented pedestrian zone Heinz-Schmöle-Straße directly behind Bertha-von-Suttner-Platz at Düsseldorf main station and with living and dining with sun loggia to the enclosed inner courtyard on a staircase with two entrances equipped with video intercom and a stainless steel elevator, which also leads to the two basement floors with dry common rooms, a cellar compartment and underground parking.
There are a few commercial units in the short pedestrian zone, including a kiosk, a fitness center and an ice cream parlor.
It is almost impossible to rent an apartment with similar characteristics filterable in real estate portals, modern apartments built in 1995 or later are even rarer, especially with district heating.
In addition, apartments in this residential complex were only offered for sale or rent once every few years: Since 2015, according to a leading public real estate listings database, 6 other apartments in this development have been offered for rent and 3 for sale. The 4 rental listings in Heinz-Schmöle-Str. were active for an average of 7 days.
Areas in m²:
Living/dining: 23.73
Parents = large bedroom (for bed up to 2.4 m wide plus bedside cabinets): 12,50
Child = Sleeping small (for bed max. 1.40m wide) = Working: 10.68
Kitchen: 8.00
Bathroom with bathtub: 3.68
Separate WC: 1.49
Storage space in kitchen: 0.43
Sunny loggia (50% of 6.44): 3.22
Total: 67.76
There are only a few rented residential units in Heinz-Schmöle-Straße, as the residential complex and the location have so many advantages and are appreciated by owner-occupiers.
Accordingly, the condition of the residential complex is exceptionally good.
At the last owners' meeting, a concept for eliminating various defects as part of a renovation of the outer shell was presented but not approved: In 3 to 5 years, the façade should be completely renewed and the year of construction of the residential complex should only be recognizable by the condition of plastic components and painted surfaces.
This apartment has been owned by the owner family since November 2000 and has been rented out since then. So far, two young couples, an expat (manager of a private school) with his wife and child and, from 2013, a pensioner (ex-banker) have lived in the apartment. A total of less than 10 viewings were required for all lettings.
The energy certificate for the entire residential complex shows an energy consumption of 85kWh/(m²-a).
Are you interested in this apartment?
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Object Number
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OM-328640
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Object Class
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apartment
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Object Type
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apartment
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Is occupied
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Vacant
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Handover from
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immediately
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Purchase price & additional costs
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purchase price
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339.500 €
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Purchase additional costs
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approx. 26,822 €
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Total costs
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approx. 366,321 €
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HOA fee
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365 €
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Breakdown of Costs
* Costs for notary and land register were calculated based on the fee schedule for notaries. Assumed was the notarization of the purchase at the stated purchase price and a land charge in the amount of 80% of the purchase price. Further costs may be incurred due to activities such as land charge cancellation, notary escrow account, etc. Details of notary and land registry costs
Does this property fit my budget?
Estimated monthly rate: 1,186€
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Details
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Condition
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well-kept
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Number of floors
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1
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Level
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1st floor
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Usable area
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8 m²
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Bathrooms (number)
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1
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Bedrooms (number)
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2
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Flooring
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laminate, tiles
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Heating
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central heating
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Year of construction
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2000
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Equipment
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balcony, basement, elevator, full bath, shower bath, guest toilet, barrier-free
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Infrastructure
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pharmacy, grocery discount, general practitioner, kindergarten, primary school, secondary school, middle school, high school, comprehensive school, public transport
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Information on equipment
Reminder: I am happy to communicate in English.
Since car rental companies have stopped using parking spaces in large numbers due to the Covid19 pandemic, many of the 159 underground parking spaces in the two basement levels below the residential complex are not being used, so renting should be easy.
Highlights
- Bathtub
- Sunny loggia
- Quietly located in pedestrian zone
- 2min walk to the main station
- Super cut: The apartment is regularly estimated to be larger than 68m²
- Unobtrusive floor coverings (laminate or tiles)
- Unobtrusive white cloud marble wall tiles, ceiling-high in bathroom and guest WC
- Walls woodchip and ceilings roughcast, both white
- Video intercom system from Siedle and peephole
Details of the apartment
- Connection for washing machine in the kitchen
- Apartment key also for access to communal bicycle room accessible by elevator
- Apartment key also for access to communal drying room accessible by elevator
- Apartment key also for access to communal and elevator-accessible baby carriage room
- Less frequented commercial space on the first floor provides warmth from below
- Communal playground in the inner courtyard of the well-kept residential complex, which can only be accessed with an apartment key
- Laminate flooring in beech look in the hallway, the large bedroom and the small bedroom or study
- Dark gray anthracite floor tiles in the guest WC and bathtub
- Light white floor tiles in the kitchen
- Connection for washing machine in the kitchen if washing machine room is not to be used
There is an option to purchase additional furniture and furnishings from me for a quicker move-in, which I had purchased for furnished rentals.
There is currently some second-hand furniture in the apartment, which can be taken over with a corresponding agreement and should convey the spaciousness of the floor plan during the viewing, but do not represent a complete living environment.
In addition, other furniture and furnishings still in their original packaging can be taken over by arrangement.
A tour in 49 short videos structured according to relevant aspects is available on request.
Access to more pictures in better weather and visualizations with modern furniture after modernization, an online viewing in 43 videos and all relevant documents is available on request.
As an owner-occupier, I would paint the walls and ceilings, possibly paint radiators and replace thermostats and possibly install electric shutters. I would not replace the floor coverings, as the glued laminate flooring is very robust. However, a vinyl floor can be glued onto it with little effort if a different look is desired.
Location
Reminder: I am happy to communicate in English.
The apartment is quietly located with the bedrooms and kitchen facing a little frequented pedestrian zone at the back of the main station and living and dining with sun loggia in the inner courtyard.
Result for residents: No street traffic perceptible from the apartment and best public transport connections in and outside the main station in max. 7min/550m.
A fitness center is directly opposite.
The proximity to Ellerstraße, Kölner Straße and Oberbilker Markt with the medical center at Werdener Str. 6 and 8 means that a large number of doctors' surgeries, chain stores and other stores and service providers are within easy walking distance.
2 daycare centers, an elementary school and a vocational college with a grammar school are within 6 minutes/400m walking distance.
In addition, 2 parks can be reached on foot in max. 8min/450m.
Distances on foot according to Google (without postal code in 40227 Düsseldorf):
PUBLIC TRANSPORTATION:
- 6min/500m: D-Stahlstraße for bus 721, bus 722, bus E
- 6min/450m: D-Handelszentrum/Moskauer Str. for bus 732, bus 805, bus 817, bus NE6
- 7min/550m: D-Oberbilker Markt/Warschauer Straße: tram lines U74, U77 and U79, streetcar 706, bus 732, bus 736
Education:
- 2min/150m: VHS Düsseldorf, Bertha-von-Suttner-Platz 1
- 4min/260m: Städt. Kindergarten Stahlwerkstraße 2
- 5min/350m: KGS Höhenstraße, Höhenstraße 5
- 5min/400m: Lessing-Gymnasium and vocational college, Ellerstraße 84-94
- 6min/400m: St. Apollinaris Catholic daycare center, Höhenstraße 20
Other schools and therefore all school types within a maximum distance of 3.1km, e.g.
- 16min/1.1km: Jan-Wellem-School, Heerstraße 18a
- 19min/1.3km: Stoffeler Straße community elementary school, Stoffeler Str. 11
- 25min/1.8km: Dumont-Lindemann-School (Weberstraße), Weberstraße 3, 40215 Düsseldorf
- 3.1km: Joseph-Beuys comprehensive school, Siegburger Str. 149, 40591 Düsseldorf
Shopping: Chain stores
- From 2min/260m: EDEKA, dm-drogerie markt, at the main station
- 6min/500m: Netto Marken-Discount, Ellerstraße 123
- 7min/550m: Oberbilker Markt with weekly market, bakery
- 9min/650m: Woolworth Kölner Str. 241-245
- 10min/700m: Kölner Str. 257
- 11min/750m: ROSSMANN drugstore, Kölner Str. 228
- 12min/800m: Zeeman, Kölner Str. 277
- 12min/900m: Edeka, Kölner Str. 250-252
- 14min/1km: PENNY, Kölner Str. 270
- 19min/1.4km: LIDL, Fichtenstraße, 40233 Düsseldorf
Shopping and services: Many
- Along Ellerstraße
- Along Kölner Str. from and including Oberbilker Markt
- At the main station
- Front of main station
Doctors:
- 10min/750m: Werdener Str. 8 health center: international general practitioner/internal medicine practice, infectiology, travel/diving medicine, TCM (acupuncture), sports medicine, care as part of disease management programs (DMP: CHD, diabetes mellitus, COPD etc.), cardiologist, ...
- On Kölner Str. to FAIR DOCTORS Kölner Str. 295
- 10min/750m: 360°zahn etc. Werdener Str. 6
Play:
- Inner courtyard
- 3min/210m: WGZ Bank-Park, Velberter Str. 24
- 8min/450m: IHZ-Park, Warschauer Str.
Gastronomy:
- Restaurants and snack bars in the main station from 2min/260m
- Restaurants and snack bars in Ellerstraße
- Restaurants and snack bars at Oberbilker Markt and Kölner Straße
Parking
- Street parking in the streets adjacent to Heinz-Schmöle-Str., Eisenstraße and Velberter Str.
- Possibility of renting one of the many parking spaces no longer in use since the Covid pandemic in the underground parking garage under the residential complex or in the DB BahnPark parking garage
Location Check
Energy
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Final energy consumption
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85.00 kWh/(m²a)
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Energy efficiency class
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C
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Energy certificate type
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consumption certificate
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Main energy source
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district heating
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Visualisierung modern 2D
Energieausweis Wohnanlage
Miscellaneous
Reminder: I am happy to communicate in English.
With appropriate provisions in the purchase contract, you could use the apartment earlier!
I am selling this excellently laid out and bright 3-room apartment with district heating in a very well-kept residential complex in a particularly quiet location in Düsseldorf, which is also the best connected to long-distance rail and public transport, because the long-term tenant has passed away and the apartment no longer fits strategically into my real estate portfolio.
Owner-occupiers and investors can selectively or completely modernize the apartment according to their own living or yield requirements.
Both are buying a particularly advantageous location that is only available in the two larger residential complexes along Heinz-Schmöle-Strasse. In addition, you are buying an apartment with a high level of passive security thanks to its location in a gated residential complex.
In this residential complex, only 3 apartments have been publicly offered for sale and 7 for rent since 2015, according to a leading archive of offers on real estate portals such as Immoscout24.
Renting an apartment like this will be almost impossible.
Since 4.1.25, Immoscout has shown a loan interest rate of 2.93% effective and a monthly installment of €973 including an initial repayment of €250 based on average market data for a purchase price of €339,500 and €67,900 equity with a 10-year fixed rate and an initial repayment of 1.00%. For older, less energy-efficient apartments, a loan interest rate of 3.7% effective is shown, e.g. an apartment from 1958 in D-Stadtmitte, which is 700m away and has the same parameters except for energy efficiency and guest WC, or older apartments in the neighboring Eisenstraße, which have been renovated to a similar level of energy efficiency.
And please bear in mind: the interest payment decreases with each repayment, while rents will probably continue to rise sharply due to the high demand for living space and rent increases up to the cap for new rentals and particularly high rents for new buildings, even if the rent freeze does not expire on 30.6.25 in NRW and 31.12.25 nationwide, as is the case under current legislation.
In addition, Düsseldorf, an attractive city and state capital, has been creating less living space than it needs for years and a large number of planned and approved construction projects have been put on hold indefinitely due to the rise in interest rates and construction costs.
For owner-occupiers, a modern existing property with good energy standards is the smart alternative to considerably more expensive new builds in much less advantageous locations.
This apartment is also in a very good condition for the year of construction but is significantly cheaper to buy. This means that the ancillary purchase costs, which you generally have to pay with equity, are also correspondingly cheaper.
The water, billing and energy costs are less than €70 per month according to the current economic plan, which is still based on 24-hour attendance, due to the good energy efficiency (bottom third of class C) and the relatively cheap and future-proof district heating.
You get a particularly high level of investment security:
1.the current and future condition of the building,
2. the uniquely advantageous location,
3.the concept of the residential complex,
4.the durable materials,
5.the ease of marketing as a rental apartment,
6.the community of owners interested in maintaining a good condition,
7.the long-standing manager
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
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