Immobilien

Bayern

Kreis Nürnberg

Nürnberg

Art nouveau pearl in St. Jobst - 2x MFH with high value creation potential

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Art nouveau pearl in St. Jobst - 2x MFH with high value creation potential

Äußere Sulzbacher Str. 34, 90491 Nürnberg (St. Jobst) – Bayern

1.600.000 €

873 m²

Living Area

545 m²

Property

Private offer

apartment building or investment property

apartment building

Two Art Nouveau tenement houses (1) from 1910/12 are for sale with beautiful Art Nouveau elements in the elevated passageway and the staircase of the front building. The old door frames and most of the old room doors have been preserved in the apartments. Neither the front building nor the rear building is a listed building and there is no ensemble protection - however, there is a ground monument on part of the property due to the Brezengarten manor house that used to be there (2)

The houses are located in the St. Jobst district (3), which is in high demand from prospective tenants and home buyers for their own use and in which the very active Jobst-Erlenstegen citizens' association (4) is active.

There is extensive documentation on the two houses, starting with the original building plans from 1909, through condition assessments, expert reports and architectural plans, to the information available from the long-standing trade partners (the heating and plumbing company, for example, has been working for the owners for around 40 years). Further photos of the houses, the plot of land (a parcel division has been applied for) and the individual apartments can be made available directly to prospective buyers.

The sale takes place without the involvement of an estate agent - as a prospective buyer, please take into account the longer response times involved.

1) Jugenstil in Nuremberg: http://baukunst-nuernberg.de/epoche.php?epoche=Jugendstil&objekt=Allgemeines_Jugendstil
2) Brezengarten manor house: https://www.herrensitze.com/brezengarten.html
3) St. Jobst district: https://de.wikipedia.org/wiki/St._Jobst
4) Citizens' association: https://www.bv-jobst-erlenstegen.de/

Are you interested in this offer?

Object Number	OM-330451
Object Class	apartment building or investment property
Object Type	apartment building
Handover from	by arrangement

Purchase price & additional costs

purchase price	1.600.000 €
Purchase additional costs	approx. 74,920 €
Total costs	approx. 1,674,920 €
Price per m²	1,833.00 €
Operating costs allocated p.a.	17,721 €
Non-allocatable operating costs p.a.	603 €

Breakdown of Costs

Purchase price 1.600.000 €

Real estate transfer tax 56,000 € (3.50%)

Notary costs 12,543 € (0.78%)

Land register entry 6,378 € (0.40%)

Broker commission 0€ (0%)

* 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: 5,675€

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By providing some basic information, the estimated monthly rate is calculated individually for you. For this and for all other real estate offers on ohne-makler.net

Based on equity 20% of the purchase price plus the purchase incidental costs / 10 years fixed interest rate / 2% initial repayment / Effective interest rate 3.32%

Details

Condition	modernized
Year of last modernization	2023
Number of floors	5
Total area	1439 m²
Other areas	567 m²
Net rental income (target) p.a.	85986 €
Net rental income (actual) p.a.	77721 €
X-times rental income	18.60
Number of units	12
Flooring	laminate, tiles, vinyl / PVC
Heating	floor heating
Year of construction	1912
Equipment	balcony, terrace, basement
Infrastructure	pharmacy, grocery discount, general practitioner, kindergarten, primary school, secondary school, middle school, high school, public transport

Information on equipment

The houses have been in the family for around 50 years and are for sale as the two owners do not want to design or finance the upcoming measures themselves.
The rear wall (south wall) of the rear building is in urgent need of renovation and both the balconies of the front building on the east side and those of the rear building are dilapidated and in need of renovation (a ban on entry has been issued for them accordingly).
According to our surveyor, the remaining useful life is 27 years.
New windows with rebate ventilation were installed in all apartments and in the stairwell of the rear building. All apartments have their own gas boiler and radiators in the rooms; the tenants obtain gas and electricity directly from their (individual) providers.
Both buildings have a fiber optic connection.

Location

The two houses are located in Nuremberg-Oststadt (St. Jobst) on a busy street, between the Wöhrder See recreational area (1) and Rechenbergpark (2). The "Tauroggenstrasse" streetcar stop is directly in front of the front building, the "Tauroggenstrasse" bus stop is a 2-minute walk away and the "Schoppershof" subway station is a 10-minute walk away.
The criteria of the Nuremberg rent index rate the residential location as attractive ("residential location with advantages"). The standard land value as at 01.01.2024 was €1,350/sqm.

Several state universities (3) are in some cases very close (such as the Hochschule für Musik, a 6-minute walk away, and the WiSo of the University of Erlangen-Nuremberg, 3 streetcar stops away) or are easily accessible by bicycle (such as the Technische Hochschule or the newly founded Technical University of Nuremberg, which is currently being established) or by public transport.

1) Link Wöhrder See: https://de.wikipedia.org/wiki/W%C3%B6hrder_See
2) Link Rechenbergpark: https://www.nuernberg.de/internet/soer_nbg/rechenberg.html
3) Link to universities in Nuremberg: https://de.wikipedia.org/wiki/Liste_von_Bildungs-_und_Forschungseinrichtungen_in_N%C3%BCrnberg