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Attractive multi-family house with 7 units – A secure investment with growth potential.
Schwarzer Weg 20 c, 54293 Trier (Ehrang/Quint) – Rheinland-PfalzThis multi-family building, featuring sophisticated architecture and seven residential units, is located in a well-situated and quiet residential area of Trier-Quint. The building was completed in August 2019 and occupied for the first time. Spread across three floors, the building offers seven well-designed apartments, ranging in size from approximately 47 m² to approximately 115 m². The apartment layouts are characterized by their clarity, functionality, spatial quality, and good natural light. All apartments feature partially covered south-west-facing balconies that directly connect to the living areas, creating a harmonious transition between indoor and outdoor spaces. The two apartments on the ground floor each have their own garden areas. One ground-floor apartment is designed to be fully accessible according to DIN 18040-2 "R," while another unit also meets the requirements of DIN 18040-2. The property includes six parking spaces for cars. The building meets the highest standards of energy efficiency and sustainability with its energy standard A+. The final energy demand is only 15.56 kWh/m² per year. The property is in very good and well-maintained condition. ISB Loan - Rental Apartments
The property was built as part of the "ISB Loan - Rental Apartments" funding program. Six of the total of seven apartments are subject to rent controls, which leads to a well-plannable and secure income situation. One apartment is privately financed and not subject to rent controls. Structure of the Purchase Price
The total cost of €1,650,000 is broken down as follows:
Assumption of ISB Loan: €515,000
Purchase price payment to the seller: €1,135,000
Interest Advantage through Assumption of ISB Loan
As part of the sale, two particularly low-interest ISB loans with a total volume of approximately €515,000 will be transferred. The average interest rate (mixed interest rate) of these existing loans is only 0.136% – which is extremely low. Compared to current market interest rates (which are significantly higher), this results in a financial advantage. The monetary interest advantage from the two ISB loans compared to market financing of the same amount is approximately €161,000. Effective Total Costs
Taking into account this interest benefit, the effective total costs are approximately: €1,489,000 (€1,650,000 - €161,000).
Initial Yield
Based on the projected rental income for 2027, which is €58,328 per year, the initial yield is approximately: 4% (€58,328 / €1,489,000 x 100 = 3.92%). This is already a respectable initial yield in the current market environment.
Significant Potential for Rent Increases
Due to the removal of rent controls in 2033 and 2038, there is significant potential for rent increases, particularly:
Tenant Satisfaction
All apartments are currently fully and very well occupied; tenant satisfaction is high, and accordingly, the turnover rate is low. The tenants and the homeowners' association are very well-managed and interested in long-term leases, which ensures a reliable and stable income stream. The property is not divided into individual apartments (condominiums), but is being sold as a whole ("en bloc"). A division and sale as individual condominiums would only be possible after the expiration of the rent control period in 2033 or 2038.
Are you interested in this house?
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Object Number
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OM-437024
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Object Class
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House
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Object Type
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Multi-family house
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Is occupied
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Occupied
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Handover from
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July 1, 2026
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Purchase price & additional costs
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purchase price
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1.650.000 €
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Purchase additional costs
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approx. 102,001 €
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Total costs
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approx. 1,752,000 €
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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
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Estimated monthly rate: 6,182€
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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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3
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Usable area
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688 m²
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Number of parking lots
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6
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Flooring
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Parquet, Other (see text)
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Heating
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Central heating
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Year of construction
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2019
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Equipment
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Balcony, Terrace, Garden, Elevator, 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
Architecture
The building's architecture is exceptionally modern, largely due to the design of the structure, which is adapted to the geometry of the plot.
Construction
The wooden facade, made of vertically arranged, rough-sawn Douglas fir, initially gives the impression of a complete wooden structure. However, it is actually only a wooden cladding. The wooden facade is extremely durable and long-lasting and does not require any painting. The building's load-bearing structure, on the other hand, is a solid construction. The exterior walls and load-bearing interior walls, apart from the wooden cladding and insulation, are made of brickwork and reinforced concrete, and the floors are also made of reinforced concrete. The building was constructed without a basement. The foundation consists of a rigid concrete slab. The underside of the concrete slab is insulated with a pressure-resistant thermal insulation layer.
Building Technology
The building meets the highest standards of energy efficiency and sustainability, achieving energy standard A+. The building's final energy demand is only 15.56 kWh/m² per year. The technical infrastructure in the HLS area includes a modern heating system in the form of a ground-water heat pump, which distributes heat evenly to the rooms via an efficient underfloor heating system. In addition, a central ventilation system has been installed to ensure continuous air exchange and a pleasant indoor climate. The central hot water supply is provided by a gas boiler in combination with a high-performance hot water storage tank, which is prioritized. A conversion of the hot water supply to an air-source heat pump is technically feasible.
Stairwell:
The stairwell features a floor made of dark basalt. Combined with the high-quality solid oak doors, this creates a harmonious and elegant overall impression with a durable character, reflecting the building's overall high standard of finishes.
Living areas:
The living areas are fitted with genuine oak parquet flooring, which impresses with its natural appeal, quality, and durability.
Bathrooms:
All bathrooms have natural light and are finished to a high standard. The fixtures in each bathroom include a sink, bathtub, a glass-enclosed shower, and a towel radiator. In addition, each bathroom has a connection for a washing machine, and there is also the option to install a clothes dryer. The bathrooms feature flooring and wall coverings made of genuine natural stone, which highlight the high standard of finish and quality. Windows and sun protection
The windows are made of plastic with modern triple glazing and meet high standards for thermal insulation, airtightness, and living comfort. To ensure effective sun and glare protection, as well as to provide shading, exterior aluminum roller blinds are installed, allowing for flexible control of light and also contributing to improved thermal protection in the summer. Exterior railings
The fall protection barriers in front of the floor-to-ceiling windows are made of glass and, with their transparent design, blend harmoniously into the modern architecture of the building. Cellar replacements
The apartments have well-usable cellar replacement rooms located outside the building.
Location
Location
The property is located in a quiet and well-maintained residential area in the Trier-Ehrang/Quint district. The house is situated in a very peaceful location at the end of Schwarzer Weg or the beginning of Schlossstraße, and is surrounded exclusively by pedestrian and bicycle paths, meaning there is virtually no car traffic. The Moselle River and the Moselle cycle path are conveniently accessible within a few minutes' walk.
Family-Friendliness
The area is ideal for families with children, offering excellent amenities. A kindergarten and elementary school are both within approximately 10 minutes' walking distance.
Infrastructure
Within a radius of approximately 5 km, there are numerous facilities for daily needs, including pharmacies, supermarkets, general practitioners, and all types of schools (elementary school, secondary school, comprehensive school, grammar school, and combined school). Excellent public transport connections are also available.
Accessibility
The city center of Trier is approximately 15 minutes away. In addition, the location offers excellent transport links for commuters, particularly towards Luxembourg. The district boasts excellent and generally traffic-free access to the surrounding highways, with connections to Trier, Koblenz, Saarbrücken/Kaiserslautern, and Luxembourg. Public transportation is available through city bus lines; the nearest bus stop is approximately a 5-minute walk away. In addition, Trier-Quint has its own railway station with connections to Trier and Koblenz.
Location Check
Energy
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Final energy consumption
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15.56 kWh/(m²a)
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Energy efficiency class
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A+
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Energy certificate type
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Consumption certificate
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Main energy source
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Air/water heat
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Bestandspläne
Energieausweis
Miscellaneous
Structure of the Purchase Price
The total cost of €1,650,000 is composed as follows:
Assumption of ISB loan: €515,000
Purchase price payment to the seller: €1,135,000
Prices for Apartments and Parking Spaces
The total purchase price is €1,650,000. This consists of 568 square meters of living space at €2,746 per square meter (approximately €1,560,000), and six parking spaces at €15,000 each. Current Rental Income
The current annual rental income is approximately €56,000. According to the existing rental agreements, an annual rent increase of 2% is stipulated. The rent control restrictions for apartments 1 and 4 will expire in 2033, and for apartments 2, 5, 6, and 7 in 2038. Significant Potential for Rent Increases
The removal of the rent control restrictions creates significant medium- to long-term potential for rent increases. Scenario 1 (Existing/Conservative):
Continued rent increases of 2% per year until the end of the restriction period. After the expiration of the restrictions or the stepped rent agreements, gradual rent adjustments will be made according to § 558 BGB, taking into account the capping limit, to reach the local comparable rent. Scenario 2 (New Lease/Dynamic):
Also 2% per annum until the end of the fixed-term lease. After the expiry of the fixed term, in the event of a new lease, an immediate adjustment to market level, followed by successive rent adjustments according to § 558 BGB, taking into account the capping limit, until the local comparable rent is reached.
Performance Indicators: Rental income and scenario analysis up to 2050.
Development of annual rental income (scenario range):
After 10 years: 72–83 thousand. After 15 years: 95–123 thousand. After 20 years: 121–136 thousand. After 25 years: approximately 150 thousand. Average annual rents (scenario range):
After 10 years: 67–68 thousand. After 15 years: 71–80 thousand. After 20 years: 81–93 thousand. After 25 years: 92–104 thousand. Cumulative total rental income (scenario range):
After 10 years: 635–668 thousand. After 15 years: 1.07–1.20 million. After 20 years: 1.63–1.85 million. After 25 years: 2.30–2.58 million. Return considerations: Medium and long term.
Taking into account the rent development, the effective purchase price factor is reduced to approximately 18.5 to 20. This means that, theoretically, after approximately 18.5 to 20 years, the purchase price is refinanced by the net cold rents. This corresponds to a long-term gross yield of 5% to 5.4%, which represents a solid and attractive return in the current market environment. Conclusion:
The property represents a sustainable investment with clearly identifiable potential for rental increases. In particular, the elimination of rent controls creates significant potential for value appreciation and increased income. This investment is suitable for investors with a medium- to long-term investment horizon who are seeking a stable, tax-advantageous, and development-oriented real estate investment. We would be happy to provide you with further information upon request.
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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Offer from: Daniel Kollmann
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