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3-room residential property in Spandau, Berlin
Spandau, Berlin
- Purchase price
- €539,000
- Living area
- 107.1 m²
- Rooms
- 3
- Location
- Spandau
Approximate locality · Spandau, Berlin
Investment at a glance
A practical start with long-term potential
- Cash needed to acquire
- €67,752
- Acquisition costs beyond the purchase price
- Estimated monthly cash flow
- −€1,221.11 / month
- At purchase
- Projected equity in 10 years
- €400,609
- 4% scenario · €539,000 loan · €3,278.92 / month bank payment
- Estimated annual tax benefit
- €5,137
- Potential benefit under the stated tax assumptions
Equity outlook uses the returned middle value-growth scenario, a €539,000 loan, €3,278.92 / month bank payment and a modelled 25-year financing horizon.
How this property could grow over time
Illustrative value scenarios over 25 years. Projections are not guaranteed.
3% growth4% growth5% growth
A Closer Look at the Property
- Neighborhood
- Spandau
- City
- Berlin
- Property type
- Residential
- Purchase price
- €539,000
- Living area
- 107.1 m²
- Rooms
- 3
- Floor
- fourth floor
- Year built
- 2,019
- Occupancy
- Not rented
- Bank interest rate (saved)
- 5.3%
- Property management
- Not managed by Alpha Minoris
- Buyer commission
- 3.57%
- Last modernization
- 2,019
Balcony · Yes
Parking · Yes
Fitted kitchen · Yes
Energy certificate
Class A
Valid until
19 Dec 2029
A+ABCDEFGH
Advisor's description
“Bright 3-room apartment in a modern 2019 building with lift, south-facing balcony, fitted kitchen, parquet floors, underfloor heating, two bathrooms, cellar and underground parking. A polished, move-in-ready home with strong comfort appeal.”
Alpha Minoris advisor
Income Profile
Rental note
“The apartment is currently vacant and can be handed over free for move-in. This gives buyers flexibility for own use or new letting at market rent after purchase.”
Alpha Minoris advisor
- Status
- Not rented
- Estimated cold rent · estimated
- €2,162.81 / month
- Net rent per m²
- €20.20 / m²
What It Takes to Get Started
Your Potential Tax Advantage
Some costs of an investment property can reduce taxable rental income. For high earners, that can create a meaningful tax advantage and improve the real economics of holding the property.
- Annual cold rent
The actual or estimated cold rent used in this Exposé over 12 months.
- €25,954
Apartment and parking cold rent
- Estimated annual interest
Only the interest part of the loan is considered here, not principal repayment.
- €28,301
5.3% interest assumption
- Owner-paid Hausgeld
The property costs paid by the owner rather than passed through to the tenant.
- €1,260
Owner-paid Hausgeld over 12 months
- Depreciation (AfA)
A government-allowed annual write-off on the building value, not the land value.
- €8,624
2% on €431,200 building basis
Adjust AfA
AfA is the annual building write-off shown in the card before this one. Adjust the assumption to see its effect below.
Temporary scenario; resets on reload.
Vermieter Autopilot
Let Alpha Minoris handle day-to-day rental management.
- Rent tracking
- Tenant communication
- Maintenance coordination
Uses the recorded fee, or 10% of apartment cold rent. See the monthly difference in section 5.
Interest rate (Sollzins)
Initial repayment (Tilgung)
Down payment
Enter an amount from EUR 0 to €539,000. Figures retain the last valid scenario.
Default financing
- Down payment
- Loan amount
- Monthly installment
Visible calculation
How the estimate is built
Estimated annual advantage
€5,137- +Annual cold rent
- €25,954
- −Estimated annual interest
- €28,301
- −Owner-paid Hausgeld
- €1,260
- −Depreciation (AfA)
- €8,624
Estimated taxable rental result
Rent less interest, owner-paid Hausgeld, management and AfA
Tax-reducing amount€12,231
× 42% marginal rate€5,137
Potential monthly net income increase
Estimated annual advantage divided by 12
Illustrative estimate, not tax advice. Assumes a 42% marginal tax rate, a 5.3% annual interest rate and the entered property financing terms. AfA is estimated at 2% for a building completed in 2,019, using the recorded construction year as a completion-year proxy. It applies to the returned 80% building share and excludes the 20% land share. Actual deductible costs and tax outcomes depend on individual circumstances.
Your Monthly Cash Flow
Rent minus the bank installment, owner-paid Hausgeld and any Vermieter Autopilot management cost gives the before-tax cash flow. The signed estimated monthly tax effect is then applied to show the final result. Positive means cash retained; negative means cash contributed by the owner.
Today's monthly calculation
Income − costs + tax effect = cash flow
- +Apartment rent
- €2,162.81 / month
- −Bank installment
- €3,278.92 / month
- −Owner-paid Hausgeld
- €105 / month
- Cash flow before tax
- −€1,221.11 / month
- Estimated monthly tax effectPositive is relief; negative is estimated tax payable
- +€428.10 / month
- Cash flow after taxIncome less costs, including the estimated tax effect
- −€793 / month
Cash flow over time
How tax changes your monthly result
The neutral marker shows cash flow before tax. The solid bar shows the result after the estimated tax effect. A green connector is estimated tax relief; a red connector is estimated tax payable.
After-tax cash flowBefore-tax markerTax reliefTax payable
| Year | Before tax | Estimated tax effect | After tax |
|---|---|---|---|
| Now | −€1,221.11 / month | +€428.10 / month | −€793 / month |
| Year 1 | −€1,112.97 / month | +€361.69 / month | −€751.28 / month |
| Year 2 | −€999.42 / month | +€291.86 / month | −€707.56 / month |
| Year 3 | −€880.19 / month | +€218.45 / month | −€661.74 / month |
| Year 4 | −€755.01 / month | +€141.27 / month | −€613.74 / month |
| Year 5 | −€623.56 / month | +€60.12 / month | −€563.44 / month |
| Year 6 | −€485.54 / month | −€25.20 / month | −€510.74 / month |
| Year 7 | −€340.62 / month | −€114.90 / month | −€455.52 / month |
| Year 8 | −€188.46 / month | −€209.21 / month | −€397.67 / month |
| Year 9 | −€28.69 / month | −€308.37 / month | −€337.05 / month |
| Year 10 | +€139.08 / month | −€412.62 / month | −€273.54 / month |
Values below zero are monthly owner contributions; values above zero are monthly cash retained. Acquisition costs are excluded.
Advisor note
“As a vacant, high-quality modern unit, the property is best viewed as a flexible long-term asset. Rental strength depends on achievable new-market rent and final financing terms.”
Alpha Minoris advisor
Long-Term Ownership Value
What you put in vs what it could build
Property growth and loan repayment build equity over time. Any positive monthly cash flow after the estimated tax effect is shown separately as retained rental income.
Owner cash invested includes acquisition cash and any required monthly owner contributions after the estimated tax effect. These are illustrative projections, not guaranteed returns.
Year 10
A meaningful holding milestone
Assumes 4% annual property value growth
- Owner cash invested after tax
- €137,253
- Rental income generated
- €0
- Projected equity
- €400,6092.9x
- Estimated property value
- €797,8521.5x
How projected equity is calculated. Projected equity is the €797,852 estimated property value minus the €397,242 remaining loan. 26.3% of the original financing is modelled as repaid after 10 years. The buyer is the legal owner of 100% of the property from purchase.
Year 25
Year-25 ownership outlook
Assumes 4% annual property value growth
- Owner cash invested after tax
- €145,438
- Rental income generated
- €303,149
- Projected equity
- €1,436,8869.9x
- Estimated property value
- €1,436,8862.7x
How projected equity is calculated. Projected equity is the €1,436,886 estimated property value minus the €0 remaining loan. 100% of the original financing is modelled as repaid after 25 years. The buyer is the legal owner of 100% of the property from purchase.
Property vs. Stock Market
The same tax-adjusted owner cash is used in both paths. The property result is projected equity plus retained rental income; the stock result invests that cash in MSCI World.
One chart · two time horizons
The same owner cash, compared side by side
- Property growth assumption
- 4%
- MSCI World growth assumption
- 8%
- Owner cash by year 10 after tax
- €137,253
- Owner cash by year 25 after tax
- €145,438
After 10 years
After 25 years
After 10 years
Property and stocks
- Property result
- €400,6092.9x
- MSCI World
- €256,2881.9x
What makes up the property result
- Projected equity
- €400,609
- Retained rental income
- €0
€400,609 projected equity + €0 retained rental income = €400,609 property result.
After 25 years
Property and stocks
- Property result
- €1,740,03512x
- MSCI World
- €836,1415.7x
What makes up the property result
- Projected equity
- €1,436,886
- Retained rental income
- €303,149
€1,436,886 projected equity + €303,149 retained rental income = €1,740,035 property result.
Owner cash means acquisition cash plus any required monthly owner contributions after the estimated tax effect. If monthly cash flow is non-negative, owner cash remains the acquisition cash. The benchmark assumes matching contributions and reinvested growth; fees, taxes and volatility are not modelled.
“A premium, low-maintenance Berlin apartment with modern construction, lift, balcony, parking and energy class A. The vacant handover is a major advantage, giving the buyer full control over use and rental strategy. The price is on the higher side, so the investment case depends on strong market rent or partial own-use value, but the asset quality and location make it a serious hold candidate.”
Alpha Minoris advisor verdict
Alpha Minoris
Version 1 · generated 01 Oct 2026