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2-room residential property in Pieschen Süd, Dresden
Pieschen Süd, Dresden
- Purchase price
- €130,000
- Living area
- 45 m²
- Rooms
- 2
- Location
- Pieschen Süd
Approximate locality · Pieschen Süd, Dresden
Investment at a glance
A practical start with long-term potential
- Cash needed to acquire
- €18,050
- Acquisition costs beyond the purchase price
- Estimated monthly cash flow
- −€384.83 / month
- At purchase
- Projected equity in 10 years
- €99,308
- 4% scenario · €123,000 loan · €720.58 / month bank payment
- Estimated annual tax benefit
- €2,048
- Potential benefit under the stated tax assumptions
Equity outlook uses the returned middle value-growth scenario, a €123,000 loan, €720.58 / month bank payment and a modelled 26-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
- Pieschen Süd
- City
- Dresden
- Property type
- Residential
- Purchase price
- €130,000
- Living area
- 45 m²
- Rooms
- 2
- Floor
- Ground Floor
- Year built
- 1,900
- Occupancy
- Not rented
- Bank interest rate (saved)
- 5.17%
- Property management
- Managed by Alpha Minoris
- Buyer commission
- None
- Last modernization
- 2,016
Balcony · Yes
Parking · No
Fitted kitchen · No
Energy certificate
Class C
A+ABCDEFGH
Advisor's description
“A vacant 2-room apartment in Dresden-Pieschen-Süd with 44 m², set in the raised ground floor of a renovated building. The apartment combines a practical layout with a private terrace feel, garden use and cellar storage, creating a calm everyday living setup close to the city.”
Alpha Minoris advisor
Income Profile
Rental note
“The vacant handover gives the buyer a clean starting point for a fresh tenancy. With two rooms, outdoor space and strong local connectivity, the apartment can appeal to singles or couples looking for a comfortable home with a little more breathing room.”
Alpha Minoris advisor
- Status
- Not rented
- Estimated cold rent · estimated
- €517.50 / month
- Net rent per m²
- €11.50 / m²
Local benchmark
Alpha Minoris curated rent records
- Dresden
- €11.53 / m² n = 12
What It Takes to Get Started
Price per square metre comparison
Where this property sits
€2,420.00 / m²€5,175.00 / m²
The guide range uses the configured city limits. The city benchmark uses the returned active marketplace sample; this is not a valuation.
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.
- €6,210
Apartment and parking cold rent
- Estimated annual interest
Only the interest part of the loan is considered here, not principal repayment.
- €6,304
5.17% interest assumption
- Owner-paid Hausgeld
The property costs paid by the owner rather than passed through to the tenant.
- €1,560
Owner-paid Hausgeld over 12 months
- Depreciation (AfA)
A government-allowed annual write-off on the building value, not the land value.
- €2,600
2.5% on €104,000 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
Included in this property
The saved management fee is included.
Interest rate (Sollzins)
Initial repayment (Tilgung)
Down payment
Enter an amount from EUR 0 to €130,000. Figures retain the last valid scenario.
Default financing
- Down payment
- Loan amount
- Monthly installment
Visible calculation
How the estimate is built
Estimated annual advantage
€2,048- +Annual cold rent
- €6,210
- −Estimated annual interest
- €6,304
- −Owner-paid Hausgeld
- €1,560
- −Property management
- €621
- −Depreciation (AfA)
- €2,600
Estimated taxable rental result
Rent less interest, owner-paid Hausgeld, management and AfA
Tax-reducing amount€4,875
× 42% marginal rate€2,048
Potential monthly net income increase
Estimated annual advantage divided by 12
Illustrative estimate, not tax advice. Assumes a 42% marginal tax rate, a 5.17% annual interest rate and the entered property financing terms. AfA is estimated at 2.5% for a building completed in 1,900, 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
- €517.50 / month
- −Bank installment
- €720.58 / month
- −Owner-paid Hausgeld
- €130 / month
- −Vermieter Autopilot
- €51.75 / month
- Cash flow before tax
- −€384.83 / month
- Estimated monthly tax effectPositive is relief; negative is estimated tax payable
- +€170.63 / month
- Cash flow after taxIncome less costs, including the estimated tax effect
- −€214.20 / 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 | −€384.83 / month | +€170.63 / month | −€214.20 / month |
| Year 1 | −€361.55 / month | +€156.51 / month | −€205.04 / month |
| Year 2 | −€337.09 / month | +€141.66 / month | −€195.42 / month |
| Year 3 | −€311.42 / month | +€126.07 / month | −€185.35 / month |
| Year 4 | −€284.46 / month | +€109.68 / month | −€174.78 / month |
| Year 5 | −€256.15 / month | +€92.45 / month | −€163.70 / month |
| Year 6 | −€226.43 / month | +€74.35 / month | −€152.08 / month |
| Year 7 | −€195.23 / month | +€55.33 / month | −€139.90 / month |
| Year 8 | −€162.46 / month | +€35.34 / month | −€127.12 / month |
| Year 9 | −€128.05 / month | +€14.33 / month | −€113.72 / month |
| Year 10 | −€91.93 / month | −€7.75 / month | −€99.68 / month |
Values below zero are monthly owner contributions; values above zero are monthly cash retained. Acquisition costs are excluded.
Advisor note
“The property offers a manageable entry point with room to shape the rental setup from day one. Its vacant status, compact size and outdoor-space appeal support a practical income strategy, while the final return depends on achieved rent and monthly ownership costs.”
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
- €38,106
- Rental income generated
- €0
- Projected equity
- €99,3082.6x
- Estimated property value
- €192,4321.5x
How projected equity is calculated. Projected equity is the €192,432 estimated property value minus the €93,124 remaining loan. 24.29% 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
- €42,453
- Rental income generated
- €45,266
- Projected equity
- €340,0228x
- Estimated property value
- €346,5592.7x
How projected equity is calculated. Projected equity is the €346,559 estimated property value minus the €6,537 remaining loan. 94.69% 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
- €38,106
- Owner cash by year 25 after tax
- €42,453
After 10 years
After 25 years
After 10 years
Property and stocks
- Property result
- €99,3082.6x
- MSCI World
- €70,3271.8x
What makes up the property result
- Projected equity
- €99,308
- Retained rental income
- €0
€99,308 projected equity + €0 retained rental income = €99,308 property result.
After 25 years
Property and stocks
- Property result
- €385,2889.1x
- MSCI World
- €234,7605.5x
What makes up the property result
- Projected equity
- €340,022
- Retained rental income
- €45,266
€340,022 projected equity + €45,266 retained rental income = €385,288 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.
“This property has the kind of simple rental story that works: a quiet 2-room layout, its own terrace feel, garden access and a renovated building in Pieschen-Süd. Vacancy is the real advantage here, because the buyer is not inheriting an old rent or tenant situation and can position the apartment properly from day one. It is not a flashy asset, but it is clear, lettable and easy to understand. That makes it a solid candidate for further due diligence.”
Alpha Minoris advisor verdict
Alpha Minoris
Version 1 · generated 10 Oct 2026