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2-room residential property in Karlshorst, Berlin
Karlshorst, Berlin
- Purchase price
- €345,900
- Living area
- 68.7 m²
- Rooms
- 2
- Location
- Karlshorst
Approximate locality · Karlshorst, Berlin
Investment at a glance
A practical start with long-term potential
- Cash needed to acquire
- €20,754
- Acquisition costs beyond the purchase price
- Estimated monthly cash flow
- −€564.86 / month
- At purchase
- Projected equity in 10 years
- €261,608
- 4% scenario · €345,900 loan · €1,902.45 / month bank payment
- Estimated annual tax benefit
- €6,334
- Potential benefit under the stated tax assumptions
Equity outlook uses the returned middle value-growth scenario, a €345,900 loan, €1,902.45 / 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
- Karlshorst
- City
- Berlin
- Property type
- Residential
- Purchase price
- €345,900
- Living area
- 68.7 m²
- Rooms
- 2
- Floor
- third floor
- Year built
- 2,026
- Occupancy
- Not rented
- Property management
- Not managed by Alpha Minoris
- Buyer commission
- None
Balcony · No
Parking · No
Fitted kitchen · No
Energy certificate
Class A
Valid until
01 Apr 2042
A+ABCDEFGH
Advisor's description
“A 2-room new-build apartment in Gartenstadt Karlshorst with lift access, a practical layout and a private rooftop terrace. The unit offers 68.70 m² of modern living space in a planned residential development.”
Alpha Minoris advisor
Income Profile
Rental note
“The apartment is not rented and is planned as a fresh new-build handover, allowing a clean first letting at market rent once completed.”
Alpha Minoris advisor
- Status
- Not rented
- Estimated cold rent · estimated
- €1,387.74 / 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.
- €16,653
Apartment and parking cold rent
- Estimated annual interest
Only the interest part of the loan is considered here, not principal repayment.
- €17,295
5% interest assumption
- Owner-paid Hausgeld
The property costs paid by the owner rather than passed through to the tenant.
- €602
Owner-paid Hausgeld over 12 months
- Depreciation (AfA)
A government-allowed annual write-off on the building value, not the land value.
- €13,836
5% on €276,720 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 €345,900. Figures retain the last valid scenario.
Default financing
- Down payment
- Loan amount
- Monthly installment
Visible calculation
How the estimate is built
Estimated annual advantage
€6,334- +Annual cold rent
- €16,653
- −Estimated annual interest
- €17,295
- −Owner-paid Hausgeld
- €602
- −Depreciation (AfA)
- €13,836
Estimated taxable rental result
Rent less interest, owner-paid Hausgeld, management and AfA
Tax-reducing amount€15,080
× 42% marginal rate€6,334
Potential monthly net income increase
Estimated annual advantage divided by 12
Illustrative estimate, not tax advice. Assumes a 42% marginal tax rate, a 5% annual interest rate and full purchase-price financing. AfA is estimated at 5% for a building completed in 2,026, 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
- €1,387.74 / month
- −Bank installment
- €1,902.45 / month
- −Owner-paid Hausgeld
- €50.15 / month
- Cash flow before tax
- −€564.86 / month
- Estimated monthly tax effectPositive is relief; negative is estimated tax payable
- +€527.80 / month
- Cash flow after taxIncome less costs, including the estimated tax effect
- −€37.06 / 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 | −€564.86 / month | +€527.80 / month | −€37.06 / month |
| Year 1 | −€495.47 / month | +€498.65 / month | +€3.18 / month |
| Year 2 | −€422.62 / month | +€468.05 / month | +€45.44 / month |
| Year 3 | −€346.12 / month | +€435.93 / month | +€89.81 / month |
| Year 4 | −€265.79 / month | +€402.19 / month | +€136.40 / month |
| Year 5 | −€181.45 / month | +€366.77 / month | +€185.31 / month |
| Year 6 | −€92.90 / month | +€329.57 / month | +€236.68 / month |
| Year 7 | +€0.09 / month | +€290.52 / month | +€290.61 / month |
| Year 8 | +€97.72 / month | +€249.51 / month | +€347.24 / month |
| Year 9 | +€200.24 / month | +€206.46 / month | +€406.70 / month |
| Year 10 | +€307.88 / month | +€161.25 / month | +€469.13 / month |
Values below zero are monthly owner contributions; values above zero are monthly cash retained. Acquisition costs are excluded.
Advisor note
“This case is mainly quality and long-term value driven. The achievable rent after completion will be the key factor for the monthly cash-flow profile.”
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
- €21,199
- Rental income generated
- €3,577
- Projected equity
- €261,60812.3x
- Estimated property value
- €512,0161.5x
How projected equity is calculated. Projected equity is the €512,016 estimated property value minus the €250,409 remaining loan. 27.61% 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
- €21,199
- Rental income generated
- €237,444
- Projected equity
- €922,11343.5x
- Estimated property value
- €922,1132.7x
How projected equity is calculated. Projected equity is the €922,113 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 invested after tax
- €21,199
After 10 years
After 25 years
After 10 years
Property and stocks
- Property result
- €265,18412.5x
- MSCI World
- €45,7282.2x
What makes up the property result
- Projected equity
- €261,608
- Retained rental income
- €3,577
€261,608 projected equity + €3,577 retained rental income = €265,184 property result.
After 25 years
Property and stocks
- Property result
- €1,159,55754.7x
- MSCI World
- €145,0556.8x
What makes up the property result
- Projected equity
- €922,113
- Retained rental income
- €237,444
€922,113 projected equity + €237,444 retained rental income = €1,159,557 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 is a polished new-build option in Karlshorst with a strong lifestyle hook: the rooftop terrace. The layout is compact but practical, and the lift/new-build profile keeps maintenance risk lower than older stock. The price is not cheap, so it suits buyers prioritising product quality, clean letting potential and long-term Berlin exposure over immediate high cash flow.”
Alpha Minoris advisor verdict
Alpha Minoris
Version 1 · generated 10 Oct 2026