2.5-room residential property in Trachau, Dresden
Trachau, Dresden
- Purchase price
- €159,000
- Living area
- 63.9 m²
- Rooms
- 2.5
- Location
- Trachau
Approximate locality · Trachau, Dresden
Investment at a glance
A practical start with long-term potential
- Cash needed to acquire
- €19,191
- Acquisition costs beyond the purchase price
- Estimated monthly top-up
- €195 / month
- At purchase
- Projected equity in 10 years
- €122,649
- 4% scenario · full purchase-price financing
- Estimated value in 10 years
- €235,359
- Middle 4% value scenario
Equity outlook uses the returned middle value-growth scenario, full purchase-price financing, and the modelled 25-year annuity.
How this property could grow over time
Illustrative value scenarios over 25 years. Projections are not guaranteed.
3% growth4% growth5% growth
Map data © OpenStreetMap contributors
A Closer Look at the Property
- Neighborhood
- Trachau
- City
- Dresden
- Property type
- Residential
- Purchase price
- €159,000
- Living area
- 63.9 m²
- Rooms
- 2.5
- Floor
- first floor
- Year built
- 1,936
- Occupancy
- Not rented
- Buyer commission
- 3.57%
- Last modernization
- 1,994
Balcony · Yes
Parking · No
Fitted kitchen · No
Energy certificate
Class E
Valid until
23 Aug 2028
A+ABCDEFGH
Advisor's description
“This is a larger 2.5-room apartment, which gives it a slightly different profile from the more standard 2-room stock. The extra space can make it more attractive for tenants who want a bit more flexibility, whether for a home office, a small family setup, or longer-term living.”
Alpha Minoris advisor
Income Profile
Rental note
“The apartment is vacant, which means there is upfront letting work, but also full flexibility on how to position the unit from the beginning. That is useful in a layout like this, because the additional half-room can be part of the appeal if marketed well.”
Alpha Minoris advisor
- Status
- Not rented
- Estimated cold rent · estimated
- €735 / month
- Net rent per m²
- €11.50 / m²
Local benchmark
Alpha Minoris curated rent records
- Dresden
- €11.41 / m² n = 8
What It Takes to Get Started
Price per square metre comparison
Where this property sits
€2,488.65 / m²
Property
Comparison shown for quick orientation using the returned city benchmark. It is not a valuation.
Your Cash Commitment Over Time
The monthly top-up is the difference between projected rent and the property's fixed owner-paid costs. The annual view shows how rent growth can change that commitment over time.
Incoming
- +Apartment rent
- €735
Outgoing
- −Estimated monthly installment
- €824
- −Owner-paid Hausgeld · actual
- €106
Estimated monthly top-up€195 / month
Tenant utilities of €189 / month are shown for transparency but excluded from the top-up.
Affordability over time
Your cash commitment over time
Apartment rent grows 5%; owner costs stay flat
Advisor note
“At the current asking price, this is not a property I would describe as cash-flow driven. The stronger angle is the combination of vacancy, larger floor area, and a layout that may support a more stable tenant profile once let.”
Alpha Minoris advisor
Long-Term Ownership Value
What you put in vs what it could build
Rental income generated is not total rent collected. It is the rent retained by the owner after the estimated installment and owner-paid Hausgeld; together with property growth, it can build ownership value over time.
These are illustrative projections, not guaranteed returns. Tax and financing outcomes depend on individual circumstances.
Year 10
A meaningful holding milestone
- Owner cash invested
- €26,266
- Rental income generated
- €6,385
- Projected equity
- €122,6494.7x
- Estimated property value
- €235,3591.5x
For privately held German property, a sale after the ten-year holding period may fall outside the private-sale tax window. Individual tax circumstances apply.
Year 25
The modelled loan horizon
- Owner cash invested
- €26,266
- Rental income generated
- €148,909
- Projected equity
- €423,86816.1x
- Estimated property value
- €423,8682.7x
This point represents the end of the modelled 25-year financing term, not a guaranteed repayment outcome.
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.
- €8,817
Apartment and parking cold rent
- Estimated annual interest
Only the interest part of the loan is considered here, not principal repayment.
- €7,155
4.5% interest assumption
- Owner-paid costs
The property costs paid by the owner rather than passed through to the tenant.
- €1,275
Owner-paid Hausgeld over 12 months
- Depreciation (AfA)
A government-allowed annual write-off on the building value, not the land value.
- €2,544
2% on €127,200 building basis
Visible calculation
How the estimate is built
- +Annual cold rent
- €8,817
- −Estimated annual interest
- €7,155
- −Owner-paid costs
- €1,275
- −Depreciation (AfA)
- €2,544
Estimated taxable rental result
Rent less interest, owner-paid costs and AfA
Tax-reducing amount€2,157
× 42% marginal rate€906
Annual advantage ÷ 12€76 / month
Monthly top-up after tax
Before-tax top-up minus estimated monthly tax relief
€195 − €76 = €120 / monthPrimary estimate
Estimated annual tax advantage
€906€2,157 × 42% = €906 estimated annual advantage
Before tax vs after tax monthly top-up
Before tax, the estimated monthly top-up is €195 / month. After estimated tax relief, it is €120 / month.
The comparison applies the returned estimated monthly tax relief to the existing before-tax top-up. Actual timing depends on the investor's tax filing and assessment.
Illustrative takeaway
What the returned estimate could mean for you
- Estimated annual tax advantage
- €906
- Estimated monthly tax relief
- €76 / month
- Monthly top-up after tax
- €120 / month
Illustrative estimate, not tax advice. Assumes a 42% marginal tax rate, a 4.5% annual interest rate and full purchase-price financing. AfA is estimated at 2% for a building completed in 1,936, 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.
“The 2.5-room layout gives it a bit more depth in the tenant market, and that can matter for long-term hold quality. For an investor who is comfortable starting with a vacant unit and is looking more at rental appeal and long-term ownership value than immediate yield, this is worth a closer look.”
Alpha Minoris advisor verdict
Alpha Minoris
Version 1 · generated 11 Aug 2026