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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 cash flow
- −€214.24 / month
- At purchase
- Projected equity in 10 years
- €121,734
- 4% scenario · €159,000 loan · €842.70 / month bank payment
- Estimated annual tax benefit
- €1,240
- Potential benefit under the stated tax assumptions
Equity outlook uses the returned middle value-growth scenario, a €159,000 loan, €842.70 / 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
- 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
- Property management
- Not managed by Alpha Minoris
- 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
- €734.74 / 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.
- €8,817
Apartment and parking cold rent
- Estimated annual interest
Only the interest part of the loan is considered here, not principal repayment.
- €7,950
5% interest assumption
- Owner-paid Hausgeld
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
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 €159,000. Figures retain the last valid scenario.
Default financing
- Down payment
- Loan amount
- Monthly installment
Visible calculation
How the estimate is built
Estimated annual advantage
€1,240- +Annual cold rent
- €8,817
- −Estimated annual interest
- €7,950
- −Owner-paid Hausgeld
- €1,275
- −Depreciation (AfA)
- €2,544
Estimated taxable rental result
Rent less interest, owner-paid Hausgeld, management and AfA
Tax-reducing amount€2,952
× 42% marginal rate€1,240
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 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.
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
- €734.74 / month
- −Bank installment
- €842.70 / month
- −Owner-paid Hausgeld
- €106.27 / month
- Cash flow before tax
- −€214.24 / month
- Estimated monthly tax effectPositive is relief; negative is estimated tax payable
- +€103.33 / month
- Cash flow after taxIncome less costs, including the estimated tax effect
- −€110.90 / 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 | −€214.24 / month | +€103.33 / month | −€110.90 / month |
| Year 1 | −€177.50 / month | +€87.91 / month | −€89.59 / month |
| Year 2 | −€138.92 / month | +€71.70 / month | −€67.22 / month |
| Year 3 | −€98.42 / month | +€54.69 / month | −€43.73 / month |
| Year 4 | −€55.90 / month | +€36.83 / month | −€19.06 / month |
| Year 5 | −€11.24 / month | +€18.08 / month | +€6.84 / month |
| Year 6 | +€35.65 / month | −€1.61 / month | +€34.03 / month |
| Year 7 | +€84.88 / month | −€22.29 / month | +€62.58 / month |
| Year 8 | +€136.57 / month | −€44 / month | +€92.57 / month |
| Year 9 | +€190.85 / month | −€66.80 / month | +€124.05 / month |
| Year 10 | +€247.84 / month | −€90.74 / month | +€157.10 / month |
Values below zero are monthly owner contributions; values above zero are monthly cash retained. Acquisition costs are excluded.
Tenant utilities of €189 / month are shown for transparency but excluded from cash flow.
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
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
- €23,157
- Rental income generated
- €5,375
- Projected equity
- €121,7345.3x
- Estimated property value
- €235,3591.5x
How projected equity is calculated. Projected equity is the €235,359 estimated property value minus the €113,625 remaining loan. 28.54% 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
- €23,157
- Rental income generated
- €144,465
- Projected equity
- €423,86818.3x
- Estimated property value
- €423,8682.7x
How projected equity is calculated. Projected equity is the €423,868 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
- €23,157
After 10 years
After 25 years
After 10 years
Property and stocks
- Property result
- €127,1095.5x
- MSCI World
- €48,8942.1x
What makes up the property result
- Projected equity
- €121,734
- Retained rental income
- €5,375
€121,734 projected equity + €5,375 retained rental income = €127,109 property result.
After 25 years
Property and stocks
- Property result
- €568,33324.5x
- MSCI World
- €155,1026.7x
What makes up the property result
- Projected equity
- €423,868
- Retained rental income
- €144,465
€423,868 projected equity + €144,465 retained rental income = €568,333 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.
“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