2-room residential property in Pieschen-Nord/Trachenberge, Dresden
Pieschen-Nord/Trachenberge, Dresden
- Purchase price
- €102,000
- Living area
- 41.6 m²
- Rooms
- 2
- Location
- Pieschen-Nord/Trachenberge
Approximate locality · Pieschen-Nord/Trachenberge, Dresden
Investment at a glance
A practical start with long-term potential
- Cash needed to acquire
- €12,311
- Acquisition costs beyond the purchase price
- Estimated monthly top-up
- €192 / month
- At purchase
- Projected equity in 10 years
- €78,681
- 4% scenario · full purchase-price financing
- Estimated value in 10 years
- €150,985
- 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
- Pieschen-Nord/Trachenberge
- City
- Dresden
- Property type
- Residential
- Purchase price
- €102,000
- Living area
- 41.6 m²
- Rooms
- 2
- Floor
- third floor
- Year built
- 1,900
- Occupancy
- Rented
- Buyer commission
- 3.57%
- Last modernization
- 2,025
Balcony · No
Parking · No
Fitted kitchen · No
Energy certificate
Class D
Valid until
25 Jan 2028
A+ABCDEFGH
Advisor's description
“This is a compact 2-room apartment in a classic older building, and the recent renovation helps the unit feel more relevant for today’s rental market. The format is practical and should appeal to a broad tenant group rather than a niche one.”
Alpha Minoris advisor
Income Profile
Rental note
“The apartment is already rented, which gives immediate income from day one. In this case, there is also an added advantage for us: we already manage another unit in the same building, so we are not looking at the property blind and have a better feel for the actual condition and day-to-day health of”
Alpha Minoris advisor
- Status
- Rented
- Actual cold rent · actual
- €380 / month
- Net rent per m²
- €9.13 / m²
- Parking rent
- €0 / month
- Rented since
- 01 Dec 2025
Local benchmark
Alpha Minoris curated rent records
- Dresden
- €11.74 / m² n = 7
What It Takes to Get Started
Price per square metre comparison
Where this property sits
€2,451.92 / 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
- €380
- +Parking rent
- €0
Outgoing
- −Estimated monthly installment
- €528
- −Owner-paid Hausgeld · actual
- €44
Estimated monthly top-up€192 / month
Tenant utilities of €199 / 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
“The current cash flow is still negative, so this is not a pure income-first deal. But the gap is more moderate once viewed against the fact that the unit is already occupied, and the broader appeal of the location makes the rental profile easier to understand.”
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
- €23,837
- Rental income generated
- €207
- Projected equity
- €78,6813.3x
- Estimated property value
- €150,9851.5x
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
- €23,837
- Rental income generated
- €57,477
- Projected equity
- €271,91511.4x
- Estimated property value
- €271,9152.7x
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.
- €4,560
Apartment and parking cold rent
- Estimated annual interest
Only the interest part of the loan is considered here, not principal repayment.
- €4,590
4.5% interest assumption
- Owner-paid costs
The property costs paid by the owner rather than passed through to the tenant.
- €527
Owner-paid Hausgeld over 12 months
- Depreciation (AfA)
A government-allowed annual write-off on the building value, not the land value.
- €2,040
2.5% on €81,600 building basis
Visible calculation
How the estimate is built
- +Annual cold rent
- €4,560
- −Estimated annual interest
- €4,590
- −Owner-paid costs
- €527
- −Depreciation (AfA)
- €2,040
Estimated taxable rental result
Rent less interest, owner-paid costs and AfA
Tax-reducing amount€2,597
× 42% marginal rate€1,091
Annual advantage ÷ 12€91 / month
Monthly top-up after tax
Before-tax top-up minus estimated monthly tax relief
€192 − €91 = €101 / monthPrimary estimate
Estimated annual tax advantage
€1,091€2,597 × 42% = €1,091 estimated annual advantage
Before tax vs after tax monthly top-up
Before tax, the estimated monthly top-up is €192 / month. After estimated tax relief, it is €101 / 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
- €1,091
- Estimated monthly tax relief
- €91 / month
- Monthly top-up after tax
- €101 / 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 2.5% 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.
“What I like here is the combination of familiarity and rental practicality. Trachenberg works well for tenants who value simple daily connectivity, with a tram stop just a 3-minute walk away, and the surrounding street parking adds convenience for moving workers or students with cars. For an investor looking for a manageable, already-rented apartment in a building we already know, this is a sensible property to think about more seriously.”
Alpha Minoris advisor verdict
Alpha Minoris
Version 1 · generated 14 Aug 2026