30-year-old attic condominium evaluation / risks

For the possible purchase of an ETW apartment, I would like to ask for your opinions here regarding risks and renovation needs. The most important information about the apartment:

[*]Built in 1991
[*]Gas central heating, built in 2001
[*]Solid construction, 30cm brick
[*]Wooden windows, double glazing
[*]Top floor apartment, 4-unit building
[*]Energy consumption 105 m²a (class D),
[*]Heating costs according to economic plan for 2022/2023 approx. 230 EUR per month
[*]Seems to be well insulated – temperature was about 24 degrees on the last hot days.
[*]No obvious problems like mold.
[*]Previously rented, unrenovated
[*]Desirable, quiet location

The price of the apartment would be okay for the location, compared to other apartments. Still, little has been renovated so far. That means everything is at the 1991 standard. Accordingly, there is concern that the follow-up costs could be excessively high. Therefore, I would like to ask:

[*]What advantages/disadvantages would you basically see with the apartment (pictures attached)?
[*]What mandatory renovations are pending? From my point of view, windows and bathrooms would have to be expected.
[*]What should be renewed, even if not mandatory? We were thinking of the ceilings and the floors.
[*]Can the living room, in particular, be kept warm with the single radiator under the window?
[*]Is it correct that the risk of sound transmission (especially impact sound) is lower in a top floor apartment?

Many thanks for any help

The window is communal property anyway, so you are not allowed to renovate it yourself. Where should the impact sound (structure-borne sound) come from if no one lives above you? You only have the airborne noise from the apartments below you. Should it continue to be rented out with the existing tenants? New tenants will be hard to find with the retro look, unless the rent is low. I would not move in myself either. Renovation costs can be better written off with the tax office than buying a better apartment right away.

I can't contribute much to your questions, but with a [WEG] with 4 apartments, you should definitely take a close look at: Has there been a lot of conflict in recent years, are there any renovations/special assessments coming up, is there a management, how high is the service charge, and most importantly: Do the people suit you.

Thank you very much for the answers!

Windows are communal property anyway, so you are not allowed to renovate them yourself.

In this condominium, windows are private property and have already been replaced by other residents (all owners).

Where should the impact noise (structure-borne sound) come from if no one lives above you? You only have the airborne noise from the apartments below you.

I have already experienced that footsteps from an apartment below were audible. Presumably, the impact noise was transmitted through the walls. However, it was relatively quiet, but still audible. Are there also advantages regarding airborne noise in the attic apartment? Since there are fewer exterior walls, would this also be reduced?

Is it going to be rented out further with the existing tenants? New tenants will be difficult to find in that retro look, unless the rent is low.

The apartment is intended to be self-occupied and the "retro look :-)" is to be improved where possible. So wooden ceilings to be replaced by drywall or painted white. Windows painted white on the inside. New interior doors and vinyl flooring wherever possible. What would be the reasons why you would not move in yourself?

I cannot contribute much to your questions, but with a WEG of 4 apartments, the following should definitely be examined closely: Has there been a lot of conflict in recent years, are there renovations/special assessments pending, is there a management, how high is the service charge, and most importantly: Do the people fit with you.

The apartment has a manager, the minutes were so far without any unusual points. I have only been able to speak to one resident so far. The statement there was that it is a quiet building. There are two neighboring apartments below the condominium, always occupied in pairs. That certainly poses a risk that it might not harmonize.

In this condominium, windows are private property and have already been renewed by other residents (all owners).

No, that's not true. It is legally regulated in the WEG – windows are ALWAYS common property. This cannot be deviated from in the declaration of division or the community regulations, and any deviations are invalid.
*Smartass mode off*

It can get interesting if a resident objects. In the worst case, the new windows would then have to be removed again. Hence my note.

For a building from 1991, I would absolutely do nothing to the apartment if it’s in a reasonable location and has at least decent demand.
Because an expensive renovation cannot simply be written off immediately but may be considered as subsequent acquisition and production costs. Better to do a new bathroom, new doors, or new flooring when a tenant changes in a few years. Then you can directly deduct these as advertising costs and thus, in the best case, get back 42% on your taxes.