Is a single-family house in the Stuttgart metropolitan area still affordable?

If you bought a few years ago, the apartment has certainly gained some value during that time. Have you ever had it appraised or looked at comparable offers? How do the finances look if the apartment is sold? In my opinion, you should only rent it out if you have enough cushion or can pay the installments even in case of rent default. For you, there wouldn’t be much leeway anymore.

Even if you have the apartment appraised. In 5 out of a total of 30 years, you have hardly paid off anything and probably have an early repayment penalty. Then there are the already paid incidental purchase costs of the apartment. Is there really that much left over to make the sale worthwhile?

Even if you have the apartment appraised. After 5 of a total of 30 years, you have barely paid down the loan, and probably still have a prepayment penalty. Then there are the already paid incidental purchase costs of the apartment. Is there really that much left over to make the sale worthwhile?

I assume roughly 5 years in possession and bought 6 years ago.

In Filder, for example, the price index for new builds was around 3500 in 2014, 3700 in 2015, and currently just under 6000 euros per m2.

Let's say the apartment is 100 m2 and from the fictitious 350 TE, let's leave 300 TE of credit outstanding, which then results in 250 TE profit before tax, but also after tax in case of owner-occupancy.

The incidental costs are already gone anyway, but mentally you've already absorbed them! So there should definitely be something left over!

The financing can possibly be transferred to the new property through a pledge exchange, using the profit from the sale as equity. With 420 TE for the land, that leaves 130 TE from the sales proceeds (120 TE proceeds plus 300 TE old credit). The 160 m2 WITHOUT a granny flat can be had heavily for 370 TE plus 50 construction incidental costs, so 290 TE are still missing.

290 TE over 20 years with 3.5% repayment and 1.5% interest is 1200 euros with 50 TE residual debt. If you can stretch the old credit down by 700 euros, you would theoretically have 500 euros more to pay per month and in return get a house instead of an apartment. I would avoid doing both together.

Now you should only insert your real numbers into my example, because we don’t know them here.

650k just for the house is already a considerable amount. We are currently building in the Stuttgart region as well and another house is being planned in the family here. Therefore, I have several current offers from prefab house providers. We are rather in the range of 400k to 450k (if a basement is included). For about 140m² (+ basement). It can definitely be cheaper, I would look around again and possibly question the planning. And yes, the land prices here have literally exploded in the last few years. Even in the outermost catchment area of the S-Bahn (so really in the village), you pay for almost 500m².

Nicely compiled by Keeping the apartment may make sense on paper and is always gladly advised by all outsiders. But if the tenant does not pay rent or the apartment is vacant for 2-3 months during tenant change, they do not step in for you. Besides, over time there will still be expenses for you that are not paid from the house fund and cannot be directly passed on. I would really only do that if I still had a proper buffer - as written by . And I also find the house too expensive. That sounds to me like the equipment list is pretty long as well.

ok, if the financing can be transferred, it looks different again. In any case, one should calculate realistically. By the way, basically I am not in favor of keeping an apartment, I was just not convinced that it pays off after such a short time. Otherwise, I find equity cash significantly more relaxed than playing landlord.