Apartment (Ap.)

Apartment (App.) - An apartment is a small, self-contained residential unit that typically has one or two rooms, a kitchenette, and a private bathroom. In the real estate industry, the abbreviation “App.” is frequently used in property listings and floor plan descriptions. Apartments are primarily found in multi-family buildings, boarding houses, and vacation complexes.

Distinction from “Wohnung” and “Apartment”

In German usage, “Appartement” and “Apartment” are often used synonymously, but there are subtle differences. The classic Appartement refers to a compact unit with a maximum of two rooms-typical of student dormitories, senior residences, or furnished temporary housing. A Wohnung, on the other hand, usually comprises several rooms with a separate kitchen.

In the land registry and under condominium law, the apartment is treated as an independent unit under the WEG (German Condominium Act) and is assigned its own co-ownership share. The apartment has-provided it is designated as such in the unit allocation plan-all the rights and obligations of a regular condominium unit, including voting rights at the owners’ meeting, a specific co-ownership share, and liability for the building maintenance fees.

Apartments as an Investment

Small residential units are popular with investors because they offer a comparatively low entry price and generate a high rent per square meter. The demand for furnished temporary housing-for example, by commuters, students, or project staff-ensures stable occupancy rates. In Nuremberg, rents per square meter for furnished apartments range from 15 to 25 euros, while unfurnished apartments in the same segment command 10 to 14 euros per square meter.

However, turnover is higher than for larger apartments, leading to increased administrative costs and more frequent renovation cycles. Investors should also check whether the declaration of division permits short-term rentals (e.g., via platforms like Airbnb)-many condominium associations have introduced regulations that restrict or prohibit vacation rentals.

Furnished Rentals and Tax Considerations

Those who rent out a furnished apartment can claim the acquisition costs of the furniture and furnishings as tax deductions. Furniture is considered movable property and is depreciated on a straight-line basis over 13 years (depreciation rate approx. 7.7%). Alternatively, low-value assets up to 800 euros net can be deducted in full immediately.

Furnishing increases the achievable rent but also creates ongoing maintenance costs-furniture replacement, cleaning, and equipment renewal-which are deductible as business expenses. For a fully furnished unit, a handover report with photographic documentation should be prepared to document the condition upon move-in.

Studio vs. Apartment - Comparison of Key Features

Feature	Studio (App.)	Standard Condo	Boardinghouse Unit
Typical size	20-45 m²	50-120 m²	25-50 m² (fully furnished)
Number of rooms	1-2 rooms	2-5 rooms	1-2 rooms
Kitchen	Kitchenette	Separate kitchen	Kitchenette
Target tenant group	Students, commuters, singles	Families, couples, singles	Business travelers, project staff
Rent per square meter in Nuremberg	€13-25/m²	€10-16/m²	€18-30/m²
Turnover	High	Low to medium	Very high
Depreciation of furniture (if furnished)	7.7% p.a. (13 years)	N/A	7.7% p.a.
Permits	Standard Condominium Act (WEG)	Standard Condominium Act (WEG)	Commercial Code + Accommodation Ordinance

Special Features of Boarding Houses

A special form of apartment use is the boarding house: a mixed-use accommodation facility that combines elements of a hotel and residential rental, where fully equipped apartments are rented out for weeks or months. Boarding houses must be operated as commercial businesses and require the appropriate permits. In Nuremberg, a growing market for business apartment complexes has emerged-particularly in the Messesatz and downtown areas.

Practical Tip for Owners in Nuremberg and Franconia

In the Nuremberg metropolitan region, apartments are in particularly high demand in the Maxfeld, Gostenhof, and Südstadt neighborhoods-here, proximity to Georg Simon Ohm University of Applied Sciences, Siemens locations, and the city center ensures consistent demand. We recommend that sellers focus on the target audience when marketing an apartment: furnished units command significantly higher rental prices among commuters than unfurnished ones. When valuing a property, keep in mind that apartments have a higher price per square meter than larger apartments due to their size-a factor that is often underestimated during price negotiations.

Frequently Asked Questions

Does an apartment count as a separate unit under the German Condominium Act (WEG)?

Yes, provided the apartment is listed in the floor plan as a separate unit with its own number, it is treated as separate ownership under the German Condominium Act. It has its own co-ownership share, and the owner is entitled to vote at the owners’ meeting. The same rules apply to the obligation to pay maintenance fees and the maintenance reserve fund as for larger condominiums.

Are there minimum building code requirements for an apartment?

The Bavarian Building Code stipulates a clear ceiling height of at least 2.40 meters for living spaces. In addition, each residential unit must have sufficient natural light (window area) and ventilation. For apartments in boarding houses or lodging establishments, the requirements of the Bavarian Lodging Establishments Ordinance also apply, which sets standards for fire safety, escape routes, and equipment, among other things.

How does size affect the selling price?

Apartments in Nuremberg typically command a higher price per square meter than larger apartments because the absolute purchase price remains low and the target buyer group-investors and first-time buyers-is willing to pay a premium per square meter. A 30-square-meter apartment can easily fetch a price per square meter of 4,500 to 5,500 euros, while a comparable 80-square-meter apartment in the same building ranges from 3,800 to 4,800 euros per square meter. When valuing a property, the comparison should be made with units of similar size in the same neighborhood.

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