Cluster apartments

Cluster Apartments - Cluster apartments are an innovative living concept in which several private residential units (clusters) are grouped around spacious common areas. Each unit has its own bathroom and a living-sleeping area, while the kitchen, dining room, and living room are shared as common spaces. The concept combines private retreats with communal living and is aimed at shared apartments, senior living groups, students, and community-oriented housing projects.

Features and Floor Plan

The typical cluster apartment concept includes:

• Private units (clusters): Each 20-35 m² with a private bathroom, kitchenette, and living-sleeping area - enabling independence and privacy
• Common areas: Large kitchen-dining area, communal living room, laundry room, guest area - 30-50% of the total floor space
• Flexible floor plans: Units can be combined or separated as needed - adapting to changing resident configurations
• Typical size: 4-8 units per cluster, total floor space 150-400 m²

Benefits and Target Groups

Cluster apartments appeal to various target groups: Students and young professionals benefit from lower rent per person while enjoying more living space. Seniors appreciate the combination of independence and social engagement-the concept can serve as an alternative to nursing homes and help counteract social isolation. Single people and single parents gain relief from everyday life and a social network through the community.

From an investor’s perspective, cluster apartments offer a higher rental yield per square meter than conventional apartments, as the total rental income from all units exceeds that of a single rental of a comparably sized apartment. However, the administrative burden is higher, and the target group is more specific than with traditional apartments.

Special Considerations Regarding Permits

The classification of cluster apartments under building codes is often complex and varies depending on the design. The key factor is whether the use is classified as a single residential unit (shared living arrangement) or as multiple units (dormitory, boarding house):

In a shared living arrangement, there is a single lease for the entire unit, and the residents share the space. The building code requirements are the same as for a standard apartment. In the case of a dormitory with multiple individual lease agreements, stricter requirements apply: fire safety (separate fire compartments, increased requirements for emergency exits), parking spaces (one parking space per unit, depending on the municipality), and possibly a change-of-use permit. Early consultation with the building code office is therefore essential.

Cluster Apartment vs. Traditional Shared Apartment vs. Boarding House - Comparison

Feature	Cluster Apartment	Traditional Shared Apartment	Boarding House
Residential unit	Multiple private units + common areas	One apartment, all rooms	Single room with bathroom, separate entrance
Lease structure	One or more leases	One main lease	Individual leases
Fire safety requirements	Moderate (depending on classification)	Low (residential)	High (lodging)
Administrative burden	High	Low	Very high
Rental yield/sq. ft.	+15-30% vs. traditional	Market rate	+20-40% vs. traditional
Approval risk	Medium	Low	High
Target group	Students, seniors, shared apartments	Students, young professionals	Business travelers, technicians

Practical Tip for Property Owners in Nuremberg and Franconia

We recommend that owners of large existing residential or commercial properties in the Nuremberg metropolitan area consider converting them into cluster apartments-especially in neighborhoods with high demand for small apartments (Maxfeld, Gostenhof, Südstadt). In Nuremberg, demand is rising for affordable housing with a communal living concept, particularly among students at the Technical University and Friedrich-Alexander University Erlangen-Nuremberg. Early consultation with the building code office is strongly recommended, as the legal classification determines fire safety requirements, parking space obligations, and approval procedures. You should also plan robust house rules and clear guidelines for common areas-these are crucial for long-term harmonious coexistence.

Frequently Asked Questions

Are cluster apartments considered a shared living arrangement?

Legally, cluster apartments can be classified-depending on their design-as a shared living arrangement (one lease for all residents, a single unit for permitting purposes) or as a dormitory with individual leases (multiple units, stricter building code requirements). This classification has far-reaching implications for tenancy law, fire safety, parking space requirements, and permitting procedures. A preliminary legal and building code review is strongly recommended.

Is investing in cluster apartments worth it?

The rental yield is often 15-30% higher than with conventional rentals of comparable spaces, as several individual rooms together generate more income than a single, closed-off living space. However, the administrative burden is significantly higher: more frequent tenant turnover, management of common areas, and conflict resolution among residents. With professional management and a good location-such as a university district in Nuremberg-Erlangen-the concept can clearly be economically worthwhile.

Are there subsidy programs for cluster apartments?

In Bavaria, there are various funding opportunities for communal housing projects, particularly in social housing (Bavarian Housing Promotion Act) and for senior-friendly housing (BayWoFG, KfW program for age-appropriate renovations). The City of Nuremberg supports communal housing projects through consulting services provided by the Office for Housing and Urban Development and may give preference to alternative housing forms in municipal land allocation. Contact us-we are familiar with the local funding channels.

Overall, cluster housing offers experienced landlords with professional property management an attractive opportunity to increase space productivity-the preliminary legal and structural review is just as important as selecting a reliable, community-oriented tenant base.

What lease structure is recommended for cluster apartments?

The choice of lease structure has far-reaching consequences for administrative burden, liability, and tenancy law. With a single master lease-for example, with a community or a shared apartment as joint and several debtors-the entire unit is considered a single residential unit; the landlord has only one point of contact and one tenancy to manage. With multiple individual lease agreements, each resident is liable only for their own share of the rent, which spreads the risk of default but significantly increases administrative overhead. For community-oriented models with high turnover (e.g., student housing in Nuremberg-Erlangen), we recommend individual lease agreements with clearly defined common area regulations in the appendix. For senior-oriented cluster housing projects, the legal stability of a single lease agreement is often the better choice. Careful consultation with an attorney specializing in tenancy law is strongly recommended before proceeding.

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