The return on investment for an apartment building in Görlitz isn’t listed in the property description. It’s reflected in the numbers: purchase price, actual rental income, operating costs, and condition. If you carefully calculate these figures, you’ll quickly see whether a property is an investment or a problem.
This article explains which key metrics investors use, which costs are often omitted from offers, and why a property’s data ultimately determines its price—especially in the Görlitz market.
Three key figures, three statements
The gross rental yield is a quick initial filter: the annual base rent divided by the purchase price. It can be calculated in seconds and is useful for narrowing down options—but that’s all it does, because it ignores all other costs.
The net rental yield is the more accurate figure. It calculates the annual base rent—minus the non-allocable management costs—as a percentage of the purchase price, including closing costs. Only then does it become clear what the property actually generates.
Return on equity considers your perspective as an investor: What remains relative to the equity invested, once financing is factored in? Through the use of debt financing, it can be significantly higher than the property’s yield; however, it is sensitive to interest rates and principal payments.
Anyone evaluating an offer considers all three factors. A high gross yield with a low net yield is an indication of high operating costs or a backlog of investments, and that is exactly where the real evaluation begins.
The costs that are rarely listed in the property description
Between gross and net income lie the factors that determine actual profitability: the administrative costs for property and rental management. The maintenance reserve, which must be set realistically—not just for show—for older properties. The risk of rent loss, because no rental property goes for years without vacancies or rent defaults. And the operating costs that cannot be passed on to tenants.
Added to this are the investment needs that aren’t included in the current bill: the roof, the facade, the risers, and the heating system. A heating system that will need to be replaced in the foreseeable future isn’t just a footnote—it’s a specific amount that should be factored into the purchase decision and price negotiations. Reputable offers clearly state such points, including their implications for the contract.
Cash Flow After Taxes: The Key Figure for Monthly Planning
Yield metrics describe the property. Cash flow describes your month. It compares actual rental income with all ongoing expenses—including interest and principal payments, management fees, reserves, and non-allocable costs—and takes tax implications into account, particularly depreciation on the building portion, which reduces taxable income without affecting cash flow.
A negative cash flow isn’t automatically a bad investment, especially in the early stages when mortgage payments are high. However, it’s a figure you need to know before making the purchase, because you’ll have to cover the difference out of your own pocket every month. If you don’t calculate this until after the notary appointment, it’s too late.
Our return calculator directly displays the monthly cash flow after taxes, based on the information you provide regarding rent, financing, and tax rate. The result is intended to guide your decision; your tax advisor should handle your individual tax planning.
The data available determines the price
Two identical houses can perform differently on the market simply because their documentation has been maintained differently. A complete rental history showing actual rents, the lease agreements, the documented construction history, the energy performance certificate, and a list of completed and upcoming improvements: This is the basis on which an investor makes their calculations.
If this information is missing, the market will still make its calculations—but to the seller’s disadvantage. Incomplete information almost always results in a risk discount or the buyer pulling out after weeks of review. That’s time lost for both sides.
With this in mind, we work with structured data rooms instead of a jumble of files: verified, fully prepared documents all in one place before the property goes on the market. You can review them instead of having to ask for clarification later.
The Görlitz Market from an Investor’s Perspective
Görlitz offers a combination that has become rare in this form: a large, largely well-preserved stock of Gründerzeit-era buildings and entry-level prices that are significantly lower than those in major Saxon cities such as Dresden or Leipzig. This results in a rent-to-purchase-price ratio that consistently yields attractive initial returns when compared to other regions.
The flip side is just as important: When it comes to older buildings, the state of renovation is the deciding factor. A fully renovated house and a property that’s long overdue for renovation can be located on the same street, yet economically, they’re worlds apart. Anyone investing here is buying the property itself and its condition, not the ZIP code.
Added to this is the city’s very structure: its immediate proximity to its Polish sister city, Zgorzelec; its status as a college town; and an old town that is considered one of the best-preserved in Germany, giving the city nationwide visibility. For the rental market, this means demand from a variety of groups—from students to commuters to newcomers—who are looking for urban living at affordable rents.
Old Buildings and Historic Preservation: Verify Rather Than Assume
Many properties in Görlitz are listed as historic landmarks. This imposes certain requirements for renovations, but it can also offer tax benefits, such as increased depreciation allowances for renovation work. Both of these factors should be addressed before making a purchase: the requirement to coordinate with the historic preservation authority, as well as the tax implications, which you should discuss with your tax advisor.
During the technical inspection, the major components are key: the roof and roof structure, the facade, the plumbing and electrical systems, the heating system, the basement, and moisture levels. The building’s history shows what has already been done; the rest is your investment plan for the coming years and thus part of your return on investment calculation.
Due Diligence in Four Phases
The inspection of an apartment building can be divided into four phases that can be carried out simultaneously.
Legal: Land register, including Sections II and III; lease agreements, including amendments; pending disputes; and, in the case of fractional ownership, the declaration of division.
Technical aspects: roof, exterior walls, structural elements, electrical system, heating system, moisture. For larger properties, an inspector should examine the roof, not just the entryway.
Financial: the rent schedule was reviewed against actual payments received; rent levels were compared to the location, vacancy rates, and tenant turnover; operating cost structure; and rent arrears.
Tax considerations: Allocation of the purchase price between land and building, depreciation, and—for historic buildings—increased tax deductions for renovation work; consult with your tax advisor in each case.
The scope of this review depends on the asset, but the process is always the same: Every gap in the documentation is either a follow-up question that takes time or a risk that needs to be factored into the price. A complete data room shortens this phase from weeks to days, and that is exactly why we set it up.
How We Work with Investors
Our job is to help you make decisions quickly and on a solid foundation. This includes analyzing the rental structure and income situation, preparing property documentation, presenting key return metrics, and setting up a structured data room for review. We will obtain any missing documents, such as those from the land registry or building files.
You’ll have a single point of contact for the entire process, from the initial inquiry through negotiations to coordination with the notary and the bank. No waiting on hold, no shifting responsibilities.
If you’re evaluating a specific property, use our yield calculator to run the numbers in just a few minutes: gross and net rental yield, return on equity, and monthly cash flow after taxes. For current investment properties in Görlitz, request access to the data room or speak directly with Marvin Kämpfe.
