3-Room Flat Döbling 1190

The apartment is located on the second floor of a very well-maintained new building without an elevator in an absolutely quiet location (private courtyard, no traffic at the rear). The apartment has been extensively renovated and is centrally accessible, especially quiet. The building is about 50 meters from the street, therefore no car noise.

It is perfect for families and young couples, as all rooms are centrally accessible. The living room has a comfortable size of 19 m2 and access to the south-facing balcony (garden-side). Furthermore, you will find a spacious entrance area (anteroom with 13.5 m2) with space for a wardrobe, a separately arranged kitchen with built-in appliances, two separately accessible bedrooms, two storage rooms, a bathroom with a shower and a separate toilet. The master bedroom is 16.9 m2, the second 12.7 m2.

The kitchen was newly installed in 2018 for about €15,000. Since then, in total about €70,000 have been invested in the bathroom, toilet and kitchen. It is fully equipped with appliances.

The living areas have new parquet floors (hall) (2025) and the sanitary rooms are also newly tiled and clean. Cable, TV and Internet, as well as telephone connections are available.

The orientation (south = living room and one bedroom / the other bedroom and the kitchen face north) and the layout (centrally accessible) of the apartment, as well as the excellent location in Untersievering, complete this offer.

Heating is provided by a district heating central heating system in the building. The heating system was renewed in 2023-2024 for just over €100,000.

The building appears very well maintained and has also been regularly maintained. The complex includes a laundry room and a bicycle storage area.

A basement storage room is also available.

Keyfacts:

• 2nd floor without elevator, 81.2 m2 of usable living area (according to the engineer's consultant's value report); of which 79.8 m2 living area and 4.2 m2 balcony; south-facing balcony;
• 3 rooms, 2 storage rooms, bath and WC separate, plus separate kitchen;
• Bath and WC including pipes and insulation renovated in 2018;
• Partial renovation (new doors, kitchen and cabling 2018);
• Wooden floor (parquet) in the entire apartment; floor sealing and leveling + tiles, partly new furniture, new electrical; all newly renovated 2025;
• Kitchen: this year also invested in and completely renovated, new tiles, pipes, dishwasher;
• Hot water system in the building completely renovated in 2024 (demand-oriented control); district heating central heating;
• Built-in furniture in bathroom, hallway, bedroom, living room for removal (by agreement); The built-in furniture cost about €15,000 new (2018);
• BK currently EUR 515.81 (including repair reserve, management fee, charges and VAT) monthly;
• absolute quiet location, private courtyard, rear no traffic;
• Parking space can be bought for about €13,000 if needed;

Maintenance and improvement work are continuously carried out and monitored.

Building and Facilities:

The building has undergone substantial investments in recent years:

Modernization of the hot water system: In December 2022, the building's hot water system was switched to a demand-oriented control. This modernization led within six months to a measurable reduction in heat consumption by 15%. By 2024 this system was fully in operation and contributed to efficiency.

Upgrade of the heating system: A comprehensive modernization of the heating control, including a hydraulic conversion and insulation work in the boiler house, was completed in September 2023. The aim of this measure was to significantly reduce overall energy consumption and optimize heat distribution in all stairwells. The 2024 annual statement confirms corresponding expenditures from the repair reserve, such as EUR 9,301.74 for the "SR hydraulic upgrade," which demonstrates ongoing investments in this critical infrastructure.

Other important works (2023-2024): The building also carried out other significant maintenance and improvement projects, including sound insulation measures in Stair 5 due to boiler house operation, replacement of defective differential pressure regulators in the Stairs 1-7 and necessary roof repairs after heavy rain.

Analysis of the building's repair reserve and financial stability:

The building's repair reserve shows robust financial health. As of 31 December 2024 it had an initial balance of EUR 81,055.61, which rose to EUR 88,661.27 by 31 January 2025. The 2024 annual statement confirms this positive trend with an end-of-year balance of EUR 78,879.42, even after substantial expenditures. The owners contribute EUR 8,307.90 monthly to the general repair reserve (equivalent to EUR 1.70 per useful value), totaling EUR 99,694.80 per year for the general fund.

The consistent growth of the repair reserve, even in light of substantial building-wide investments (over EUR 65,000 in 2024), is a strong indicator of robust and forward-looking financial management by the property management. This gives potential buyers significant security as it indicates a well-maintained building with sufficient funds for future maintenance and improvements and thus reduces the likelihood of unexpected special levies. This directly contributes to the long-term appreciation of the property and the buyers' confidence.

Lage:

The house complex is located in the 19th district of Vienna, Döbling/Sievering, widely regarded as one of the most sought-after and exclusive residential areas in Vienna. The 19th district Döbling is an established and highly sought-after residential area known for its high quality of life, green spaces and excellent infrastructure with accessibility (bus stop just outside) and proximity to recreation areas such as the Wienerwald, the Danube and local vineyards. The surroundings of the property offer a variety of green oases: Strauß-Lanner-Park, Olympiapark & Salmannsdorfer Höhe, Wienerwald, Himmelstraße, Bellevuehöhe and the Neustifter wine hiking trail - all only a few minutes away. The surrounding vineyards and heurigen offer nature enjoyment and culinary experiences year-round. Rudolfinerhaus is located a few minutes away, as well as numerous specialists, pharmacies, etc. The specific micro-location of the apartment is highlighted by an absolute quiet location. These features indicate a particularly quiet and safe living environment that further increases the property's attractiveness within this already highly sought-after district.

The public transport connections are excellent despite the natural setting:

• Bus lines 39A, 10A, 35A and N38 within walking distance
• Tram line 38 (towards Schottentor)
• S-Bahn S45 (Oberdöbling station) only a few minutes away. Downtown Vienna can be reached in about 20-25 minutes.

Konditionen:

Purchase price (KP): € 449,000,-- (free of encumbrances)

Commission: 3% of KP + 20% VAT

Land register entry: 1.1% of KP

Real estate transfer tax: 3.5% of KP

Contract drafting costs: generally ?% + 20% VAT + notarizations and cash outlays

Dienstleistung für Anleger*innen:

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Kontakt:

Please note that due to the obligation to verify against the owner, we can only process inquiries with complete address details.

We will gladly send you further and detailed descriptions as well as viewing appointments as soon as we receive your inquiry.

Please therefore send an email inquiry to: [email protected]

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Note according to the Energy Certificate Vorlagegesetz: An energy certificate has not yet been presented by the owner or seller after our briefing about the generally applicable presentation obligation, as well as a request for its creation. Therefore, at least an overall energy efficiency corresponding to the age and type of building is considered agreed. We assume no warranty or liability for the actual energy efficiency of the offered property.

The broker acts as a dual agent.

Important notes: The information and documents provided by the owner and/or third parties are without guarantee. In addition, the general terms and conditions as well as the regulation of the Federal Ministry for Economic Affairs regarding professional rules for real estate brokers apply. In particular, the provisions § 10 and § 15 of the IMV - 297/1996 + 2010/58 BGBI. apply as agreed. We point out our status as a dual agent. Further information and all properties can be found at: www.pr-immobilien.at