Villas & large properties: Why Stuttgart is so popular.

Living close to the city has always been very popular, but families in particular prefer a quieter and more family-friendly environment. If you are currently looking for a suitable property in Stuttgart, you should definitely take a look at the two most expensive streets. Here you will find numerous large properties, including villas and perfect locations. Close to the large green area “Feuerbacher Heide”, numerous schools and daycare centres as well as several sports clubs, you can live well and prosperously here, especially with children, and despite this, you can quickly reach the city centre.

List: the most expensive streets in Stuttgart

Before we go into the most expensive streets in Stuttgart with information such as location and prices per square meter: Here is an overview of the most expensive streets with the associated district. The purchase prices for real estate here range on average up to €10,000 per square metre.

• At the Bismarck Tower (Stuttgart-North)
• Feuerbacher Heath (Lenzhalde)

At the Bismarck Tower: a lot of space close to the city centre

The street “Am Bismarckturm” is located north of Stuttgart city centre and borders on the green area Feuerbacher Heide. In the middle of the street is the Bismarck Tower, which was built in honor of Bismarck. From there a residential street leads to the right and left side, which is characterized by large properties with many villas. The expensive street is located directly next to the Feuerbacher Heide, a green area, which lies to the north of the street. So if you own a property here, you have a quick connection to the city centre and still live in the green and with plenty of space. This area is therefore ideal for families or senior citizens, for example in an apartment or granny flat.

The price per square metre here is

Maximum price up to 10.000€/ sqm

Here you will find top adresses like:

• Bismarck Tower Stuttgart
• The Tent Theatre Project
• Feuerbach Heath

At the Bismarck Tower Stuttgart (Map):

Get a picture of the surroundings yourself and explore the environment in a virtual way!

Feuerbacher Heide: ideal place for families

Feuerbacher Heide is located northwest of Stuttgart city centre and is situated in the Lenzhalde district. The street is surrounded by numerous large properties and villas and offers an ideal location in addition to the attractive real estate on offer. Feuerbacher Heide is on the outer edge of the city, yet the city centre can be reached in just a few minutes by car or public transport. In addition, this residential area is ideal for families, as you live close to a large green area and have schools, daycare centres and numerous sports clubs in the immediate vicinity.

The price per square metre here is

Maximum price up to 10.000€/ sqm

Here you will find top adresses like:

• Tennis Club Doggenburg eV
• Feuerbacher Heide (green space)
• Villa Levi

Feuerbacher Heide in Stuttgart (map):

You are interested in a property in the Feuerbacher Heide, but you don’t have time to see it in real at the moment? No problem! Here you can explore the expensive street in a virtual way.

No house is unsellable — there is only the wrong price.

In this guide, you will learn how the rating works, which buyers are suitable and why the Off-Market route for old apartment buildings is almost always faster.

Old house: What is it still worth?

The most important question when selling a house is the realistic asking price. With old real estate, the classic housing market rating often falls short — because buyers calculate differently here.

The three rating methods at a glance

Depending on the property type and usage, the appraisal committee uses different methods:

• Comparison method — for single-family homes and condominiums with good data availability
• Replacement cost method — for owner-occupied homes without sufficient comparative data
• Income approach — mandatory for multi-family homes and rental properties

With the income approach, the annual gross income (cold rent × 12) is multiplied by the property yield. According to the appraisal committee’s standard land value committee, the property yield for older multi-family homes varies between 3.5% and 6% depending on location.

Backlog of renovations: What is deducted?

Renovation needs directly reduce the asking price. Rule of thumb according to the latest construction cost indices (Federal Statistical Office, Destatis 2024): core renovation costs between 800 and 2,000 euros per square meter of living space, depending on the year of construction and region.

• Roof renovation: 150–350 €/m² roof area
• Facade insulation (WDVS): 100–200 €/m² exterior area
• Heating system replacement (heat pump): 20,000–50,000 € depending on size
• Window replacement: 500–1,200 € per window
• Electrical installation renewal: 80–150 €/m² living area

A MFH with 600 m² living area and requiring a core renovation can mean a deduction of 600,000 to 1,200,000 € — this is the investor’s required investment and must be reflected in the purchase price.

Who buys old houses and multi-family homes?

The buyer groups differ significantly depending on the property size:

• Tradespeople/owner-occupiers — single-family homes up to approximately 400,000 € purchase price, including self-performed work
• Local investors — multi-family homes up to 15–20 residential units, often long-term holders
• Family Offices / Funds — from 20 residential units, regional or beyond, require a return of at least 4–5%
• Development companies — if the plot has redevelopment potential (demolition + new construction)

Process: Selling an old house / multi-family house in 3 phases

Phase 1 — Preparation

1. Financial planning and determining the selling time
2. Hire a real estate agent (especially important for renovation objects)
3. Compile documents — land register, energy certificate, rental agreements, building permits
4. Determine the asking price — professional property valuation is always essential for older MFHs

Phase 2 — Marketing

1. Define the marketing strategy (Off Market vs. Portal)
2. Qualify potential buyers — Credit check and proof of financing
3. Schedule viewings

Phase 3 — Execution

1. Draft the purchase contract with the notary
2. Land Registry entry and payment processing
3. Handover with protocol

Off-Market Sale: Why it’s the better choice for older apartment buildings

Listing an old apartment building on Immoscout24 not only costs money — it costs time and attracts the wrong kind of buyers. Institutional buyers, family offices and regional project developers don’t look on portals, but buy through direct networks.

As an off-market real estate agent, I specifically approach investors with a matching purchase profile. The advantage: financing documents are available, and the sale is completed within 4–8 weeks.

Advantages of the off-market sale at a glance

• Discreet and anonymous — no public listing, no neighbor conversations
• Faster sale — no monthly portal operation
• Targeted investor outreach — only solvent buyers with purchase profiles
• Potentially higher purchase price through direct investor access
• Less effort — no 100 emails, no unqualified viewings

Empty units, renovation backlog, structurally unsound: Still sell?

Empty units: Risk for buyers, opportunity in purchase price

Empty units mean rental income loss and costs for the buyer — but also the opportunity to re-let at current market rents. In growing regions (big cities, urban fringes), this argument is quite attractive for institutional investors.

An empty old building in Berlin-Prenzlauer Berg is more valuable for a project developer than a fully rented multi-family house with protected rents from the 1980s.

Structurally Unsuitable: Demolition and New Construction as an Option

For objects in need of extensive renovation, it’s worth checking whether the plot is suitable for demolition and new construction. Key factors:

• Plot size and buildability according to the Building Code
• Plot ratio (GRZ) and floor area ratio (GFZ)
• Monument protection — crucial for demolition permission
• Land value according to the standard land value map (BORIS)

Renovate or sell? The return calculation

The decision depends on your equity and time horizon. Simple calculation:

• Option A — Sell now: Purchase price minus renovation deduction realized immediately
• Option B — Renovate + Sell: Renovation costs + 18–36 months construction time + risk of cost overruns
• Option C — Renovate + Hold + Rent out: Long-term wealth building, but capital tied up

As a real estate agent, I recommend Option A in most cases — sell now, professionally accompanied. Few private sellers have the network and capital to efficiently carry out a renovation.

Taxes when selling the old house

Speculation tax: observe the 10-year rule

If you have owned the property for less than 10 years, the personal income tax rate applies to the gain from the sale (speculation tax). Exceptions apply in the following cases:

• Own use in the last 2 years before the sale (self-user privilege)
• Expiry of the 10-year period
• Heirship (the deceased’s period of ownership is counted)

Depreciation and depreciation allowance (AfA)

If you held the MFH in the business assets or for rental purposes, depreciation (AfA) is relevant for the price allocation. The difference between the book value and the purchase price is taxable. Coordination with your tax advisor is mandatory.

Selling an old castle, palace or estate

Historic objects follow their own rules. Heritage protection can prevent demolition, but offers special tax deductions (§ 7h and 7i EStG) for the buyer — a selling point when dealing with institutional investors and affluent private individuals.

• Heritage protection: What applies?
• Check conversion into residential/commercial use
• Funding: KfW, State Monument Authority

Contact us now for a non-binding inquiry

With renovation backlog, vacancy or structurally damaged buildings — feel free to contact us for a non-binding initial assessment. I will check whether I can directly approach a suitable buyer from our Off-Market network.

• Contact us
• Sell your apartment building: Complete guide
• Calculate return: Basics

Frequently asked questions about selling your old house

Is it worth renovating an old house before selling it?

In most cases no. Renovation costs can rarely be fully passed on to the purchase price. Buyers who want to renovate have their own ideas and prefer an unrenovated property at a lower price. Exception: small cosmetic repairs that significantly increase the property’s appeal.

How long does the sale of an old apartment building take?

In the off-market segment with institutional buyers: 4–12 weeks from the first meeting to the notary appointment. With portal marketing and private buyer audience: 3–9 months. The decisive factor is the quality of the buyer network of the real estate agent.

Can I sell an old house with debts?

Yes — existing land charges (mortgage, land charge) are either redeemed or taken over by the buyer at the notary appointment. The purchase price must cover the remaining debt; the surplus goes to you.

What is renovation backlog when selling a house?

Rentention backlog refers to the accumulated repair and modernization needs that have built up over the years. It directly reduces the market value, as the buyer factors in these costs. Typical items: outdated heating system, leaking roof, missing insulation, outdated electrical system.