Making money | Lukinski https://lukinski.com Sat, 01 Aug 2026 18:20:51 +0000 en-US hourly 1 https://wordpress.org/?v=6.8.6 Student Housing: Buy, rent, make money in university & college locations https://lukinski.com/student-apartment-buy-rent-earn-money-in-university-college-location/ Wed, 11 Jun 2025 16:31:13 +0000 https://lukinski.de/student-apartment-buy-rent-earn-money-in-university-college-location/ You want an Investment with manageable risk, but good return? Then start smart: with a student apartment. Low entry costs starting at around 60,000 €, constant demand in university areas and with the right calculation net returns of 5–8 %, in B- and C-cities sometimes over 9 %. Here I show you exactly how this works – with a full example calculation, location ranking, risk check and insider tips for furnished rentals.

Why student apartments are worth it

In almost all German university cities, there is a structural housing shortage — according to the Moses-Mendelssohn Institute, thousands of student housing units are permanently missing in the top 30 university cities. This is exactly where your investment comes into play. Small apartments or shared flat rooms near the university (map with universities) are constantly in demand, allow an entry even without significant start-up capital, and can be managed stress-free through a property management.

Constant tenant turnover is an advantage

Students often move more frequently, start a new semester, or switch cities. As an investor, this means you can adjust the rent to the market anew with every tenant change — unlike in long-term tenancies, where index or step rent limit the adjustment scope. This way, there’s no fear of vacancies, but dynamic rent development.

Compact size = High efficiency per square meter

An apartment with 20 to 30 m² costs less to buy and maintain — and often generates 18–25 €/m² through furnishing and built-in kitchen, while existing apartments with 70 m² in the same location only bring in 11–14 €/m². The square meter lever is strongest in micro locations.

Low effort with external management

Instead of handling rental agreements, additional costs settlements, and minor repairs yourself, you hire a property management company — typically 25–40 € per month (special management) for a single apartment. Ideal for beginners or working investors.

  • High demand throughout the year — especially at the start of the semester
  • Compact properties with above-average square meter return
  • Rent adjustment possible with every change
  • Management fully delegable

Top Locations: Where student housing really pays off

Not every university city is a good investment. In Munich or Heidelberg, purchase prices are so high that the net return, despite high rents, barely exceeds 3%. Things get interesting in B- and C-cities with a large student population and moderate square meter prices.

A-cities: High security, weak return

Munich, Hamburg, Frankfurt, Cologne: stable value development, but a purchase price factor of 30+ makes cash flow almost impossible. Here you primarily buy for value appreciation, not for return.

B-cities: The Sweet Spot

Leipzig, Dresden, Münster, Bochum, Aachen, Kiel — good mix of purchase price, rental demand, and value stability. Here, net returns of 4–6 % are realistic, and in favorable microlocations even higher.

C-Cities: High returns, higher concentration risk

Magdeburg, Chemnitz, Cottbus, Siegen, Paderborn — returns over 7 % are possible, but: If the university shrinks or a study program is moved, demand can drop. Pay attention to the concentration risk of the university.

City category Purchase price (€/m²) Rent furnished (€/m²) Gross return Net return typical
A-cities (Munich, Hamburg) 8.000–12.000 22–28 2.5–3.5 % 1–2 %
B-cities (Leipzig, Münster) 3.500–5.500 16–22 4.5–6 % 3–5 %
C-cities (Magdeburg, Siegen) 1.800–2.800 12–16 7–9 % 5–7 %

Example calculation: 25-m² apartment in a B-city

To make sure you don’t end up in a dry spot, here’s a complete calculation for a typical student apartment in a B-city like Leipzig or Bochum.

Purchase price and acquisition costs

Purchase price 25 m² × 4.200 € 105.000 €
Land transfer tax 5 % 5.250 €
Notary & land register approx. 2 % 2.100 €
Real estate agent commission 3.57 % 3.750 €
Improvements (painting, furniture, kitchen) 5.000 €
Total investment 121.100 €

Rental income and ongoing costs

Rent 18 €/m² furnished 450 €/Month
Furniture surcharge separately 40 €/Month
Total cold rent 490 €/Month = 5,880 €/Year
Contribution not chargeable − 60 €/Month
Property management (special ownership) − 30 €/Month
Private maintenance reserve − 25 €/Month
Rent default risk 4 % − 20 €/Month
Net annual income 4,260 €

Return calculation

Gross return: 5,880 € / 105,000 € = 5.6 %
Net return: 4,260 € / 121,100 € = 3.5 %
With reduced purchase-related expenses (direct purchase without real estate agent) and higher furniture rent, 4.5–5.5 % net in B-locations are achievable — in C-cities even up to over 7 %.

Rule of thumb: Price factor under 20 = return-eligible. Over 25 = primarily value appreciation investment.

What you should consider when buying

Location counts when it comes to the student apartment. Whoever buys centrally gets more rent and finds new tenants more easily. It’s also important that you have control over the purchase ancillary costs — and know your net yield, not just the gross figure from the Exposé.

Micro-location determines reletability

The classic: a small apartment within a maximum of 15 minutes walking distance to the university or with direct tram/subway access. Check additionally: supermarket, bakery, cafeteria, library within the vicinity. Students rent emotionally — not analytically.

Purchase price: existing buildings outperform new construction apartments

Many “student apartment buildings” are sold by the developer with a 30–40 % markup, because they are marketed as an investment product. The art is to find a solid existing property below market value — for example, with a simple condition that can be upgraded with paint, a new kitchen and furniture.

Funding: Not every bank is willing to participate

An important point that is often underestimated: Apartments under 30 m² are often harder to finance for many banks — some do not finance them at all, others only with 20–30 % equity instead of the usual 10–15 %. Get concrete financing commitments before purchasing, not just a rough estimate.

Check WEG risks

In purely student apartment buildings, often 80+ owners make decisions together — this can lead to high maintenance fees, disputes over renovations and special majorities. Check the last three owners’ meeting minutes and the reserve fund for maintenance.

Buy real estate cheaply? Here are my tips from Los Angeles: Buy real estate cheaply (Acquisition)

Plan for property management from the beginning

With frequent tenant changes, the effort adds up. A special property management service takes care of listings, viewings, rental agreements, handover protocols, billing, and communication — typically 25–40 € per month plus a change fee.

The purchase checklist before signing

  • Distance to the university maximum 15 minutes walk or 5 public transport stops
  • Purchase price factor under 22 (rent × factor = purchase price)
  • Service charge under 4 €/m² total, of which reserve fund at least 0.80 €/m²
  • Last three WEG minutes read — no major renovations pending
  • Financing approval specifically checked according to apartment size
  • Rent index and comparison offers for furnished apartments researched
  • Location risk related to the university checked (student number trend, program relocations)
  • Elevator and energy standard acceptable
  • Parking space/bike room situation clarified

More rent through targeted furnishings

You want more than the standard price? Then invest specifically in furnishings — and thereby appeal to students who don’t want to organize their own furniture or kitchen. An apartment “ready to move in” achieves 15–25 % higher per square meter rent.

Built-in kitchen: Rentable standard, no luxury

A reasonable, rentable built-in kitchen with refrigerator, cooktop, exhaust hood, and solid countertop realistically costs 1,500–2,500 € including installation. This sets you apart from the standard — and earns you an additional 30–50 € per month in cold rent plus furnishings surcharge.

Built-in kitchen investment: 2,000 € | Additional rent per month: 40 € | Payback: 50 months without tax effect — significantly faster with depreciation over 10 years and advertising expenses.

Important: Damages to the built-in kitchen cannot be passed on to the tenant in a flat rate. Legally secure, you work with a minor repair clause (maximum 100 € per repair, capped at 8 % of the annual cold rent) and a deposit equivalent to three months of cold rent.

Renting furnished: Calculating the furnishings surcharge correctly

Insider knowledge: The furnishings surcharge is legally calculated as the time value divided by the period of use plus interest. Example: Furnishings investment 2,500 € / period of use 10 years / 12 months = 21 €/month pure depreciation, plus calculated interest results in about 30–40 €/month. In the rental agreement, the furnishings surcharge should be listed separately — otherwise the rent cap applies to the total amount.

Lighter paint, durable floor

A lighter paint makes a big difference. Clean walls and a durable vinyl or laminate floor look modern, are easy to maintain, and can withstand frequent tenant changes. Minimal effort, big effect — and you save yourself renovations between tenancies.

Avoid summer vacancies

July to September is critical in many university cities. Three strategies:

  • Rent agreements with a minimum rental period of twelve months (September to September)
  • Short-term summer rental to interns, language students, or first-year students
  • Market furnished apartments via platforms like Wunderflats, Mr. Lodge, or Homelike

Tax advantages: What makes student apartments particularly attractive

The tax bracket is often forgotten for smaller investments — yet it makes the difference between 3 % and 5 % effective return.

Depreciation: Linear depreciation secures cash flow

Existing properties are depreciated linearly at 2 % over 50 years (3 % for new builds from construction year 2023, check!). With a purchase price of 100,000 € (building share 80,000 €), this amounts to 1,600 € annual depreciation — which reduces or eliminates your rental surplus for tax purposes.

Furniture depreciation over 10 years

Furniture and built-in kitchen are

]]> Buy a villa in Berlin: Villas as an Investment – Process, Costs, Off Market & Co. https://lukinski.com/villa-buy-berlin-luxury-real-estate-investment-process-costs-off-market/ Sat, 06 Jan 2024 10:56:45 +0000 https://lukinski.de/buying-a-villa-in-berlin-luxury-property-as-an-investment-procedure-costs-off-market-co/ Villa kaufen in Berlin – In der Welt der Immobilienträume gibt es eine besondere Kategorie, die den Traum vom Eigenheim auf ein noch größeres Level hebt – die Villa. Mit Alle Infos zu Immobilien in Berlin in unserer Standort-Übersicht.viel Raum, luxuriöser Ausstattung und einer atemberaubenden Lage verkörpert die Villa nicht nur eine einzigartige Form des Wohnens, sondern auch eine solide Investition in die Zukunft. Doch wie lassen sich solch exklusive Objekte finden und was gilt es beim Kauf einer Villa zu beachten? Hier ein kleiner Einblick in die Welt der Berliner Luxusimmobilien + exklusive Angebot von mir als Makler, meine Villas in Berlin.

Buy a villa in Berlin: Tips & Offers

In the world of luxury real estate, discretion is paramount. Exposés of first-class villas (5 million euros and more) are not found on conventional real estate portals. Celebrities, industrialists, and public figures value discretion and therefore rely on real estate experts with an internal buyer circle and filtered communication channels. Grunewald, Dahlem, Wannsee, Nikolassee or also city locations in Charlottenburg or Schöneberg, we start with the tips. Moreover, my villas in Berlin, if you are looking for them, you have the option to discover exclusive gems in Berlin.

By the way, for For Seller, I am always looking for villas in Berlin for my clients. Contact me Contact us without obligation.

Here you will find tips & Villas in Berlin.

  1. Buy a villa: Tips, process up to the handover of keys
  2. Villas in Berlin: My offers for you
  3. Purchase process, districts & Co.

Buy a villa: Townhouse, town villa or outskirts of Berlin

Are you longing for a luxurious lifestyle with lots of space and privacy? A villa offers exactly that. You can live in a generous estate that offers all the comforts. However, the costs for the purchase and maintenance are often significantly higher than for other types of houses. A villa requires a considerable financial investment and regular care to maintain its shine.

My guides for you:

Villas in Berlin: Off Market by Lukinski

Tip! Looking for a villa in Berlin? Take a look at my Off Market portfolio:

3 current examples! Villas and townhouses that might interest you:

Townhouse | Villas Berlin

A hidden gem in the luxury real estate market is “Off Market” – an exclusive niche where properties are discreetly traded. Here, villas are offered before their official listing. Prices for these exclusive properties have risen significantly in recent years due to increased demand and the low-interest rate period. However, the market for luxury villas remains attractive.

More about our Off Market properties can be found here:

Process: Explained Step by Step

Buying a villa is a structured process, similar to a typical house purchase, which includes various steps. More about additional costs of house purchase and how to plan for them. From the initial budget planning through the active property search to the handover of keys – each step is crucial for a successful completion.

Buying a villa – The step-by-step process explained:

Steps Explanation
1. Budget planning Before you start searching for a villa, it is essential to clearly define your budget. Consider not only the pure purchase price, but also the additional costs incurred during the purchase.
2. Property search After setting your budget, the active property search begins. Use various sources for this. In the off-market area, you can find exclusive properties that are not yet publicly listed.
3. Viewing The personal viewing of potential villas is a critical step. Here, you can not only assess the structural aspects, but also get a feel for the environment and the location of the property.
4. Financing Clearly define your financial means early on and check the various loan options. Solid financing is essential to smoothly complete the purchase.
5. Notary appointment & Purchase contract After a successful viewing, the legally binding purchase contract is signed in front of a notary. All relevant agreements are recorded here, and both parties give their approval.
6. Payment of the purchase price The payment of the agreed purchase price as well as the applicable taxes, in particular the land transfer tax, takes place at the agreed times.
7. Key handover After the successful completion, the official key handover takes place, and you take possession of the villa. Here, the final formalities are also clarified, and you are now officially the owner of your dream property.

Find the right villa: Checklist

When buying a villa, various factors play a decisive role. The location of the property, the size of the plot, the room layout, equipment and extras, as well as security and accessibility aspects are just some of the points to consider.

  • Location
  • Size of the plot
  • Room layout
  • Equipment
  • Security of the surroundings
  • Accessibility of the villa

Purchasing a villa comes with various cost factors that need to be taken into account. In addition to the purchase price, there are also purchase-related costs, including real estate agent commission, notary fees and land transfer tax. A detailed financial plan is essential to avoid unpleasant surprises.

Let’s take a closer look at the individual cost items in the next step.

Purchase price and typical purchase-related costs: Overview

When buying a villa, costs arise that consist of 1) the purchase price of the property and 2) the purchase-related costs. However, be careful: Part of the purchase-related costs is the same in all federal states. The other part varies depending on which federal state you buy your villa in. In addition, if you work with a real estate agent, there is the agent’s commission. In a private sale, this is split between buyer and seller.

But how high are the purchase-related costs in Berlin? Here’s an overview:

Where to buy in Berlin? Most exclusive locations

Spacious plots, majestic avenues, and representative estates define the charm of Berlin’s most luxurious neighborhoods. If you’re looking for a villa in Berlin’s most expensive areas, you will find them, among others, in the districts of Grunewald and Dahlem. These neighborhoods offer not only excellent quality of life but also an exclusive living environment characterized by peace and elegance.

Here is a selection of Berlin’s most exclusive neighborhoods:

Berlin has many beautiful areas, but the hotspot is located in Weißensee, Grunewald, Dahlem to Nikolassee.



Townhouse, villa in the southwest, please feel free to contact me: Contact us.

Buy a villa in Berlin: What is important

Buying a villa in Berlin is not only an investment in exclusive living comfort, but also in a representative lifestyle. The city offers a wide range of villas in various locations, so there is something suitable for every taste and requirement. Thorough planning, expert advice, and transparent financing are key factors to successfully realize your dream of owning a villa in Germany’s capital, Berlin.

My Selection: Off Market Luxury Properties

Here you will find an excerpt from my Berlin portfolio:

]]> 10% tipster commission Berlin: 10.5 million villa south/west – buyers for this and other villas https://lukinski.com/10-tipster-commission-berlin-10-5-million-villa-south-west-buyers-for-this-and-other-villas/ Sat, 11 Nov 2023 13:59:37 +0000 https://lukinski.de/10-tipster-commission-berlin-10-5-million-villa-south-west-buyers-for-this-and-other-villas/ If you have contacts in your network who are looking for exclusive villas in Berlin, we have an exciting opportunity for you. We are offering you the chance to benefit from our referral program and earn a generous 10% commission. Feel free to contact me at any time: Contact details.

Our exclusive off-market offer

Currently in Berlin.

Berlin Villas (3)

Our real estate portfolio always includes exclusive offers(off-market) worth 3-15 million euros that are not publicly available on the market. These villas are suitable for both private use and rental purposes. In addition, we offer the option of subdivision and sale in individual units.

Are you in contact with people who are looking for villas in Berlin?

Berlin investment properties (20+)

We currently have 3 impressive villas in Berlin in our portfolio. But that’s not all – we also present individual projects with a mixed-use approach. These can serve as prime investments and offer the opportunity to invest in residential and commercial properties in Berlin with a value of 4-20 million euros.

Our real estate experts have a broad network and in-depth knowledge of the Berlin real estate market. This enables us to constantly identify new offers that perfectly match our clients’ needs.

  • Contact us

Benefit from our tipster program

What exactly is a tipster? A tipster is not a real estate agent, but a person who establishes contact between potential buyers and real estate sellers. If you give us a tip and this tip leads to a successful purchase, we will reward you with a generous commission.

10% tipster commission: Calculation

Suppose the purchase price for a property is 5 million euros and the commission is 2% of this purchase price:

Purchase price: € 5,000,000 Commission (2%): € 5,000,000 * 0.02 = € 100,000

The commission therefore amounts to 100,000 euros.

Now you want to calculate how much the tipster receives from this commission. You have indicated that the tipster will receive 10% of the commission:

Tipster commission (10%): 100,000 € * 0.10 = 10,000 €

The tipster commission is therefore 10,000 euros.

To summarize:

  • Purchase price: € 5,000,000
  • Commission: € 100,000
  • Tipster commission: €10,000

Win-win situation! Seller, buyer & you

Our referral program is a win-win situation. You help potential buyers find their dream villa in Berlin and earn an attractive commission at the same time.

If you would like more information about our referral program or have contacts who may be interested in our exclusive villas, please do not hesitate to contact us. We look forward to working with you and realizing successful real estate transactions in Berlin.

]]> 10% tipster commission Frankfurt (Mainz, Wiesbaden): 18 million villa – buyers for this and other villas https://lukinski.com/10-tipster-commission-frankfurt-mainz-wiesbaden-18-million-villa-buyers-for-this-and-other-villas/ Sat, 11 Nov 2023 13:59:33 +0000 https://lukinski.de/10-tipster-commission-frankfurt-mainz-wiesbaden-18-million-villa-buyers-for-this-and-other-villas/ If you are looking for exclusive properties in Frankfurt am Main or have contacts in your network who are on the lookout for such offers, we have an exciting opportunity for you. Our referral program offers you the chance to benefit from a generous 10% commission. Contact us at any time using the contact details below.

Our exclusive off-market offers in Frankfurt & the surrounding area

Currently available in Frankfurt am Main.

Frankfurt luxury villas (2)

Our real estate portfolio regularly includes exclusive offers worth 18 million euros that are not publicly available on the market. These villas are suitable for both private use and rental purposes. We also offer the option of dividing them into individual units and selling them.

Do you have contacts who are looking for luxury villas in Frankfurt am Main?

Investment properties (5+)

We currently have 2 impressive luxury villas in the Frankfurt area in our portfolio. But that’s not all – we also present projects with a mixed-use approach. These represent prime investment opportunities and offer the chance to invest in residential and commercial real estate in Frankfurt am Main with a value of 4-20 million euros.

Our real estate experts have an extensive network and in-depth knowledge of the Frankfurt real estate market. This enables us to constantly find new offers that perfectly match our clients’ needs.

Benefit from our tipster program

What exactly is a tipster? A tipster is not a real estate agent, but a person who establishes contact between potential buyers and real estate sellers. If you give us a tip and this tip leads to a successful purchase, we will reward you with a generous commission.

Calculation of the 10% tipster commission

Suppose the purchase price for a property is 5 million euros and the commission is 2% of this purchase price:

Purchase price: € 5,000,000 Commission (2%): € 5,000,000 * 0.02 = € 100,000

The commission therefore amounts to 100,000 euros.

Now you want to calculate how much the tipster receives from this commission. You have indicated that the tipster will receive 10% of the commission:

Tipster commission (10%): 100,000 € * 0.10 = 10,000 €

The tipster commission is therefore 10,000 euros.

To summarize:

  • Purchase price: € 5,000,000
  • Commission: € 100,000
  • Tipster commission: €10,000

Win-win situation for seller, buyer and you

Our tipster program is a win-win situation. You help potential buyers find their dream property in Frankfurt am Main and earn an attractive commission at the same time.

If you would like more information about our referral program or have contacts who may be interested in our exclusive properties, please do not hesitate to contact us. We look forward to working with you and realizing successful real estate transactions in Frankfurt am Main.

]]> Apartment building for sale in Wuppertal: apartment building & apartment building https://lukinski.com/apartment-building-for-sale-in-wuppertal-apartment-building-apartment-building/ Sat, 11 Nov 2023 13:36:58 +0000 https://lukinski.de/apartment-building-for-sale-in-wuppertal-apartment-building-apartment-building/ Would you like to sell your apartment building in Wuppertal? The real estate market in Wuppertal offers numerous opportunities for sellers, but also some challenges. Whether your apartment building is fully rented or has vacancies, a well-thought-out sales process is crucial to achieving the best possible price. The most important thing for you, selling an apartment building.

Selling an apartment building in Wuppertal: step by step

Let’s start with the basic question: How much is your apartment building in Wuppertal worth? Find out everything about the individual steps of the sales process, from the valuation to handing over the keys.

Determine the value of your apartment building

The value of your property depends on various factors, including the location, the size of the apartments and the condition of the apartment building. A realistic selling price is crucial to attracting potential buyers and successfuly completing the sale.

How to value an apartment building

The valuation of an apartment building is carried out using various methods such as the comparative value method, the asset value method and the income capitalization method. A thorough valuation, taking into account all relevant factors, is essential in order to correctly assess the value of the property.

As a rule, at least two of these methods are combined to determine a realistic market value.

Selling in Wuppertal: What should you look out for?

There are some important aspects to consider when selling your apartment building in Wuppertal:

  1. Location and property prices: Demand for real estate in Wuppertal is high, which has an impact on land prices. The location of the apartment building therefore plays a decisive role.
  2. Documents: Make sure you have prepared all relevant documents such as floor plans, land register excerpts and tenant lists to make the sales process run smoothly.
  3. Good contacts or an estate agent: An experienced estate agent can help you approach potential buyers and organize the sales process efficiently.

Location and property prices: The buyer target group in Wuppertal

Wuppertal offers attractive residential locations and a high quality of life, which attracts many potential buyers. The target buyer group is often investors who are looking for long-term returns and are prepared to pay corresponding prices.

You need to appeal to potential buyers who want to make long-term investments and are not just looking for short-term returns.

Documents: Floor plans, land register excerpt, tenant lists, etc.

Before you start the sales process, make sure you have prepared all the necessary documents for the property sale. This includes, among other things:

  1. Land register extract
  2. Parcel map
  3. Building plans and building permits
  4. Refurbishment status
  5. Tenancy agreements and tenant list
  6. Operating cost statements
  7. Energy certificate
  8. Status report or expert opinion

Good contacts or a good broker

As the real estate market in Wuppertal is very dynamic, it is advisable to use an experienced estate agent. An estate agent has the necessary contacts and resources to approach potential buyers and speed up the sales process.

Taxes when selling in Wuppertal: What do you need to consider?

When selling your apartment building in Wuppertal, you need to consider various tax aspects:

  1. Speculation tax: Check the speculation period to enable tax-free sales.
  2. The 3-object rule in Wuppertal.
  3. Differences between asset deals and share deals and their impact on taxation.

Speculation tax: selling tax-free?

The speculation period is generally 10 years for rented properties. If you sell within this period, you must pay tax on the profits. After the period has expired, the sale is tax-free.

Further details on the 3-property rule and asset deals vs. share deals can be found in our article here.

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