ClearPath ImmoClearPath Immo
Verified Investment Portfolio

Curated, commission-free investments.

Explore a selection of vetted, already-rented properties in high-demand German markets. Every property is provisionsfrei, lowering your barrier to entry. Each listing includes clear financial metrics and tenant data so you can evaluate the true ROI.

The Investment Filter

Why these properties?

Every property in this portfolio is provisionsfrei (0% broker fee). In Germany, broker fees can be up to 7.14%, so avoiding them saves you tens of thousands of euros in upfront capital. Furthermore, these properties are already rented (vermietet). This means no initial vacancy, no need to search for a tenant, and immediate rental income from the day you get the keys.

Already Rented

Every property has an active, legally valid rental contract in place. No vacancy period, no tenant search.

Zero Broker Fees

Sourced directly from owners and developers. You save up to 7.14% of purchase price that would normally go to a Makler.

Yield Verified

Net yields are calculated after realistic costs — not inflated gross numbers. You see the true return before you buy.

Tenant Vetted

Tenant payment history, employment status, and lease stability are reviewed before any property makes the list.

Tenant & Yield

Understanding Rented Properties in Germany (Vermietete Immobilien)

Buying an already-rented apartment is an excellent hands-off investment, but it requires understanding local laws.

Kauf bricht nicht Miete

Sale does not break the lease

In Germany, when you buy a rented property, you inherit the existing rental contract exactly as it is. The tenant stays, the terms stay, and your obligations as a new landlord begin immediately.

Rent Increases

Legally capped & indexed

German law dictates how and when you can increase rent (usually capped at 15–20% over 3 years, up to the local index or Mietspiegel). We analyze the current rent against the market potential for you.

Personal Use (Eigenbedarf)

Moving in yourself

If you ever plan to move into the apartment yourself, you must claim "personal need." Depending on how long the tenant has lived there, the notice period can be 3 to 9 months, and in some cities with tight housing markets (like Berlin), a blocking period of up to 10 years may apply.

Current Listings

Available investment properties

2-Room Modernized Altbau in Prenzlauer Berg, BerlinCash-flow ready
Provisionsfrei
Berlin Prenzlauer Berg

2-Room Modernized Altbau in Prenzlauer Berg, Berlin

The Numbers
Purchase Price
€485,000
Provisionsfrei — 0% Broker Fee
Est. Closing Costs
~8.0%
6.0% Grunderwerbsteuer + 2.0% Notar
Net Rental Yield
4.1%
Est. Total Capital Needed
~€523,800
Purchase price + closing costs
Hausgeld
~€260 / month
Heating, water, building upkeep
Tenant Status
Rented since 2021
Current cold rent: €1,420 / month
The Highlight

Located within a 5-minute walk of the U-Bahn Eberswalder Straße, this Altbau sits in one of Berlin's most sought-after neighborhoods for young professionals. Long-term tenant in place with clear room for rent optimization at the next Mietspiegel review.

2 bedroom(s) 78 m²
Request detailed dossier
3-Room Altbau Classic in Schwabing, MunichHot listing
Provisionsfrei
Munich Schwabing

3-Room Altbau Classic in Schwabing, Munich

The Numbers
Purchase Price
€720,000
Provisionsfrei — 0% Broker Fee
Est. Closing Costs
~5.5%
3.5% Grunderwerbsteuer + 2.0% Notar
Net Rental Yield
3.3%
Est. Total Capital Needed
~€759,600
Purchase price + closing costs
Hausgeld
~€380 / month
Elevator, heating, garden maintenance
Tenant Status
Rented since 2019 (corporate lease)
Current cold rent: €2,180 / month
The Highlight

Premium Schwabing address with a stable corporate tenant covering the lease, removing vacancy risk in Germany's most expensive rental market. Strong long-term capital appreciation story backed by Munich's chronic housing shortage.

3 bedroom(s) 112 m²
Request detailed dossier
2-Room Skyline Suite in Westend, FrankfurtHigh yield
Provisionsfrei
Frankfurt Westend

2-Room Skyline Suite in Westend, Frankfurt

The Numbers
Purchase Price
€615,000
Provisionsfrei — 0% Broker Fee
Est. Closing Costs
~8.0%
6.0% Grunderwerbsteuer + 2.0% Notar
Net Rental Yield
4.5%
Est. Total Capital Needed
~€664,200
Purchase price + closing costs
Hausgeld
~€310 / month
Concierge, heating, common areas
Tenant Status
Rented since 2020
Current cold rent: €1,950 / month
The Highlight

Walking distance to Frankfurt's banking district, attracting reliable expat and finance professional tenants. Above-average net yield for a Tier-1 German city, with rent levels still tracking below comparable new-build benchmarks.

2 bedroom(s) 95 m²
Request detailed dossier
3-Room Waterfront Apartment in HafenCity, Hamburg
Provisionsfrei
Hamburg HafenCity

3-Room Waterfront Apartment in HafenCity, Hamburg

The Numbers
Purchase Price
€890,000
Provisionsfrei — 0% Broker Fee
Est. Closing Costs
~6.5%
4.5% Grunderwerbsteuer + 2.0% Notar
Net Rental Yield
3.5%
Est. Total Capital Needed
~€947,900
Purchase price + closing costs
Hausgeld
~€420 / month
Underground parking, heating, lift
Tenant Status
Rented since 2018 (family, indefinite)
Current cold rent: €2,600 / month
The Highlight

Trophy waterfront asset in Europe's largest urban regeneration zone, with an indefinite family lease in place since 2018. Ideal long-term hold targeting the tax-free capital gains window after the 10-year mark.

3 bedroom(s) 128 m²
Request detailed dossier
3-Room Townhouse in Belgisches Viertel, Cologne
Provisionsfrei
Cologne Belgisches Viertel

3-Room Townhouse in Belgisches Viertel, Cologne

The Numbers
Purchase Price
€540,000
Provisionsfrei — 0% Broker Fee
Est. Closing Costs
~8.5%
6.5% Grunderwerbsteuer + 2.0% Notar
Net Rental Yield
3.9%
Est. Total Capital Needed
~€585,900
Purchase price + closing costs
Hausgeld
~€340 / month
Heating, water, janitor
Tenant Status
Rented since 2022
Current cold rent: €1,720 / month
The Highlight

Sits in Cologne's trendiest quarter, surrounded by independent cafés, design studios and a deep tenant pool of creatives. Recently let at market rate, giving you accurate underwriting from day one with minimal repositioning needed.

3 bedroom(s) 104 m²
Request detailed dossier
2-Room Modern Home in Stuttgart WestNew
Provisionsfrei
Stuttgart West

2-Room Modern Home in Stuttgart West

The Numbers
Purchase Price
€435,000
Provisionsfrei — 0% Broker Fee
Est. Closing Costs
~7.0%
5.0% Grunderwerbsteuer + 2.0% Notar
Net Rental Yield
4.3%
Est. Total Capital Needed
~€465,450
Purchase price + closing costs
Hausgeld
~€280 / month
Heating, water, building insurance
Tenant Status
Rented since 2020
Current cold rent: €1,510 / month
The Highlight

Compact, energy-efficient unit in Stuttgart's most walkable district, anchored by Porsche, Bosch and Mercedes-Benz employment. Attractive entry price for a Tier-1 city with one of Germany's lowest rental vacancy rates.

2 bedroom(s) 84 m²
Request detailed dossier
German Real Estate 101

Reading the numbers in Germany

Understanding the true cost of ownership means looking beyond the listing price.

Nebenkosten

Closing Costs

These are the one-time fees you pay on top of the purchase price. They typically include Grunderwerbsteuer (property transfer tax, 3.5–6.5% depending on the state), notary fees (~2%), and land registry charges. In total, budget roughly 7–10% above the listed price.

Hausgeld

Housing Money / Service Charges

A monthly fee paid to the building management (Verwaltung) for shared building expenses. It covers heating, water, janitorial services, building insurance, and common area upkeep. It is separate from your cold rent and varies by building size and amenities.

The 10-Year Rule

Tax-Free Capital Gains

In Germany, if you hold a rented property for more than 10 years before selling, the capital gain is completely tax-free. If you sell earlier, gains are taxed at your personal income tax rate. This makes buy-and-hold investing especially attractive for expats building long-term wealth.

Don't see exactly what you are looking for?

This portfolio represents only a fraction of the properties I have access to. If you have specific criteria, budget, or target cities in mind, let's talk. I can source off-market opportunities tailored to your investment strategy.

Book a property sourcing call