Real estate as an investment
Turn your tax bill
into wealth.
Vetted existing apartments as an investment. We handle the search, the financing and the property management. You see every number up front, including the uncomfortable ones.
- up to110 %
- Financing available
- ø98 %
- Occupancy rate
- 0 €
- Buyer agent commission
- 24 h
- Response time
Your partner for the investment property.
Adler & Co. brokers vetted existing apartments as investments. No funds, no partnerships, no promises drawn on a napkin: every property we show you has a history, a tenant and numbers that add up. We work across Germany in locations where demand and rental levels demonstrably line up.
The path begins with a sober look at the numbers. From there we structure the financing — up to 110% of the purchase price depending on your credit standing — prepare the tax side including depreciation (AfA) for your tax adviser, and select the right property. After the key handover, our established management partners take over the leasing and the building management. Every line item is openly calculated in advance, and every step is guided personally.
Our standard is substance over promises. We do not earn anything by selling you the most expensive property; we earn by making sure the numbers hold up and you are still happy years down the road. That is why there is no agent commission for you as the buyer, and why we operate under a § 34c GewO license (German Trade Regulation Act). What does not add up, we do not even show you. What does add up, we lay out down to the last line.
Germany-wide
Selected locations with demonstrable rental demand.
Vetted existing stock
Tenanted properties with a track record, no unhatched eggs.
Four languages
Advisory in German, Russian, Greek and Farsi.
§ 34c GewO
Licensed under the German Trade Regulation Act. Buyers pay no agent commission.
Why the apartment almost carries itself.
A tenanted apartment does not wait thirty years to be worth it. It goes to work from month one, from four directions at once.
Your tenants pay down the loan
The base rent flows into the monthly installment, month after month. In the example below, that is 850 € out of 1,230 €. Your wealth grows while someone else covers most of the cost.
The tax office chips in
Depreciation and deductible expenses lower your taxable income. Money that would otherwise go to the tax office ends up in your apartment.
A tangible asset that stays
Land registry instead of a brokerage statement. An apartment with a tenant holds its value even when markets get nervous.
You need very little equity
The bank finances up to 110% of the purchase price, depending on your credit standing. Your savings stay largely untouched, your monthly out-of-pocket contribution manageable. Time takes care of the rest.
So who actually pays the 1,230 € installment?
Mostly not you.
- Your tenantsThe base rent flows straight into the monthly installment.
- 850 €
- The tax officeTax effect from depreciation and deductible expenses.
- 200 €
- YouYour actual monthly out-of-pocket contribution.
- 180 €
Numbers from the sample calculation below: apartment for 265,000 €, interest rate 3.2%. Your own numbers will look different. That is why we run your figures individually in the initial consultation.
How an apartment at 265,000 € pencils out.
Real base rent, real interest rate, real management costs. Every line stands up to scrutiny.
Income
Base rent
Monthly rental income from your tenant.
+ 850 €
Tax effect (AfA)
Depreciation lowers your taxable income.
+ 200 €
Total income
+ 1.050 €
Monthly costs
Interest
Financing cost, calculated at 3.2%.
− 708 €
Principal
Loan repayment. Builds your equity.
− 442 €
Management & reserve
Property management and maintenance.
− 80 €
Total costs
− 1.230 €
Simplified illustration, not investment advice. Tax effects belong in the hands of your tax adviser.
Calculate my scenarioHow the apartment saves you tax.
Three levers straight from the German Income Tax Act, no grey areas.
Depreciation (AfA)
The building depreciates on paper, and that loss of value is exactly what you deduct from your taxable income. For existing apartments, this is typically 2% of the building value per year, over fifty years.
Interest and running costs
Loan interest, property management and maintenance reduce your tax bill as deductible expenses. In the example above, this effect is what makes up the roughly 200 € contributed by the tax office.
Special AfA and listed buildings
For certain new-build properties and renovated listed buildings, tax law permits substantially higher depreciation in the early years. If such a property fits your situation, we run the numbers for you. If it does not, we leave it alone.
How much of this reaches you depends on your tax rate and the property. We do not estimate this on a napkin, we work it out together with your tax adviser.
What we take off your plate.
An investment is a chain of decisions that have to fit together. We hold the chain together, so the work stays with us and the result stays with you.
Needs analysis & advisory
It begins with listening, not selling. We take the time to understand your life situation, your income, your tax profile and your goals — whether retirement provision, wealth building or a second stream of income. As real estate advisers licensed under § 34c GewO (German Trade Regulation Act), we tell you clearly whether and to what extent an investment makes sense for you. If it does not fit, we tell you that just as clearly.
Financing
An investment property lives on the right leverage. Together with our banking partners we structure your financing to fit your credit standing and cash flow, up to 110% of the purchase price including closing costs where the situation allows. That keeps your equity intact while tenants and the tax office cover a large share of the monthly installment. We obtain several offers and select the right structure with you.
Property selection
We broker vetted existing properties in cities with demonstrable rental demand, often off-market before they reach the public. Every property goes through a sober review of location, tenancy, condition and structural substance. Only what pencils out on its own numbers makes it into our portfolio: a convincing ratio of purchase price, rent and upside always beats a good sales story. As the buyer, you pay no agent commission.
Tax optimization
A rented property is also a tax instrument. Through depreciation (AfA) the tax office becomes a silent contributor to your wealth building, while interest and running costs can be claimed against tax. We lay out the levers transparently and work alongside your tax adviser rather than replacing them.
Management & operations
The handover of the keys ends your work, not our service. Through our partner network, experienced service providers take over leasing, commercial property management and ongoing maintenance for your property. Tenant search, billing and repair coordination all run through fixed partners, so your investment does not turn into a second job.
Where would you like to start?
How it goes for you.
You make the decisions. We handle the work in between.
- 01
Free initial consultation
We look at income, tax burden and goals. Afterwards you know in black and white whether an apartment makes sense for you and within what range. No commitment, by video on request.
- 02
We find and vet your property
We find the right apartment — often before it hits the market — run the numbers and gather offers for your financing. Only what passes the review lands on your desk.
- 03
You sign, we handle the rest
Notary appointment, disbursement, handover to the property manager: we coordinate everyone involved. From then on our management partners take care of tenants and billing, and you see your numbers each month.
Who this is for.
Our buyers are not real estate professionals. Most have a steady income, too much tax, and little time. Four situations come up again and again.
Salaried employees with a solid income
Employees who earn well often pay more tax than necessary without seeing anything for it. A rented apartment flips that relationship: depreciation and deductible financing costs let you put a high tax burden to work rather than just carrying it. A large share of the installment is covered by rent and the tax benefit. Banks reward the stable employment record on top of that, often with financing of up to 110% of the purchase price.
Families
For families, this is rarely about quick returns. It is about security. An apartment in a good location is a real, tangible asset in the land registry, co-financed by the tenant over years, while your disposable income stays free for daily life. Once the property is paid off, it sits as security for the children or as an additional pension.
Self-employed & freelancers
Self-employed people put a lot of capital and energy into their own business. But healthy wealth should also grow outside the business — as a tangible asset not tied to the ups and downs of your own trade. Depreciation and deductible expenses at the same time let you specifically reduce the tax on your successful years. Financing is more demanding when income fluctuates, which is why we compare several banks particularly carefully here.
First-time buyers without prior experience
Most of our buyers are acquiring their first investment property and had never dealt with real estate before. You do not need prior knowledge: we calculate every property conservatively and explain each step in plain language — on request in Russian, Greek or Farsi.
In the end, a property pension.
Once the financing is paid off, the apartment works only for you. The rent then arrives month after month as additional income, and the apartment itself can be passed on or sold.
Assumption: base rent rises moderately to 1,100 € per month by the time the loan is fully repaid after 25 years, management and reserve as in the sample calculation. Property appreciation is not included.
Where we are currently brokering.
Data over adjectives. We choose locations by the rental market, not by the glossy brochure.
RegensburgUpper Palatinate
- Population / catchment area
- 157,000 / 350,000
- Occupancy rate
- approx. 98%
- Rental yield
- approx. 4%
- Notable
- UNESCO World Heritage site, university town, strong rental market with pre-war stock and depreciation upside
Project: Old Town Quarter. Condominiums with pre-war character
Request property brief
KaufbeurenAllgäu
- Population / catchment area
- 46,000 / 120,000
- Occupancy rate
- approx. 97%
- Rental yield
- approx. 4%
- Notable
- Growing mid-sized city in the Allgäu region, stable demand for housing
Project: Wörishofener Straße. Residential complex with 31 units
Request property briefWhat buyers say afterwards.
For a long time we didn't dare invest in real estate. Adler & Co. broke down the numbers in a way that let us understand for the first time what would actually be left at the end. Four months later we had our first condominium. Since then, we've never once had to worry about the management.
As someone self-employed, financing was my biggest question mark. The team compared three banks and found a solution my tax adviser signed off on immediately. Eight weeks after the first meeting, I had the keys in hand.
About Adler & Co.
Adler & Co. brokers investment properties — independently and without an in-house product on the shelf.
Through our partner network we have access to vetted existing properties, which we only recommend when the numbers clearly hold up. We guide you from the first question to the key handover — on request in German, Russian, Greek or Farsi.
Our standard: honest numbers over glossy promises.
Honest answers, before you buy.
An investment deserves to be understood. Here are the questions we hear most often. Answered plainly, without sales pressure. Anything left open, we cover in the initial consultation.
Still have a question? Write to us at info@adler-co.de or give us a call: +49 15567 437935. We advise in German, Russian, Greek and Farsi.
How much equity do I need?
This depends primarily on your credit standing and income, less on a fixed minimum amount. Many of our clients start with a modest amount, or entirely without traditional equity: where the situation permits, financing of up to 110% of the purchase price is possible, so that closing costs (real estate transfer tax, notary and land registry) are also financed. But that only makes sense when the numbers hold up. What is realistic and sensible in your specific case is something we review together in the free initial consultation, before you commit to anything.
What does the advisory cost me?
Our advisory service is free for you as the buyer — from the first strategic idea, through property selection, to accompanying you at the notary appointment. Buyers pay no agent commission and no hidden fees; our compensation is borne by the seller side. The initial consultation is non-binding, so you take on no risk and no payment obligation. The only costs that arise on the actual purchase are the statutory closing costs (real estate transfer tax, notary, land registry), and we lay those out for you transparently in advance so there are no surprises.
What costs arise on purchase?
Real estate transfer tax, notary and land registry — depending on the federal state, together around 5 to 9% of the purchase price. The exact sum is fixed before the notary appointment.
How secure is the rental income? What happens if the apartment is vacant?
We deliberately focus on tenanted existing properties in locations with sustained demand. This means: in most cases a tenant is already in place at the time of purchase, so rental income flows from day one. Still, the honest truth: a vacancy can never be entirely ruled out. Tenants move, life situations change. That is why we factor a maintenance and rent-loss reserve into your plan from the start, and our management partners move quickly on re-letting when a tenant leaves. Through location choice and ongoing management, we keep the vacancy risk deliberately small — rather than glossing it over.
How does the management work after the purchase?
After the key handover, you should be building wealth, not becoming a property manager. That is why our management partners take over the ongoing operations: they handle tenant management, communication with the tenant, the annual utility bill statement, HOA and building matters, as well as maintenance and re-letting. You receive regular, clear statements and keep the overview without having to deal with daily operations. Of course, you remain the owner and decide on all major questions yourself.
What tax advantages do I get, exactly?
A rented investment property is treated differently for tax than an owner-occupied home, and that can noticeably lower your tax burden. The most important lever is depreciation (AfA): you can write off the building's value over the years for tax purposes; for suitable existing properties, increased AfA may be available. On top of that are deductible expenses (such as financing interest, management costs and certain maintenance expenditures), which you can also set against your rental income. On the whole, the tax office ends up covering part of your monthly installment. Frankly: the specific effect depends on your personal situation and belongs in the hands of your tax adviser. We prepare the numbers in an understandable form, but we do not replace individual tax advice.
Can I sell the property later on?
Yes. You are and remain the owner and can, in principle, sell your property at any time — whether after a few years, to restructure your assets, or as part of your retirement planning. One particularly interesting tax point is the speculation period: if a rented property is sold after more than ten years of ownership, any gain is generally tax-free. That is why we think about the eventual sale from the start and focus on sought-after locations that will resell well later. Whether and when a sale makes sense for you is entirely your decision. On request, we also advise you on that step.
What happens if the tenant moves out?
Our management partners take care of that. They handle re-letting. A reserve for this is built into the plan from the start.
How time-consuming is this for me?
Manageable. We guide you up to the key handover, after which our partners take over. In short: the property works for you.
Can I buy as a non-native speaker?
Yes. We advise in German, Russian, Greek and Farsi, and translate bank-speak into a language you understand.
What kind of return is realistic?
That can only be answered honestly for a specific property. In the initial consultation, we run a real scenario for you. Without dressed-up numbers.
Let's work through your scenario together.
Free and non-binding. You describe your situation briefly, we come back to you with concrete numbers.
Where do you stand right now?
Two or three sentences on your income, goals and time horizon are enough to get us started. We'll get back to you within 24 hours — free and without obligation.
Adler & Co.
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