ICONIQ Torstraße
Price
€609k – 935k
Size
45 – 61 m²
€ / m²
€12.9k – 15.9k
Rent / m²
€33.00
Rooms
1 – 2 Zi
Built
2026
Type
New Build
Sourced by Sven
28 of 90 units still available. Off-market access, different sizes and layouts.
Example Investment Analysis
One of the available apartments — 54.9 sqm, 810.000 €, at 100% financing.
Capital Needed
64.800 €
4.03% blended rate, 1.3% repayment
Tax Savings (10yr)
165.330 €
at 120.000 € income
Break-Even
Year 3
first year equity >= investment
Annualized ROI
21.31%
CAGR(totalReturn=382.534 €, equity=64.800 €, years=10)
IRR
38.91%
IRR(cashFlows=[−64.800 €, 27.705 €, 21.343 €, ...10 years])
Equity Multiple
6.90x
(totalReturn(382.534 €) + equity(64.800 €)) / equity(64.800 €)
DSCR
0.8
NOI(20.900 €) / debtService(25.184 €)
Total Wealth (10yr)
382.534 €
netAfterTax(401.493 €) + totalCashflow(−18.960 €)
Annual Cashflow
Year 1 is positive thanks to higher initial tax deductions. As depreciation decreases over time, cashflow gets slightly tighter — but stays very manageable.
Sample calculation based on 120.000 €/year at 100% financing. Inside Financemate, we personalise every number to your income, tax situation, and financing terms.
Equity Build-Up Over 10 Years
Your equity grows through principal repayment and property appreciation. Here are three scenarios.
1.5%/yr
€257k
equity at year 10
3.0%/yr
€405k
equity at year 10
4.5%/yr
€575k
equity at year 10
Equity = property value minus remaining loan balance. Based on 100% financing at 4.03% interest, 1.3% repayment. Capital gains tax-free after 10-year hold.
What If?
These are the questions people actually ask us. Any scenario you have in mind, we can run it — and show you an honest picture of what this property can mean for your finances.
What if I leave Germany in year 3?
Tax implications, remote management options, and whether it still makes sense to hold.
What if the rent is actually lower?
How a lower starting rent or slower growth affects your cashflow and long-term return.
What if the tenant doesn't pay?
Vacancy periods, legal timelines, and the real impact on your monthly position.
What if construction is delayed?
How a delayed handover affects your Bauzeitzinsen, rent start, and first-year cashflow.
What if the interest rate is higher at refinancing?
What your monthly cost looks like if rates are 1-2% higher when the fixed period ends.
What if I want to sell before 10 years?
Capital gains tax, transaction costs, and whether early exit still leaves you ahead.
The Financemate Perspective
We received this project from one of our real estate partners. Here is how we think about it.
Torstraße in Berlin Mitte is one of the most sought-after addresses in the city, combining excellent connectivity, a vibrant neighborhood, and consistently strong rental demand. At €33/sqm rent, this is a strong rental level for the area and reflects the premium location and new-build quality.
The financial structure here is particularly compelling. With 5% degressive depreciation on a high building share (85%), the property generates significant tax losses on paper, which in this illustrative projection translate to around €165k in tax effects over the first 10 years at a €120k income. This helps offset a large part of the carrying cost. The blended financing rate of 4.03% (KfW + bank) at 1.3% repayment keeps the monthly commitment manageable.
The headline risk is the price-to-rent ratio, which is high by national standards. However, this is typical for premium Berlin locations and is offset by the strong depreciation benefits, capital appreciation potential, and the very high rental demand in this micro-location. Interest rate sensitivity at refinancing is the key variable to watch.
What makes this interesting
- Premium Berlin Mitte location with exceptional rental demand
- 5% degressive depreciation, around €286k total over 10 years (illustrative)
- Illustrative €165k in tax effects over 10 years (at €120k income)
- Blended 4.03% rate (KfW + bank) keeps costs competitive
- Break-even on total capital in Year 3
What to consider
- High price per sqm — typical for Berlin Mitte new-builds
- Rental income alone doesn't cover debt service, tax effects help close the gap
- Interest rate sensitivity at refinancing is the key risk
- Capital gains tax applies if sold before 10-year hold period
Karim, Alex, Daniel, Augusto
The Financemate founding team
We think this could be worth a deeper look for...
Senior tech professionals
€90k – €130kAt €100k+ income, the 42%+ marginal tax rate makes the degressive depreciation especially effective. In this illustration, the roughly €165k in tax effects over 10 years can offset much of the out-of-pocket cost. How this fits your situation depends on your circumstances.
Dual-income households
€150k – €200k combinedWith combined income pushing into the top tax brackets, the tax advantage is even more pronounced. The €64.8k entry capital in this scenario is modest, and the near-zero monthly cashflow means a limited ongoing commitment.
Experienced investors expanding to Berlin
€100k+If you already own property and understand the German tax mechanics, this is a notable option, a prime location with institutional-grade fundamentals and a clear path to significant equity build-up through appreciation and principal repayment.
Ready to Evaluate This Property?
Create a free account to run your own scenario analysis with your real income and tax situation. Explore financing options and take next steps if this property is a fit.
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These figures are illustrative projections based on general assumptions and the property details shown. They do not constitute financial, tax, or investment advice, and are not a promise of any specific return or financing outcome. Property selection and presentation are handled by our property partner, and financing is subject to the bank's assessment. Individual results depend on your personal circumstances. Consult a licensed tax advisor (Steuerberater) for advice specific to your situation.