KfW-funded, up to 5% depreciation, 10–25Y leases.
Found a property or would like general advice first? I analyse your personal situation together with you and recommend the right care property for your investment strategy.
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Immediate Rental Income
Recommended
83224 Grassau, Chiemgau
KfW 40 QNG
Recommended
82140 Olching near München
KfW 40 QNG
Recommended
94474 Vilshofen, Niederbayern
KfW 40 QNG
94315 Straubing, Niederbayern
KfW 40 QNG
90513 Zirndorf near Nürnberg
KfW 40 QNG
91448 Emskirchen, Mittelfranken
Click on a location for details about the respective property.
Benefit from low-interest KfW loans (e.g. KfW 298 subsidised loan). Many properties meet the KfW 40 QNG standard and qualify for attractive funding programmes.
Use the declining-balance depreciation (up to 5%) combined with the special depreciation under §7b EStG. Particularly with new builds, significant tax benefits arise in the early years.
10–25-year lease agreements with operators ensure predictable, index-linked income. Occupancy risk typically lies contractually with the operator – details vary by property and contract.
Demographic change drives demand: By 2035, millions of additional care and senior living places will be needed. Care properties benefit from this megatrend.
Answers to the most important questions about buying, yields and the security of care properties.
A care property is a residential unit in a senior living facility that you purchase as an investment. There are two categories: care apartments (full inpatient care), assisted living (barrier-free apartments with optional support services). A professional operator runs the facility and pays you a contractually agreed rent.
Care apartments are units in full inpatient care facilities with 20–25-year lease agreements – the operator bears the occupancy risk. Assisted living offers barrier-free apartments for mobile seniors with index-linked rental agreements over 10–20 years. Each category has a different risk-return profile – we advise you on which model suits your strategy.
The security depends on the contract model: with care apartments under a lease agreement, the operator pays regardless of occupancy. With assisted living, rents are often index-linked and rise with inflation. Contract terms range from 10 to 25 years. The key factor is selecting an experienced, financially stable operator.
This depends on the contract type: with care apartments under a lease agreement, you receive your rent regardless of occupancy – the risk lies with the operator. With assisted living, there are different models: occupancy-independent rent, pool agreements or individual rental guarantees. We clarify the specific arrangements in a personal consultation.
The tax benefits vary considerably depending on the property: for new builds, you can use the declining-balance depreciation (AfA) of up to 5% annually. Additionally, for certain new-build projects, the special depreciation under §7b EStG is available – combined, this creates significant tax savings in the early years. For existing properties, the straight-line depreciation of 2–3% applies. We calculate your individual tax savings in a personal consultation.
Many new-build projects meet the KfW 40 QNG standard – the highest energy efficiency standard with sustainability certification. This qualifies you for low-interest KfW subsidised loans (e.g. KfW 298), which significantly reduce your financing costs. Not all properties are eligible for KfW funding – existing properties with immediate rental income often offer other advantages such as higher initial yields.
The preferential occupancy right gives you and your relatives (pursuant to §15 AO) priority when occupying a care or senior living place. Depending on the provider, this right applies not only to the location of your property but to a nationwide network of up to several hundred facilities. This way, you combine your investment with personal provision for yourself and your family.
The main risk is the creditworthiness of the operator: in the event of insolvency, rental payments may temporarily cease until a successor operator is found. Further risks include changes to care legislation, maintenance costs and general market risks. Through careful location selection, reputable operators and long-term contracts, these risks can be significantly minimised.
Minimal to none. The property management company handles the technical and commercial administration, while the operator manages day-to-day operations. You receive your monthly rent and the annual statement – nothing more is required. Unlike rented condominiums, you have no contact with tenants and no re-letting.
Care properties are suitable for safety-oriented investors who seek long-term, stable rental income and tax benefits – without management effort. Entry is possible from as little as approx. 121,000 €, premium properties start at approx. 280,000 €. Whether as retirement provision, wealth building or tax optimisation – in a personal consultation we find the right property for your investment strategy.
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Dr. Thomas Ulsamer
ImmobilienWerte
