Multi-Family House Investment in Bochum (Mehrfamilienhaus)
Whole-building economics: pricing, financing and the condo-conversion option. Verified opportunities in Bochum with English-speaking notary, financing and tax support.
Schedule Free ConsultationIllustrative estimate at a 3.8% assumed interest rate (10y fixed, June 2026 market range 3.6–3.9%) plus 2% initial amortisation. Actual terms depend on the property, your profile and the lender. Not financial advice.
Multi-Family Houses in Bochum: what to know
Whole buildings (Mehrfamilienhäuser) in Bochum trade at meaningful per-m² discounts to condominiums — you buy the entire cash flow without WEG co-owners, control your own maintenance policy, and hold the conversion option: dividing into condos (Teilungserklärung) historically unlocks 20–30% value, though designated markets impose conversion permits and 8–10 year tenant protections.
Financing differs from condos: banks underwrite the building's rent roll as much as your income, the 2020 agent-fee split does NOT apply (commissions are fully negotiable), and buildings with modernisation backlogs price the CapEx in — energy-class D or worse now moves valuations visibly.
The Bochum market in numbers
Bochum (Nordrhein-Westfalen) has 375,600 residents. Existing apartments currently average around €2,511/m² (district spread roughly €1,440–€5,021/m²), with new-builds at about €4,630/m². Average asking cold rent is about €8.28/m², putting the gross rental yield near 4%.
Price momentum: +4.7% year-on-year. Apartment prices +9.5% over 5 years; after a dip in 2022–2023 (-1.3%/-2.9%), prices recovered with +2.5% in 2024 and +5.1% in 2025.
Vacancy: roughly 3.6% (Zensus 2022: ca. 7,000 vacant dwellings ≈ 3.6% of stock (~3,000 vacant >1 year)). Above-average vacancy means micro-location and stock quality decide letting success here.
Where to buy in Bochum
Investment demand concentrates in Stiepel, Wiemelhausen/Brenschede, Weitmar, where letting is fastest and long-term value is most defensible. Value- and yield-oriented buyers look at Innenstadt / Südinnenstadt and Querenburg, which trade lower and typically deliver higher gross yields with more management intensity.
Stiepel: Bochum's most expensive district: leafy, villa-dominated southern suburb on the Ruhr river with lake views and top schools. Apartments trade around €3,317–€4,427/m².
Wiemelhausen/Brenschede: Sought-after southern residential quarter between city centre and Ruhr-Universität, popular with academics and families. Apartments trade around €3,043–€3,997/m².
Weitmar (Mitte/Mark): Green, established middle- to upper-middle-class district in the southwest with good schools and parkland; Weitmar-Mark is among the priciest sub-areas. Apartments trade around €2,913–€4,043/m².
Langendreer: Large, affordable eastern district with its own S-Bahn links to Dortmund, a mix of old miners' housing and family homes, popular with students and commuters. Apartments trade around €2,493–€3,409/m².
Innenstadt / Südinnenstadt (incl. Ehrenfeld): City-centre and southern inner-city belt including the trendy Gründerzeit Ehrenfeld quarter near the theatre and Bermuda3Eck nightlife district; strong rental demand. Apartments trade around €2,637–€3,073/m².
Querenburg: Home of the Ruhr-Universität and Hochschule Bochum with the large Hustadt estate; dominated by student rental demand and 1970s stock. Apartments trade around €2,651–€3,894/m².
Taxes & buying costs in Bochum
Property transfer tax (Grunderwerbsteuer) in Nordrhein-Westfalen is 6.5%. Add approximately 2% for notary and land registry (statutory GNotKG fees) plus any brokerage/service fee — total acquisition costs typically run 8–12% on top of the purchase price, and German banks generally do not finance them.
Held privately, the property can be sold tax-free after the 10-year Spekulationsfrist; before that, gains are taxed at your personal rate. Depreciation (AfA) shelters rental income: 2% p.a. for pre-2023 buildings, 3% for buildings completed from 2023, and a 5% degressive option for qualifying new projects started before 30.09.2029.
Bochum is NOT covered by the Mietpreisbremse (verified against the state ordinance, 2026): new-letting rents can be set freely and the standard 20%-in-3-years Kappungsgrenze applies to existing tenancies. That is a meaningful advantage for rent-reversion strategies — but re-verify before purchase, as coverage lists change.
Data & sources
All figures verified July 2026 against primary sources. Asking prices typically run 5–15% above notarised transaction values — where both exist, the source basis is stated.
Population: Stadt Bochum press release 'Bochum wächst – höchste Bevölkerungszahl seit fast 20 Jahren', 20 Jan 2026 (Melderegister, wohnberechtigte Be….
Purchase prices: immowelt Price Map, apartments (Eigentumswohnungen), Stand 1 July 2026, https://www.immowelt.de/immobilienpreise/bochum (cross-checks: im….
Rents: immowelt Mietpreise Bochum, asking cold rent apartments, Stand 1 July 2026, range 5.12–13.33 EUR/m², https://www.immowelt.de/immobilienpr….
Yield: computed from price+rent above (8.28 × 12 / 2,511 × 100 = 3.96), both figures immowelt July 2026.
Price trend: immowelt price development table, Stand July 2026, https://www.immowelt.de/immobilienpreise/bochum.
Vacancy: Zensus 2022: ca. 7,000 vacant dwellings ≈ 3.6% of stock (~3,000 vacant >1 year).
Frequently asked questions
Can I convert a Bochum building into condos?
Bochum currently has fewer conversion restrictions than designated tight markets, but § 250 BauGB designations and Milieuschutz areas can change — verify the specific address before underwriting a conversion play.
Can foreigners buy investment property in Bochum?
Yes. Non-residents can buy property in Bochum without German citizenship or residency. Financing is available to expats and Blue Card holders; non-residents typically need 40–50% equity, German tax residents 10–20%.
What are the total buying costs in Bochum?
On top of the purchase price, budget 6.5% property transfer tax (Nordrhein-Westfalen), about 2% notary and land registry, plus any brokerage/service fee — commonly 8–12% of the price in total.
What rental yield can I expect in Bochum?
Gross yields in Bochum average around 4%, higher in value districts such as Innenstadt / Südinnenstadt and Querenburg and lower in prime locations like Stiepel.
How much is property per square metre in Bochum?
Existing apartments average about €2,511/m² to buy and roughly €8.28/m² cold rent per month, varying significantly by neighbourhood and condition.