Case study · Sky Park · Bratislava
An investment apartment in Sky Park.
A completed investment in direct investor ownership, presented with the confirmed property context, invested capital, preparation and current operating result.
- ≈ 5.3% p.a.
- Rental yield
- ≈ 1.2% p.a.
- Capital appreciation
€19,200 / €360,000
(€370,000 / €360,000)^(1/2.5) − 1
- Purchase price
- €300,000
- Mortgage / LTV
- €240,000 · 80%
- Total cash in
- €135,000
- Current value
- €370,000
The historical or current result of a specific property is not a guarantee of future return.
Investment brief
A property required to work economically—not merely look good.
- Objective
- A directly owned apartment prepared to generate rental income.
- Location
- Sky Park in Bratislava’s new downtown.
- Capital
- €360,000 cost basis: €300,000 purchase price plus €60,000 renovation and furnishing. Total investor cash in €135,000.
- Demand
- Local and international tenants and clients staying in Bratislava for work or a longer visit.
The property
Prepared to operate from the outset.
- Living area
- Connected living room, kitchen and dining zone.
- Bedrooms
- Two bedrooms, one with a built-in wardrobe.
- Bathroom
- Bathroom with washing machine and dryer.
- Outlook
- City views from the living area and bedroom.
We publish only confirmed property details. Floor area, floor level and orientation are not disclosed.
Investment logic
Why this specific apartment made sense.
Location
A strong residential address with access to the business district and historic centre.
Product
The layout, standard and operating suitability—not the project name alone—supported the decision.
Demand
The apartment can address more than one source of rental demand.
Liquidity
The future buyer pool was considered alongside current income; this is not a promise of a future sale price.
Acquisition timeline
From selection to current operation.
01
Selection
Opportunity search and first investment assessment.
02
Analysis
Review of the exact layout, standard and rental suitability.
03
Purchase
Acquisition coordinated in Q1/2024 in direct investor ownership.
04
Preparation
€60,000 of renovation and furnishing, part of the €360,000 cost basis.
05
Rental launch
Implementation of the selected rental strategy.
06
Current operation
Day-to-day operation is handled by PropCherry.
Current result
What the apartment currently produces for the investor.
- ≈ 5.3% p.a.
- Rental yield
- ≈ 1.2% p.a.
- Capital appreciation
€19,200 / €360,000
(€370,000 / €360,000)^(1/2.5) − 1
- Gross rental revenue
- ≈ €1,600 / month
- Annual gross revenue
- ≈ €19,200
- Management fee
- €3,840 / year
- Investor ownership
- 100%
Monthly income can change with occupancy, pricing, seasonality and operating costs. The current result is not guaranteed.
Today’s view
What we would evaluate if buying a similar apartment now.
- Current asking price
- Total capital including preparation
- Realistically achievable rent
- Operating costs
- Exact unit characteristics
- Competing supply in the project
- Parking
- Future buyer pool
Roles in this acquisition
Who did what.
Bratislava Invest coordinated the search, analysis and acquisition. Legal review, tax matters and notarial steps were handled by the investor’s own appointed specialists, and day-to-day rental operation now sits with PropCherry.
This division of responsibility is the same one described on our pricing and about pages: we do not provide legal, tax or financing advice, and we do not operate the property ourselves once it is rented.
Gallery
The completed apartment.
Transparency
Service fees
The fees charged by Bratislava Invest and its operating partner, stated in full.
2%
Search and purchase: 2% of the purchase price
- Basis
- of the property purchase price
- What it covers
- Investment brief, market search, shortlist, property-level investment analysis, comparison of candidates and acquisition coordination.
- When it is charged
- A €1,000 advance is paid at the start and credited toward the total fee. The balance is paid when the reservation agreement for the selected property is signed.
15%
Renovation and furnishing coordination: 15% of the works and furnishing budget
- Basis
- of the works and furnishing budget
- What it covers
- Scope definition, contractor selection and coordination, schedule, quality control and handover of a rental-ready apartment.
- When it is charged
- Only if you order this follow-on service. Charged on the actual works and furnishing budget.
20%
Short-term rental management: 20% of gross accommodation revenue
- Basis
- of gross accommodation revenue
- What it covers
- Short-term rental operation: pricing, distribution, guest communication, cleaning and maintenance within the agreed scope.
- When it is charged
- Only if you use short-term rental operation. Charged on gross revenue as it is earned.
Only the 2% search and purchase fee applies to every acquisition. The 15% renovation and furnishing coordination fee and the 20% short-term rental management fee are charged only if you use that follow-on service.
Costs and fees
Fees on this investment, in euros.
The rates are the same on every investment. Fees are not part of the three headline metrics, so we present them separately.
- Search and purchase — 2% €6,000 · 2% of the €300,000 purchase price
- One-off fee, included in the €135,000 total cash in.
- Renovation and furnishing coordination — 15% €9,000 · 15% of the €60,000 budget
- One-off fee, included in the €135,000 total cash in.
- Short-term rental management — 20% €3,840 / year · 20% of €19,200 gross revenue
- Ongoing fee. Input assumption: approx. €1,600 per month is gross accommodation revenue.
- Financing — mortgage at €240,000 · 80% of the purchase price
- Purchase equity €60,000.
Sources and methodology
Every figure on this page comes from one specific transaction we completed and from its subsequent operation. It is not a market average or a modelled example.
- Confirmed inputs: purchase price €300,000, renovation and furnishing €60,000, total cost basis €360,000, mortgage 80% of the purchase price = €240,000, purchase equity €60,000, gross rental revenue approx. €1,600 per month = €19,200 per year, current estimated value in August 2026 €370,000.
- Service fees: search and purchase 2% of €300,000 = €6,000; renovation and furnishing coordination 15% of €60,000 = €9,000; short-term rental management 20% of €19,200 per year = €3,840 per year, assuming €19,200 is gross accommodation revenue.
- Total investor cash in: €60,000 purchase equity + €60,000 furnishing + €6,000 purchase fee + €9,000 coordination fee = €135,000.
- Rental yield: €19,200 / €360,000 = 5.33% p.a., displayed as approx. 5.3% p.a. Gross, before the management fee, other operating expenses, financing and tax.
- Capital appreciation: (€370,000 / €360,000)^(1/2.5) − 1 ≈ 1.10% p.a., displayed as approx. 1.2% p.a. Period assumption: purchase in Q1/2024 taken as 1 March 2024, valuation as of August 2026, i.e. 2.5 years. Unrealised gain €370,000 − €360,000 = €10,000 against the total cost basis.
- Return on invested capital: €19,200 / €135,000 = 14.22% p.a., displayed as approx. 14.2% p.a. Gross rental revenue divided by total investor cash in, before mortgage payments, other operating expenses and taxes. It is not a net yield.
- A full post-financing cash flow or ROE would require the interest rate, the amortisation schedule, principal repaid and every operating cost. Those inputs are not confirmed, so we do not publish them.
- With direct ownership the return is not guaranteed. No figure on this page is a contractual guarantee of return.
Official sources
- Zdaňovanie príjmov z prenájmu nehnuteľnosti — Finančná správa SRAktuálne pravidlá pre zdaňovanie príjmu z prenájmu a súvisiace povinnosti prenajímateľa.
- Daň za ubytovanie — oficiálne informácie mesta Bratislava — Hlavné mesto SR BratislavaPovinnosti prevádzkovateľa ubytovania, ohlasovacia povinnosť a aktuálne platné sadzby.
The methods and examples shown here are informational. They are not investment, legal or tax advice, and no historical or current result guarantees future performance.
Last updated:
Ďalej
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