Evaluation of a single-family house built in 1982 with a questionable floor plan

Hello everyone,
I am considering buying a single-family house, not yet viewed.
Scout ID 126812574 / The floor plan can also be viewed without registration via the link with the 360° view. (best opened in a new window by right-clicking)

Built in 1982
According to the agent, 170m² living space including a granny flat
Masonry with 30cm stones, I believe the basement is made of concrete and can be accessed from the valley side at the front, at the rear you can walk out level from the raised ground floor (I’ll call it the ground floor)
Unfortunately, there is only a wooden beam ceiling between the ground floor and the attic. The basement ceiling is concrete.

Almost all rooms are spread over the ground floor, plus there is an attic studio (very high knee wall, really well usable). The rest of the upper floor (i.e. in the lower part of the plan) still has a loggia (roof recess clad with wooden panels) and an attic without headroom with solar panels on the roof.

I roughly calculated the room sizes from the floor plan:
Ground floor:
Living room 31.5
Study 12.8
Grandparents’ room 20.8
Parents’ room 16.32
Children’s room 13.75

Upper floor:
Office 31.5m²
Loggia
Attic

Basement:
Rooms for oil heating, swimming pool, garage in the house
I only know the granny flat (rented) from the plan; presumably, it is about 30m² of living space + bathroom and kitchenette.

Outdoor areas:
Large terrace, concrete wasteland
The garden is limited to hedges on two sides, otherwise mostly lawn and many paved concrete slabs on the path to the side entrance and the granny flat.
There is a large front garden and a large driveway; the rear area seems spacious due to the partially open view into the neighboring gardens but is not large compared to the property size.

How would you rate the price? (600k€, apparently hardly any room for negotiation). I estimate the renovation work as quite extensive. On the ground floor, living room, kitchen, hallway and study are largely unplastered. So you look at the white-painted bricks.
No guest WC, 2 bathrooms from the year built.

The heating system is about 25 years old (Viessmann oil heating), so it will need to be replaced soon.
The granny flat was renovated once and is therefore, according to the agent, in good condition compared to the rest.
There is an offer of about 200k-250k € for modernizations (replacing heating, changing floor coverings, "filling" walls and ceilings, replacing all windows, creating a wall opening in the kitchen, including some goodies in the basement like a wall opening in the oil storage, renewing tiles, repairing plaster), but this is still slightly above my budget.
Things like outdoor facilities and insulation are not included yet either, but are not very important to me.

I can spend about 170k€ on the renovation (subsidies not yet considered).
I want to contribute my own labor; I’m not clumsy, but for now, I want to exclude that from the price considerations.

What I especially like about the house is the location and apparently good building substance; the basement is currently neglected/somewhat run-down, apart from the swimming pool, heating, sewage pipes and others hang from the ceiling or walls in every room; there is a man-high hot water tank in the hallway. Not a pretty sight at the moment, but it has a lot of potential if one invests a lot of money eventually.

What puts me off are the concrete orgies on the terrace and driveway as well as the proportion of uppercase letters in the property listing.
Together with the low roof pitch, it already feels quite brutal, like a typical building from the 70s.

I initially have very general questions; more concrete ones will arise only after a viewing.
How do you assess the floor plan for a family with two small children? Is it well usable, or am I fooling myself?
Is the purchase price too high? Is it even worthwhile to hire an appraiser given my renovation budget?
What should I pay particular attention to during a viewing?

How would you rate the price? (600k€, apparently hardly any room for negotiation).

As a first assessment, I would deduct the value of the land from the purchase price, then you can better evaluate the house. What is the standard land value there?

Is it even worth hiring an appraiser with my renovation budget?

Your renovation budget is not small, but if the roof, for example, has serious defects, it will get uncomfortable. I assume you are also planning less than a complete core renovation. I would get an appraiser. But the first viewing without one, until you can be sure you want the house. Currently, it sounds like your opinion on the property is still wavering.

How do you rate the floor plan for a family with two small children? Is it well usable, or am I fooling myself?

I would say the floor plan suits a family of four. -edit- I couldn’t find the granny flat in the floor plan. Where is it?

I am considering buying a single-family house, have not visited yet. Scout ID 126812574

I like this considerably better than the one recently in Hofheim – Idstein is also a great location. Wiesbaden, Limburg, Frankfurt close by, accordingly in the Taunus and not far from the Rheingau.

BJ82

The bathroom makes me seriously doubt. I had the floor tiles in my previous apartment (built 72), and even 30 cm exterior walls were already rare in 1982. However, I do not understand what you mean by the "questionable floor plan": apart from the tandem garage, I don’t see a single drawback with this property. I wouldn’t need my own swimming hall, but such things are a good indicator of the maintenance condition of a "villa". Overall this looks very much like neither a vacant nor otherwise run-down affluent house. I also find the price appropriate for the location, not suspicious but within a reasonable range. The granny flat is probably the blurry shape drawn under the terrace? If the pictures are current, I would say: except for the stylistic stagnation, a flawless property.

Thanks for the feedback!

What is the standard land value there?

817m²*280€ = 288,760€
Offer price minus land value = 308,240€

if, for example, the roof has serious defects, then it gets unpleasant.

Large water stains (more meters than decimeters in diameter) can be seen on the floor boarding in the attic on the 3D images, especially under the windows, but supposedly the roof is tight. I find that credible, since the sleeping area is under the wooden beam ceiling. If it were still leaking, it should drip through there eventually. (Forced ventilation is present)
The attic is completely clad with wood, how can the condition be assessed?

You are probably planning less than a complete core renovation, I guess.

Yes, definitely less. Mostly these are enhancements + heating + windows. But does it make sense to do the walls if there are 40-year-old pipes underneath?

Currently, it sounds like your opinion about the property is still fluctuating.

That’s correct, so other opinions are welcome. On the one hand I’m trying to rationally assess whether the price and renovation budget are sufficient to make it nice, and I want to be as ruthless with myself and open to the forum as possible. ;)
The other thing is that I actually find some aspects of the building ugly. Roof pitch, huge transparent corrugated roof over the terrace, exposed concrete on the terrace in all directions, exposed concrete slabs and stairs, huge (concrete)paved driveway, retaining walls made of unplastered concrete...
What attracts me primarily is the good location and the nice view.

I couldn’t find the granny flat in the floor plan. Where is it?

In the plan bottom left, probably formerly an adjacent room to the swimming pool.

The other thing is that I actually find some aspects of the building ugly. Roof pitch, huge transparent corrugated roof over the terrace, exposed concrete on the terrace in all directions, exposed concrete slabs and stairs, huge (concrete) paved driveway, retaining walls made of unplastered concrete...

Except for the roof pitch, these are points that can be fixed with very little money. They would be of concern to me only last. In my opinion, a reasonable house at first glance for a reasonable price. Whoever has/had the money to afford a pool has also paid for decent construction quality. Very usable for 4 people. P.S. The "only" painted stones, meaning unplastered walls, were once really modern and people paid a lot of money for that. You can work with that without having to plaster everything immediately.

The bathroom makes me seriously doubt. I had the floor tiles in my previous apartment (built in '72), and even 30 cm exterior walls were already rare in 1982

I have doubts too! That's why I wrote at the beginning, it looks like it's from the '70s, especially all the concrete.

However, I don't understand what you mean by the "questionable floor plan": apart from the tandem garage, I find no drawback in this property.

In brief: I have never lived in a bungalow, I have doubts about living on one level. Otherwise, the hallway is way too large, the living room comparatively a bit too small, I find the bedroom with a window to the terrace strange, the kitchen is difficult to furnish because there is a door to the garden leading to the second terrace, but then too little space to leave shoes when going into the garden. Opening the kitchen/living room wall doesn't make arranging the furniture any easier either. Admittedly, none of this is so dramatic, but I'm concerned.