Is the house price okay?

  • Erstellt am 2016-03-14 11:00:43

JaHu484

2016-03-14 11:00:43
  • #1
Hello everyone,

I have also been dealing with the topic of homeownership more or less intensively for a long time (the last 2.5 years). The property search around Würzburg hasn't offered much on the market since I started looking. My wish is for a not too old house (from around the year 2000).

Now, about 1.5 weeks ago, a house came on the market about 15 km from Würzburg. The place is a very small village (300 inhabitants), so basically there are no shops, doctor, pharmacy, kindergarten, etc. in the village. These are found in the neighboring towns and are not very far away (kindergarten 1 km, shopping, pharmacy, doctor... 5 km). So I would generally describe the location as good, even though the village itself has nothing.

Now about the house:

Purchase price: €338k
Year of construction: 2011
155 sqm
Kfw 70
Solid construction
Plot 500 sqm (fully developed in 2011 for €56k)
Basement (1 room for heating, 1 utility room, 1 storage room (without heating), 1 larger room) all without flooring
Pellet heating with 4 solar panels for hot water and heating
Underfloor heating on the ground floor, otherwise radiators
Kitchen included (new price approx. €12k)
Features all nothing "special", but okay for us
no controlled ventilation system
Small prefabricated garage

The house is not particularly large, so I am suspicious of the stated living area of 155 sqm. I can only come up with this if I include the basement (without the heating room). So also utility room and storage room without heating. The ceiling height is 2.1 m, so one cannot really speak of a living basement, even though I would set up an office in the larger room.
In ground floor + upper floor combined (including hallway, bathrooms and kitchen) I come to about 113 sqm.
Tiles are laid on the ground floor and laminate on the upper floor. There is still a non-insulated attic.

What worries me a bit is the basement. The area is very damp and drainage pipes were laid around the house here. In the basement I couldn’t detect any damp or painted-over spots, nor did it smell musty.
Would one be able to recognize a damp basement already after 5 years, or does that usually only occur later >10 years?
Also, a few cracks can be seen in the rooms on the upper floor, according to the owner these are settling cracks and quite normal for a young property.
The silicone joints between tile floor and wall (exposed plaster) in the living room are cracked. Is this normal too?

Of course, we would inspect the house with an expert before purchase, but maybe there are already some opinions/experiences here.

What also makes me suspicious: The house cost around €305k all-in in 2011 (including the plot for €56k) + around €10k for the outdoor facilities.
The market is empty and prices are high at the moment, I am aware of that. But is it really normal to sell a 5-year-old house about 10% more expensive than it cost new? Or is that exaggerated?

Including incidental purchase costs I come to about €370k here. That makes me think whether I shouldn’t rather build myself and perhaps design the rooms a little bigger, adapt even more to our wishes. I wouldn’t necessarily need a basement now, even if it is nice-to-have.

I’m looking forward to your opinions.
 

Legurit

2016-03-14 11:08:05
  • #2
As you write.. the market is empty
Nevertheless, you should carefully consider whether you want to pay 370K € for a mini house in a prime location. If the land there really costs 100€/sqm, you would be better off with a new build (of course, just a personal opinion).
 

JaHu484

2016-03-14 11:24:25
  • #3
Thank you very much for your personal opinion. One always tries to evaluate a matter objectively, but of course that is not always 100%, so I find other opinions very interesting.
 

nordanney

2016-03-14 11:30:48
  • #4

Settlement cracks are normal.


Yes, if the joints were done immediately and then the screed settled a few millimeters.


Good idea, the expert can also measure moisture in the walls in the basement. If it’s dry, everything is fine.


Supply and demand ;)
 

JaHu484

2016-03-14 11:35:05
  • #5
nordanney, thank you too for your answers!
 

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