Object evaluation – Rough outside-in evaluation possible?

You roughly estimated it, but can you explain a bit more precisely how you arrived at that assessment?

First of all, the house makes a good impression and is fairly energy-efficient (despite oil). But it is still 30 years old. That is the time when many things “get old” (heating, windows, roof, outdated bathrooms, etc.). Pool, sauna, etc., are nice to have but actually don’t add decisive value to a normal property. In addition, the hillside plot is oversized and not optimally usable (stairs, terraces). The location is in a cow village, although fairly close to Dingolfing. Finally, I looked at other properties in the area. No, I did not calculate anything but only made an assessment and compared. Based on that, my 30 years of experience tells me the price could be a bit too high. Just for comparison: a light-flooded architect’s house in a dream location in Dingolfing. Otherwise, some of the somewhat smaller houses locally (110 sqm new build from 2020 with corresponding quality for 500k or 121 sqm house from 1989 with 733 sqm plot and some renovations done for 400k). Based on that, my opinion. In numbers, maybe roughly calculated backwards: land value €200k (800 sqm at €200, rest garden strip). Then €500k remain for 196 sqm house including garden/cellar. If we subtract €50k for the useful cellar, €450k remain for the house = €2,230/sqm living space. That is about 1/3 below today’s production costs. With 100 years of useful life, that would roughly fit the depreciation. But it is not a new building, rather existing property in the countryside. Therefore, the value would slightly go down.

First of all, the house makes a good impression and is quite energy efficient (despite oil). But it is already 30 years old. That is the time when many things become "old" (heating, windows, roof, outdated bathrooms, etc.).
Pool, sauna, etc. are nice to have, but actually do not have a decisive value for a normal property.
In addition, the hillside plot, which is oversized and not optimally usable (stairs, terraces).
The location is in a cow village, albeit quite close to Dingolfing.
Recently, I have looked at other properties in the area.

No, I did not calculate anything, but merely made an assessment and comparison. Based on that, 30 years of experience tells me that the price might be a bit too high.

Just for comparison: light-flooded architect's house in a dream location in Dingolfing. Otherwise, the somewhat smaller houses on site (110 sqm new build from 2020 with corresponding quality for 500k or 121 sqm house from 1989 with 733 sqm plot and some completed renovation measures for 400k)
Based on that, my opinion.

Perhaps roughly calculated backwards in numbers:
Land value T€ 200 (800 sqm at 200€, rest garden area)
Then T€ 500 remain for the 196 sqm house including garden/cellar. If we subtract T€ 50 for the usable cellar, T€ 450 remain for the house = €2,230/sqm living space. That is about 1/3 below today's construction costs. With 100 years of useful life, that would roughly fit the depreciation.
However, it is not a new build, but an existing property in the countryside. Therefore, the value would probably go down slightly.

Thank you very much, that already helps me a lot to expand my perspective with a professional point of view.

Above all, remember that there is no ONE price. Going down from 700 to 650 is only a good 7%. There are uncertainties. With a bag of chips, no one cares, but here the absolute amounts are decisive. And to miss out on the dream property because of 7%?

Hello everyone and a Happy New Year! It has been quiet for a while regarding our search, but we have gained valuable experience from a few viewings.

Now there is a property where your assessment would really help me.

House in Kühbach near Augsburg, very nice location on the edge of a new development area, although the house itself is from 1982 but some renovations have been carried out.

[*]191 m² living space, 1432 m² plot (flat, no hillside)
[*]Built in 1982, Energy rating B (51.1 kWh/(m2a))
[*]Double garage, basement, fireplace (2014), photovoltaic system (8 kWp + storage from 2018) + heat pump (air-water from 2011) underfloor heating except basement and studio above garage), garden shed, roof insulated, ceiling to attic insulated
[*]Various individual modernizations of floors, stairs, bathroom, electrics & windows in individual rooms

The real estate agent already mentioned that especially the older windows could do with a replacement, but otherwise everything is in good condition. We will view it soon. According to the energy certificate, facade insulation and window replacement are proposed as part of larger measures. In my opinion, the roof also looks somewhat worn and is probably still original from ’82 without having been resealed. I am not sure how soon something might come up.

Overall, we like the property very much in many aspects, also the proximity to Augsburg and Munich. Compared to the regional market, I find the price somewhat high, also because there is a bit to do. On the other hand, there is a very large plot, which is rather too big for us, but that should not really be a dealbreaker. Does the large plot drive the price? Rightly so?

According to the real estate agent, the municipality is apparently open to possible further development on the plot. One could therefore consider a subdivision. The only problem would be the access road, as the part to be separated would be effectively behind the house and the driveway would have to lead along the house into the property.

Your rough assessment of a fair price would help me a lot.

Thanks and best regards! Christian

Now I completely forgot the price and the button to edit does not appear under my post.

790,000 EUR plus additional costs -> 861,653 EUR

Property valuation – Rough Outside-In valuation possible?

Upside down Diana Ross or what? - Speak German, idiot! You want something that basically everyone understands and say it only hip in "internäschenell". I suppose it’s supposed to mean: You want to judge a book by its cover, that is, read coffee grounds from exposé pictures of a real estate offer to find out if the place might be worth its price.

House in Kühbach near Augsburg, very nice location on the edge of a new development area, although the house itself is from 1982 but quite a few renovations have been carried out.

So not to be confused with Küblach on ZDF, where ranger Rombach lived. 1982 is several generations of thermal insulation building regulations ago. That was the time of the cheeky 45° walls, underfloor heating already almost standard, and the fading fashion of Bahama beige or moss green sanitary ceramics, as well as the first insulated tropical wood windows; heating was already done more with gas than oil again. Better name the Scout-ID of the offer.