House in Kühbach near Augsburg,
Last time you were still searching in Dingolfing. That is quite far away now. Has something changed professionally or do you really not care that much where you live?
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.
That can be an advantage, especially if you have children who are about the same age as the new development area.
[*]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, insulated roof, ceiling to attic insulated
[*]various individual modernizations of floors, stairs, bathrooms, electrical systems & windows in some rooms
That’s quite a lot. We know little about your situation (age, children, space-consuming hobbies etc.) to be able to assess the house. It is very large, even for a small family.
And the plot will probably cause more work than pleasure. Beyond a certain plot size, satisfaction with it decreases again. This point is significantly below 1400 m² for many people.
The agent already mentioned that especially the still older windows could use a replacement, otherwise everything is in good condition. We will visit soon.
That agent, who wants nearly €60,000 but can’t even manage to create a meaningful listing with more than 6 unprofessional photos (probably not even taken by himself, but provided by the owner) and also without a floor plan, does not seem very high-quality. Accordingly, I would generally interpret his statement with caution.
If the house only consumes 50 kWh/m²a, then I would not necessarily question the windows and doors. The value is good for a house of this construction year with a heat pump.
However, it would be worth questioning who lived in the house and whether it was fully heated—or whether (as is often the case with empty nesters) only the ground floor was heated.
According to the energy certificate, façade insulation and windows are proposed as part of larger measures. In my opinion the roof also already looks a bit worn and is probably still original from '82 without ever having been resealed. I am not sure how soon something might be needed.
I once had a Bauspar contract in a house from the 80s, where the roof looked worn out to me, but he said everything was tip-top and concrete tiles easily last 80 years. On the internet, however, you will find a very wide range of lifespans. Take some photos of a few details—maybe someone here in the forum can say something about it then.
Also, regarding the insulation condition, the listing remains silent in its poor quality, especially about the roof insulation. If it is not yet insulated to full rafter height, you will have to do that (renovation obligation upon ownership change).
In regional comparison, I find the price a bit too high, also because there is a bit to do.
That may well be true, since this offer at this price is primarily aimed at interested parties who want to split the plot and then build (or have built) on the second part.
On the other hand, there is a very large plot—not too large for us, but that shouldn’t really be the issue. Does the large plot push up the price? Justifiably?
See! If you could really split and build (or sell), that makes up a large part of the price.