Hello everyone,
after all the input, I would at least like to report back with a detailed account of the viewing.
We still like the basic layout of the house very much. The floor plan had already suggested this.
We find the location, surroundings, and infrastructure very good.
Regarding the subject "modernized single-family house" (this is how the exposé starts the description), we are rather disappointed.
Year of construction 1983: OK. But by modernized, I understand that the house is comprehensively maintained and gives a well-kept impression, or in other words, I don't start with >20 modernization and maintenance projects.
The pictures in the exposé make it look considerably better than we perceived it with our own eyes.
There are indeed individual rooms and some windows that have been modernized.
However, the entire viewing went along the lines of: "Here a little, there a little, no problem at all."
But if we are talking about >20 small things, that is no longer a small matter for us. On top of that come the bigger jobs.
This applied to almost all rooms:
[*]Windows need to be completely replaced in the so-called studio above the garage, as they were already rotten. The room is poorly heated and therefore colder, which favors moisture. A better heating system should be installed here – probably underfloor heating would be best.
[*]The walls in some places are affected by moisture, also on other skylights in other rooms. We could not comprehensively assess this issue, but it made us suspicious.
[*]It feels like they want to paint over everything paintable and replaster at least in many places. Here and there floors have no trim. Simply a ton of small things – maintenance issue.
[*]A typical, attractive 80s guest WC was left as is – we wouldn’t want to keep it like that.
[*]It looks like nothing has ever been done to the basement. Windows/shafts also seemed a bit neglected.
[*]The large garden appeared unkempt to us. Outside, you want to paint over everything you see. Everywhere you want to tidy up and refresh things.
[*]Terrace and balconies need modernization. Peeling, broken tiles.
[*]The roof, so-called Frankfurt pan tiles, as concrete tiles, still original. According to my research, you should take care of it after about 50 years. In my opinion, the roof also needs attention (soon). Here are a few pictures showing the current condition.
[*]Electrical system and rough wiring still original. When researching, I keep coming across 30-50 years as a reasonable modernization cycle.
[*]In my opinion, the façade could also do with a new coat of paint (at least cleaning) and a more modern appearance (but I consider that a matter of taste). If you do that, façade insulation, which is also recommended on the energy certificate, would be a good idea at the same time.
In the end: projects, projects, projects. I could continue listing. Each considered in isolation is probably okay, but in total, too much for us.
I understand that this is not a new build, but there is still a wide spectrum between old & well maintained and this property.
The house has a lot of potential in the basic setup – but before a feel-good atmosphere arises for us, there is a lot to do.
...and this brings us to the main point: For this, 790k is way too expensive for us. Roughly estimated, we would have to lay out a solid six-figure sum to bring it to the standard we would like to see and actually expected (not including time and stress). Suddenly we are in the range of 1 million. As a homeowner, there is always something to do, but this extent?
Personally, I would not pay more than 600K for the property in its current state and condition.
PS: Regarding the topics mentioned:
Fireplace: According to the agent, only for pleasure.
Smell: None was noticeable, but it was also cold. Not far is the mentioned breeding farm. However, we saw cattle there, no pigs.
Plot: Division totally pointless, for me the rear part is without exception to be counted as garden area.
Thanks again for the inputs.