Spueli85
2022-09-03 22:28:03
- #1
Hello everyone,
we (she 36, he 37, son 1) have a buying opportunity for a semi-detached house built in 1954 with the last renovation in 1974.
(BW, Karlsruhe surroundings) Semi-detached house with 165 m² living space on a 607 m² plot. For us the location (kindergartens, doctors, shopping facilities, proximity to train station, etc.) is very good. Land value according to Boris 570€ per sqm. Purchase price according to the advert 498k.
In conversation with the seller, he voluntarily already lowered the price to 480k.
a) How do you assess the realistic price?
There were apparently already several interested parties. Their financing apparently failed.
We would like to inspect the house again at the next viewing, preferably with an expert and also an energy consultant.
b) Where can one find a competent [expert]?
We have a monthly net income of about 5800 euros without bonuses / special payments.
This could / will likely increase significantly in the coming years (1k net in the foreseeable future).
We have about 270k equity for the house.
The maximum monthly installment for us would be 2500 euros.
When the salary increase comes, I would partly use it for special repayments.
Today, we viewed the house with rather low expectations.
By chance, we were able to meet the neighbors in the other semi-detached house and had a very friendly exchange.
We were able to visit their modernized semi-detached house. We really liked it and it showed us the possibilities that this property holds.
The semi-detached house was used as a two-family house. The grandparents of the seller lived downstairs and his parents upstairs.
Most recently, the seller's father lived alone in the house.
The semi-detached house is heated by a night storage heater and, according to the seller, the last consumption was about 10,000 kWh.
But according to the seller, the elderly gentleman was very sparing and only inhabited the upper floor and attic.
The basement is unheated and uninsulated.
The condition of the house (our layman’s opinion) is okay for the age.
The windows (plastic windows, double glazed) were also okay.
But basically, it is a complete renovation.
The basic layout of the house is very practically square. For our wish, we would like to move a few walls (according to the plan all except one, no load-bearing walls). Our wish / idea is:
Everything (floor, walls, electrical, windows, etc.) newly done.
Enlarge the windows in the kitchen or replace them with glazed doors.
The terrace is adjacent to the kitchen.
The terrace must also be newly done.
Heating:
Everything new. Heat pump + underfloor heating on all floors.
The basement would remain unheated and insulated additionally on the house side.
Roof:
Roof fully renovated. Tiles, roof insulation and photovoltaic system.
Attic:
Renovate, possibly divide into two rooms, additional skylights.
Upper floor:
Enlarge the bathroom (reduce the former kitchen), new
Convert the former kitchen into a bedroom
Put up a wall between former living room and dining room so that two children's rooms can be created.
Install two additional windows.
Ground floor:
Remove the wall between living room and dining room.
Install two additional windows.
New bathroom
Add a Swedish stove / fireplace.
Wishes / ideas:
Possibly also shift or remove the wall to the kitchen (load-bearing).
The entrance door / wardrobe + bathroom is currently “behind” the house.
Our idea would be to have this on the side of the house. This would completely change the basic layout on the ground floor.
Whether this will be approved is questionable. For a house in the area, a similar building application was not approved.
There the entrance was supposed to be moved from the back to the front of the house.
Exclusive wish:
Not enlarge the windows in the kitchen but create an opening and instead of the terrace have an extension winter garden.
This will probably be much too expensive, so only a dream / wish.
c) We estimate this renovation without any experience at about 300k. How realistic is this estimate?
What have we forgotten / overlooked?
d) We have no idea what alternatively a demolition and new build would cost?
Is that financially more sensible?
Next to the semi-detached house there is also an outbuilding (garage, pigsty (unused), chicken coop, workshop).
We would like to use the garage for bicycles, garden tools, etc.
In the remaining part, we would partially remove walls and use it as a covered dining area + garden kitchen in the garden.
The last part would be a small workshop. In the attic we would set up a wood storage for the Swedish stove / fireplace.
Next to the semi-detached house, our idea would be to build a carport including a high-voltage connection for two cars.
If possible, the entrance to the house would also be there.
We are both not very skilled in handicrafts but have craftsmen in our circle of friends.
Simple own work should therefore be possible.
Thanks a lot for your help and assessment.
Niels
we (she 36, he 37, son 1) have a buying opportunity for a semi-detached house built in 1954 with the last renovation in 1974.
(BW, Karlsruhe surroundings) Semi-detached house with 165 m² living space on a 607 m² plot. For us the location (kindergartens, doctors, shopping facilities, proximity to train station, etc.) is very good. Land value according to Boris 570€ per sqm. Purchase price according to the advert 498k.
In conversation with the seller, he voluntarily already lowered the price to 480k.
a) How do you assess the realistic price?
There were apparently already several interested parties. Their financing apparently failed.
We would like to inspect the house again at the next viewing, preferably with an expert and also an energy consultant.
b) Where can one find a competent [expert]?
We have a monthly net income of about 5800 euros without bonuses / special payments.
This could / will likely increase significantly in the coming years (1k net in the foreseeable future).
We have about 270k equity for the house.
The maximum monthly installment for us would be 2500 euros.
When the salary increase comes, I would partly use it for special repayments.
Today, we viewed the house with rather low expectations.
By chance, we were able to meet the neighbors in the other semi-detached house and had a very friendly exchange.
We were able to visit their modernized semi-detached house. We really liked it and it showed us the possibilities that this property holds.
The semi-detached house was used as a two-family house. The grandparents of the seller lived downstairs and his parents upstairs.
Most recently, the seller's father lived alone in the house.
The semi-detached house is heated by a night storage heater and, according to the seller, the last consumption was about 10,000 kWh.
But according to the seller, the elderly gentleman was very sparing and only inhabited the upper floor and attic.
The basement is unheated and uninsulated.
The condition of the house (our layman’s opinion) is okay for the age.
The windows (plastic windows, double glazed) were also okay.
But basically, it is a complete renovation.
The basic layout of the house is very practically square. For our wish, we would like to move a few walls (according to the plan all except one, no load-bearing walls). Our wish / idea is:
Everything (floor, walls, electrical, windows, etc.) newly done.
Enlarge the windows in the kitchen or replace them with glazed doors.
The terrace is adjacent to the kitchen.
The terrace must also be newly done.
Heating:
Everything new. Heat pump + underfloor heating on all floors.
The basement would remain unheated and insulated additionally on the house side.
Roof:
Roof fully renovated. Tiles, roof insulation and photovoltaic system.
Attic:
Renovate, possibly divide into two rooms, additional skylights.
Upper floor:
Enlarge the bathroom (reduce the former kitchen), new
Convert the former kitchen into a bedroom
Put up a wall between former living room and dining room so that two children's rooms can be created.
Install two additional windows.
Ground floor:
Remove the wall between living room and dining room.
Install two additional windows.
New bathroom
Add a Swedish stove / fireplace.
Wishes / ideas:
Possibly also shift or remove the wall to the kitchen (load-bearing).
The entrance door / wardrobe + bathroom is currently “behind” the house.
Our idea would be to have this on the side of the house. This would completely change the basic layout on the ground floor.
Whether this will be approved is questionable. For a house in the area, a similar building application was not approved.
There the entrance was supposed to be moved from the back to the front of the house.
Exclusive wish:
Not enlarge the windows in the kitchen but create an opening and instead of the terrace have an extension winter garden.
This will probably be much too expensive, so only a dream / wish.
c) We estimate this renovation without any experience at about 300k. How realistic is this estimate?
What have we forgotten / overlooked?
d) We have no idea what alternatively a demolition and new build would cost?
Is that financially more sensible?
Next to the semi-detached house there is also an outbuilding (garage, pigsty (unused), chicken coop, workshop).
We would like to use the garage for bicycles, garden tools, etc.
In the remaining part, we would partially remove walls and use it as a covered dining area + garden kitchen in the garden.
The last part would be a small workshop. In the attic we would set up a wood storage for the Swedish stove / fireplace.
Next to the semi-detached house, our idea would be to build a carport including a high-voltage connection for two cars.
If possible, the entrance to the house would also be there.
We are both not very skilled in handicrafts but have craftsmen in our circle of friends.
Simple own work should therefore be possible.
Thanks a lot for your help and assessment.
Niels