Purchase opportunity single-family house from the 80s - risk?!

I often see the fallacy here that "being able to buy" is the same as "wanting to buy at the old price." With an interest rate increase from 1% to 4%, the loan over a term of 25 years becomes 40% more expensive. For the same house. Added to that is the uncertainty about future costs; in the medium term, no one can reliably predict the gas price. We will probably no longer see 30c, but whether it will be closer to 15c or 20c is hard to say. With a budget of 100k, I would no longer call it renovation; we are already in the area of [Sanierung].

Does the seller have to have an energy certificate prepared before the sale?

Yes, it is mandatory. Unless you explicitly waive it.

Roughly, we have budgeted 100K for modernization and partial repairs. Knowing full well that we will replace windows: solid wood from the construction year, and doors prospectively as well.

I am always surprised that so much modernization is done: have you ever considered that valuable wooden windows don’t need to be replaced if they are in good condition? Or that doors can be painted? You would probably be more liquid then ;)

Yes, it is mandatory. Unless you explicitly waive it.

I am always surprised that so much modernization is done: have you ever considered that high-quality wooden windows do not need to be replaced if they are good? Or that doors can be painted? You would probably be more liquid then ;)

Yes, I would only change the glass. The equipment of the house is good, so I would actually only "spruce up" many things. Bathrooms, walls and some floors do need to be done though. Plus the kitchen. 100K are relatively quickly allocated there.

I would say wait and see with you now. There is some personal, emotional unrest at play right now... It’s just a house.

but since we really want the property, I don’t want to hold a gun to the buyer’s head...

Held at the head of your wallet, the gun is worse for you. First eliminate your weak point, not buying the house with a clear mind.

Something like this could also happen to the OP: The house goes to the realtor, who can’t fulfill his promises, and half a year later the seller contacts the OP again.

What do you mean by “ruthless offer”? To come before the brokers’ assessment? I don’t think that interests the seller. He wants to gauge the price

That’s exactly what it’s about, and if necessary you practice it in front of the mirror or in a role-play with a good friend: selling a house is a business among adults. If the seller wants to “play price teasing,” you have to make it clear to him that you will not play along. By a ruthless offer I mean: the offer must be reasonably time-limited and linked with the note that the seller does not need to come to you regretfully anymore if the broker blabbermouth leaves him out in the rain. The offer must of course be fair, so not with the intention on your part to gauge how far the seller will let himself get ripped off. Mention his price expectation and set it against the deduction arguments, without leaving out positive points. Speak with the same persistence as in the guide of a structured sales rep “Mr. Customer” stands. Mention your fear of rising gas prices only very incidentally and with the addition that of course it is not the duty of a builder to foresee the market conditions at the time of sale when choosing the heating (but then return to the tear gland of your wallet). You have to convince the seller and outdo the broker’s smooth talk with eloquence – not with a bid that exceeds the broker’s dream clouds as a higher number. 1. Stand naked in front of the mirror 2. Close your eyes and take a minute to 3. Imagine you’re wearing an expensive suit; 4. Now speak your text and 5. Proudly remember how convincing your voice sounds now. That’s how it works in the price negotiations too. You beginners always pay way too much – sorry, that had to be said now :-)

Well, if the house is definitely wanted, you can also tell the seller that he can save himself some work and that you will pay any asking price anyway, as long as you manage to get the financing...

Yes, that would be nice. Unfortunately, the location and the house are "too" good. Sure, many interests currently fall through the cracks, but in certain popular locations there is always someone who "can buy" (regardless of the economic situation). We are not talking about a high-end luxury house here; many people think longer and wait in that case.

This is not your first time in this situation. After the initial enthusiasm, there is always a bit of sobering up. And what is very clear is – there will always be another house. What still sells today is the truly prime location – where lawyers, CEOs, and others live. Is that the case here? Or is this just a conveniently fitting location for you? Because "not a high-end house" and high price contradict each other today. Therefore – go to the financing advisor, have the house evaluated by the system, calculate your credit limits, and consider how much you could pay at most (what will the bank still give you today?), and how much you actually want to spend monthly. Especially with high operating costs due to gas. Probably, no value like 600,000 (2021) + 10% + renovation will come out for a 40-year-old house.