Single-family house from 1987. Evaluation of the price and the "necessary" work

And what about all the properties that were sold at "moon prices" over the past two years? Unless the seller absolutely has to sell by tomorrow and you are not the only interested parties, the price won't change much.

He has to sell quickly, interest rates won't get any lower, but the relative incomes of buyers will. Energy costs are exploding and his house is an energy black hole.. ;)

yup on his own... That's why... He will definitely have many interested parties.. but whether they all have a bank approval is the question.

He will not ask on his own if he had potential buyers (not to be confused with potential interested parties ;))
So it looks rather good for you :)

A quick short update:

What we didn’t have on our radar at all:
The renovation can be completely financed with a KWF loan at 0.65%. That opens up completely new possibilities. With €100,000 - €150,000 at these conditions, the house can be converted into an efficiency house 70 or 55. This also significantly reduces the monthly (heating) costs. Additionally, there are repayment subsidies from KW of €12,000 - €18,000 depending on the energy standard achieved.

My wife had a quick phone call with the realtor again yesterday to make sure he didn’t misunderstand me via email *facepalm* :D

Today I received an email from the realtor
"... for further decision-making I am sending you documents regarding the property....."
Including the construction description and the building permit

Can anything still be inferred from this? (short excerpts)
- Reinforced concrete slab on strip foundations
- Basement: Exterior walls: 36.5 cm or 30 cm masonry
        Interior walls load-bearing 24 cm
        Interior walls non-load-bearing 11.5 cm
- Ground floor: Exterior walls 19 cm Fischerhaus wall element, large panel construction*
        Interior walls load-bearing 12.5 cm " " "
        Interior walls non-load-bearing 12.5 cm " " "

- Above ground: floating screed, thermal insulation under living rooms**, foil, gravel

* large panel construction
Can anything be inferred here? Good insulation present?

**thermal insulation under living rooms**,
But that doesn’t mean the basement ceiling is insulated, right? I don’t quite remember exactly how the basement ceiling looked

Well, we will definitely visit again and talk to the owners.
My feeling tells me that the price is far from fixed.
Our strategy: play the emotional card, grew up here, perfect location for us, daughter goes to kindergarten here, etc. Considering the enormous costs for the renovation (they don’t need to know about the 0.65% KFW loan :) ) call out a price of exactly €500,000... then end up at €510,000 - €520,000 in the end. I think they won’t go straight from €540k to €500k

With regard to the monthly payment -> all good
€100,000 - €150,000 budget for renovation -> should be enough
€60,000 budget for renovation / furniture -> should be enough

Due to all the conversion measures, heating costs will also go down well, I think.
Reserves are of course built up monthly but no longer so important, as everything is new anyway...

What do you think about it?

With €100,000 - €150,000 under these conditions, the house can be converted into an efficiency house 70 or 55.

55 is already a challenge (I speak from experience).
Otherwise, the conditions from KfW are really good! I currently have a customer who is building new (commercially) – he is getting 45% of the construction costs at 0.01% effective!!!

**Thermal insulation under living spaces**,
But that doesn’t mean the basement ceiling is insulated, right?

No, that is a small insulation under the screed.

Due to all the conversion measures, the heating costs will go down significantly, I think.

Yep.

Provisions are of course made monthly but are no longer that important since everything is new anyway...

Yep.

With €100,000 - €150,000 at these conditions, the house can be converted into an efficiency house 70 or 55.

I find that ambitious :-) especially since you can't go into EL for KFW. I would at least calculate that carefully again.

sporty? what would you calculate? - 13 windows (not floor-to-ceiling) 4 balcony/terrace doors (no sliding doors) - new roof including insulation approx. 130m² - insulate basement ceiling - exterior insulation approx. 125m² - (new heating system) Own work is possible to a certain extent: The FAQ of the KfW states that material costs for renovation measures carried out as own work are subsidized. However, the work must be performed properly. An energy efficiency expert must confirm this and the incurred material costs informally. Removing the roof covering will hardly count - I can do that myself The basement ceiling I can do myself - does not have to go through KFW Exterior insulation, insulating and covering the roof, and heating remain. That should not fit? The project would run through an energy consultant anyway... he looks at what needs to be done... For all trades, I have acquaintances/friends, so I can already count on some "bonus"...