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

I would at least have the old windows replaced. I don't know how old you are, but can you still save enough to tackle the other big projects in the next 10 years?

I would at least have the old windows replaced. I don't know how old you are, but can you still save enough to tackle the other big projects in the next 10 years?

How would you, for example, carry out the following work while the house is occupied?
- Underfloor heating for heat pump
- New services (electricity, water, sewage)
- Roof insulation
- Remove and replace hazardous materials

Prefabricated houses are more problematic than a proper house ;). For the year of construction, energetically probably better than solid construction - but harder to renovate. Tearing down and rebuilding surely cannot be your intention? Where do you want to sink €250k in such a small hut?

Energetically, there is nothing good about an energy certificate with just under 150 kWh/m²a. Tear down and rebuild for €250k? How should that work? That would be more like double. What is small about it? The place has almost 200 m² gross floor area. So €1300/m² for an approximately 80% core renovation is not off the mark. For complete core renovations, around €300k are often estimated here in the forum.

How would you, for example, carry out the following work in an occupied condition? - Underfloor heating for heat pump - new services (electricity, water, sewage) - Roof insulation - Tear out and replace hazardous materials Energetically, nothing is good with an energy consumption certificate of just under 150 kWh/m²a Demolish and rebuild for 250 k€? How should that work? That would be more like double. What is small about that? The place has just under 200 m² gross floor area. 1300 €/m² for, let's say, an 80% complete gut renovation is not off the mark. For full gut renovations, around 300 k€ are mostly assumed here in the forum.

Well... what one wants and what one must do are two different things. It can all be done if you want. With 200 sqm there is still alternative space available. However, it is less fun.

Annoying that I'm on the go right now.. Suboptimal from the phone.

I understood Mapio and found it right away.. The rest can get an idea too...

we are 39 and 35


But you talk as if this is a run-down old building... 80% core renovation!?
And the thing with the pollutant is just a suspicion for now, right?

And how do you get 200 sqm?
Ground floor 70
Attic 48
Basement 56
174 sqm approx. on 3 floors with slopes

Energetically, nothing is good about an energy consumption certificate with just under 150 kWh/m²a

For the unrenovated year of construction, it is.

What is small about that? The place has just under 200 m² gross floor area.

I read 120 sqm living area on the ground and upper floors. For €1,300 I then end up at €156,000.

How would you carry out the following work, for example, in an occupied condition?
- Underfloor heating for heat pump
- New services (electricity, water, sewage)
- Roof insulation
- Removing and replacing hazardous materials

Do you have to do electricity, water, and sewage? Check the lines and then decide. Copper pipes could last another 30-50 years without problems. And electricity depends on one's own wishes, not on a "MUST".
I would also do roof insulation. You can check for hazardous materials beforehand; with that year of construction, no nasty surprises are expected.
Heat pumps also work excellently with suitable radiators. You can have it calculated, and then the matter is settled (I have already done this myself).

Complete gut renovations are mostly estimated around €300,000 here in the forum.

We are talking about a still fairly fresh house. Why must one gut renovate? People live in it now and feel comfortable – are they so mistaken or are they just "bums" who are happy to have a roof over their heads? The majority of people in Germany live in such rundown places. Think about that.

Do you need the basement as living space?

But you talk as if this were a dilapidated old building... 80% gut renovation!?

Absolutely not. I am surprised that my words are interpreted so drastically. Other users in other threads would leave even less of older houses than I would :-).
So: a gut renovation means: stripping down to the shell and from there rebuilding the interior and the building services with the goal of achieving a (nearly) like-new condition. Whether the roof is definitely part of the gut renovation is not clearly defined. A gut renovation is by no means a demolition.
By 80% I mean that with your house you don’t have to go all the way back to the shell but could preserve a bit more.

And the thing with harmful substances is just a guess for now, right?

Well, how intensively have you dealt with prefabricated houses so far? Also, a Google search "harmful substances prefabricated houses" is sufficient. In general, prefabricated houses from the 60s to the 80s are problematic. Now your candidate is from the second half of the 80s. At that time, manufacturers were slowly beginning to switch. But that is still no reason for all-clear. Without air analysis, nothing can be done. It is also warned against simply assessing by manufacturer and year of construction, because some manufacturers themselves often don’t know exactly until when stock with harmful substances was still used. Some manufacturers only give the all-clear for construction years from the mid-90s onwards.
I would already be very suspicious if the realtor has not mentioned this fact in the listing. That is an absolute key feature.

And how do you come to 200 sqm?
Ground floor 70
Attic 48
Basement 56
174 sqm, so approx. over 3 floors with slanted ceilings

I wrote "just under 200" and that was an estimate. The gross floor area includes all living and usable areas (as you correctly stated) and there is only a small deduction for the area under the slanted ceiling. But well, whether 174 or "just under 200" – that does not change my argument.
For a decent gut renovation, in other threads rather €2000/m² is assumed.