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

25,000 kWh for gas currently costs about €600 per month!!!!!!!! So I quickly withdraw my statement that the energy performance is not bad, or the residents must have had a permanent sauna.

Otherwise, the house looks well maintained. Something has been done on it now and then.

First, you can call Fischer and ask what materials were installed. The company is still active.

First measure: Insulate the roof (the roof looks great from the outside)
Second measure: Insulate the basement ceiling and stop heating the basement (you can also use the gaming room with a sweater)
Third measure: New windows
Fourth measure: With the above renovations, have the energy consumption checked and consider switching to a heat pump (HP)
Fifth measure: Heat pump with new 33-type radiators
And only then cosmetic measures.

Even though it seemed yesterday that SaniererNRW123 and I were not quite on the same wavelength: I agree with the above post almost entirely. I see the gas costs rather at €500/month, not at the €360 mentioned in another post. If you check current prices, the gas levy is still missing – and that alone (at 5 ct/kWh) costs over €100 per month for this house and is added on top of the quoted prices.

Furthermore, I would still consider underfloor heating. You can also mill it into the screed without renewing the screed itself (I learned that here in the forum). You wrote that you don't really like that, but keep in mind that modern underfloor heating does not cause the floor to get scorching anymore.
All this, however, is a minor issue.

What we can hold on to is:
a) The house is massively overpriced. My recommended €490k was based on the assumption of a solid (masonry) house. Prefabricated houses usually have a flat deduction of 20% in valuation guidelines and additionally a shorter economic lifespan, which brings another 15% deduction. That is exactly what the banks will tell you and your "competitors" if they want to get about €600k (minus some equity) from there.
b) The realtor concealed the fact that it is a prefab house in the listing and did not submit an indoor air analysis, which should actually be standard for houses of suspicious construction years. He is clearly relying on the ignorance and naivety of buyers. Or the analysis was done after all, but the results are "not helpful."
c) We talked about energy consumption. A clean slate must be made before moving in.

this really dampens my intention to buy :/

Exactly the right approach! First emotionally detach yourself and then proceed with a clear head.
My new strategy proposal: wait and see what happens. The place will not be sold that quickly.
Want an example? Immoscout ID 132409391 has been online for about three months. Also a prefab house. First price €750k. Second price (about 5 weeks later): €690k, now €635k. It’s a bit like a reverse auction. And it will continue for a long time.

And if you want something from Remscheid: search for ID 4578147 in the Mapio archive. This prefab house is seven years younger than yours (which is a completely different generation regarding pollutants), has a bigger plot, and still only €300k. This price was the last before the listing was removed, so it is assumed that it was sold in this price range. That should be a fair price.

Can you roughly say how much it helps to replace the windows? Plastic triple-glazed?

I would guess that with roof insulation, basement ceiling insulation, new windows, and switching to a heat pump, you can reduce heating costs to €150 per month (with an electricity price of 40 cents).

Windows alone won't help you, because in the end it doesn't matter whether it's €500 per month or just €420 per month.

Ouch.. 25000 kWh is actually a neck breaker. I would calculate backwards and take current prices into account. I definitely don't believe that the gas price will "normalize" to old levels. Rather, that we will hopefully stabilize at 20 cents sometime. Do you have that much equity if the bank's valuation is significantly lower?

Two weeks ago, if I read that correctly, a single-family house from 2018/19 in a prime location and similar size 120sqm (plot 200 sqm smaller) was too expensive for you at just under €600k? And now you're considering here? :rolleyes: Similar price and additional high monthly costs or €600k + €150-200k renovation. This property is then not at all up for discussion.

First of all, thanks for your always detailed answers :)
May I ask what you do for a living?

I will now wait and see to what extent the realtor comments on the topic of pollutants. The owners are on vacation until 24.8. The viewing took place with the son and the realtor. Not much will happen until then anyway. The realtor just said he has no further viewings planned.

That’s also my point now: He is very sure. No idea if he is playing on the buyers’ ignorance etc.
I can hardly assess the value of the house, I only know that the location makes up for a lot here. It’s not called the 3 L’s for nothing -> Location Location Location
The house is, apart from the 25,000 kWh, almost a kind of dream house, the location is really perfect and the house with the plot is totally appealing.

Then there’s the matter of acting rationally again... I would probably act more emotionally... oh, no idea :D :/


Can you just throw some numbers out there?
What do these cost:
- Basement ceiling insulation
- Roof insulation
- Windows
- WP


I see it a bit more optimistically. Who else should be able to afford such houses? The gap is widening more and more, yes. But then it would just look like this -> House or doghouse

Regarding equity.
If the house valuation turned out as "catastrophic" as predicted by , we would still probably get the house through our equity. But then there would be no money left for the mentioned measures – ergo no house (at least not that one)

Because I always said, I don’t want to have a house just to have a house. Either I can also "renovate" it accordingly or I leave it.

Two weeks ago, if I read that correctly, a single-family house from 2018/19 in a top location and similar size 120 sqm (plot 200 sqm smaller) was too expensive for just under 600k€? And now you're considering here? :rolleyes: Similar price and additional high monthly costs or 600k€+150-200k€ renovation. This property is then not up for discussion at all.

correct, I had thought about that. but it’s not quite comparable: 220 sqm less plot. That alone is already 75,000€ more for the other house according to the land value guideline price No basement so about 55 sqm less living space There are also other factors like layout etc., type of plot etc. Both have a top location, although this one here is "topper". The difference between both houses would be about 50,000€. Less incidental costs and agent fees etc. And if you want to compare the prices, then please do so a bit more realistically 600k for the 2018 house plus incidental costs and agent fees this house here 540,000 + incidental costs and agent fees and absolutely no 150-200k€ for renovation, because if that were the case, the house would be out anyway. PS. Or rather What does too expensive mean. I felt it was too expensive. but for the 580,000€ that were asked, we probably would have taken it. Then the agent came with her games, they offer more, do you also offer more, the others have offered even more, do you offer more again etc., plus then on top 12,000€ cash for the kitchen... That's why your comparison is massively off. Although I have to agree with you, objectively it would be nonsense to be interested in this house... but only when viewed from afar