Timber frame house 1997 - Price/performance ok?

We are interested in a timber frame house from the year '97 in the Berlin area. The plot, location, transport connections, and infrastructure are excellent. The house has 120 sqm and is fully basemented, and we really like the design of the house. It has an oil heating system from the year of construction.

For us, this is the first timber frame house we are inspecting, and I am trying to gather all the information one needs to pay attention to.

The wall construction of the building:
01.25 gypsum fiberboards
00.01 polyethylene foil d>0.1
16.00 fiber insulation DIN18165
01.30 flat pressed board
04.00 polystyrene rigid foam
00.39 synthetic resin plaster

What stands out is that there is no installation level. When buying such a house, one can assume there are holes in the vapor barrier (especially in the area of the hanging kitchen cabinets). How is this usually dealt with? Is it perhaps even worth retrofitting an installation level?

According to the expired energy certificate, the house has 85.3 kWh/(m*a). What makes me a little suspicious is that the owners said they consume 2,000 liters of heating oil per year (which according to the calculator corresponds to 140+ kWh/(m*a)). The 11-year-old energy certificate already recommends insulating walls and roof and renewing the heat generator.

For the fully basemented 120 sqm house from '97, €280,000 is being asked (plot already deducted according to the current Boris). Is a timber frame house from this period worth around €2,300 per sqm?

We would of course visit the house with an appraiser before purchasing. But is it even worth pursuing further?

You can also use 4000 liters if the windows are always open and you bathe 5 times a day.

Does it already have underfloor heating?

A house like the one you describe would cost three times as much in our area. The wall structure sounds normal for the time, but what is strange is just a single layer of sheathing?

It is normal for the foil to be punctured and it should only be taped at large openings.

Is a wooden frame house from this time ~2,300sqm worth it?

The house is worth the amount you or another buyer pays.

in the Berlin area. , location, transport connections, infrastructure are great.

Location, location, location, if you want to go there, it might be the opportunity. What is more important to you, not getting the house because of 20,000€ or possibly paying too much. If the roof and the facade and windows are sealed, just do it.

The question is not whether the house is worth €2,300/sqm. The question is whether this exact house with this exact plot in this exact location is worth that price to YOU. And what the alternative is.

Apart from that, it is an amateur calculation. What is the plot actually worth? Not just Boris, but the real value (possibly with conversion factors). What does a basement of that size cost? What does a terrace cost? What does the driveway cost? What does the already finished garden cost? etc.

Here are a few Berliners on the way who already have old houses. Let a few more data points accumulate, then we can give you a bit more input regarding value impression. If there is an [immoscout] listing, please always post the ads.

Thank you for the feedback.

No, the house does (not yet) have underfloor heating.
And that's exactly the thing, when we retrofit things (like underfloor heating, photovoltaics, new heat generator, modern electrical system) it will surely add another 1000€/sqm on top.
I think for that price you can already build a new house. Finding a suitable plot of land is by far the bigger problem here.

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