Timber frame house 1997 - Price/performance ok?

Thank you for the feedback. No, the house (still) doesn’t have underfloor heating. And that’s exactly the thing, when we retrofit these things (like underfloor heating, photovoltaics, new heat generator, modern electrical system) it certainly adds about 1000€/sqm on top. I think for that price you could already build a new house. Finding a suitable plot is by far the bigger problem here. Immobiliencount Id: 147405422

1. How do you come up with 1,000€/sqm for the points you mentioned? Why is a 25-year-old electrical installation no longer up to date – if anything, maybe just a few sockets are missing or something like that. Underfloor heating is nice but not necessary – not even for a heat pump, which will already work well (with new radiators). 2. Ever built something? Then you wouldn’t think that way ;-) ==> Out of the €400k you have available (value of the house without land and the renovation costs you mentioned), about €30k-50k will already go to incidental costs for development, planning, etc. for a new build. That leaves about €360k. Of that, €80k goes for a reasonably large basement. So you still have €280k left for the house. Oh wait, first subtract the costs for the outdoor facilities – paving, garden, terrace. Let’s say €40k? So in the end, you build a 120sqm house for €240k, which currently costs about €360k as a new build…

Phew, well the house looks older to me than 1997. It is well maintained, although I am suspicious that there are no pictures of the basement. The garden is overgrown, but honestly not very elaborately planted. The terrace is worn through and would probably need to be renewed soon. The awning as well. Is OSB used as roof soffit at the eaves? You can see in many places that a cheaper solution was always sought. That would worry me for things you cannot see.
Well, the price initially seems quite cheap for Berlin standards, but I don't know how you come to the conclusion that you can build a new building for that.
The area. I know it reasonably well. The immediate neighborhood is rather industrial and fully in the flight path of the airport. Apart from the S-Bahn, which often fails on that route (and you first have to get to the station), you are pretty off the beaten track. I would definitely want a bigger plot of land there.
If you work around the corner - okay. Otherwise, I wouldn’t necessarily want to move there.
Have you looked further northeast (Mahlsdorf)? In my opinion, a few plots and properties have been listed there in recent weeks.
Although the savvy buyer doesn’t look on portals...

For me, the decisive factor would be, how many people are supposed to live there and for how many years. For two people, it is perfectly sufficient with room for guests or a home office, for four people and 20 years, borderline. When you are inside, listen to the planes. The transport connection would also be too dead for me ([hier M4, 154, 156 alles fußläufig]). If you come to the company by bike, it is a pro.

I grew up in Treptow, we have family and friends here. We currently live 10 minutes away by car (or 20 minutes by bus). You are less than 1 km from the train station ([S9/45 run every 10 minutes]) and the bus stops just around the corner. Both schools and shopping facilities are within walking distance. There are 3 of us and, of course, when buying a house we plan to live in it for the next 30+ years.

On the day of the viewing, the planes were taking off to the east. You could notice this in the garden (although much quieter than the tram in the current apartment). Inside the house you could no longer hear anything.

Yes, the terrace definitely needs to be redone, the slabs are crooked and uneven and the entrance to the house is about 30 cm high. Also, the paving in front of the house is not the best workmanship. What is outdated about the electrical system? There are far too few sockets, no network wiring for the photovoltaic system, something must be routed from top to bottom as well. For us, underfloor heating is a must. We currently live in a new building from 2016 and do not want to give up certain comforts in our own house; I would rather give up the house and try again in a few years if necessary.

With underfloor heating and new electrical systems, you are effectively doing a half gut renovation. At 25 years old, the house is actually still too young for that, so I would critically consider again whether you might find an older and cheaper house for that.

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

Yup :)

I grew up in Treptow, we have family and friends here.

That is what makes the value for you.

You have less than 1 km to the station (S9/45 run every 10 minutes) and the bus also stops just around the corner. Both schools and shopping facilities are within walking distance.

And that! But if something like this comes up, then you probably have to keep looking because then the house doesn’t pay off.

For us, underfloor heating is a must. We currently live in a new building from 2016 and don’t want to do without a certain comfort in our own house either; I’d rather give up the house and maybe try again in a few years.

You definitely have to set priorities. If the house doesn’t seem to offer you a “certain comfort” otherwise, then that’s how it is. I don’t see it the way does: apparently exactly the materials that were current at the time were installed. That’s how it was back then, and wood cladding is not cheap. The garden looks really nice and idyllic, the house makes a friendly impression, and some prospective buyers would invest a lot if they had wood windows again. Some would also gladly pay a bit more for this cozy garden and would use the awning until they plan a terrace roof. And I have never photographed a purely utility basement as a real estate photographer if the house has other points going for it.