Hello everyone,
Until recently, we were planning to build our own house, but we are now leaning more towards buying one. We have already found a house that meets our expectations. Therefore, I would like to ask for your opinion on this property.
The house is located near a village with 1,400 inhabitants, close to a river. However, it is about 2 meters (6.5 feet) above the river level, so flooding should not be an issue. To access the property, you have to cross the neighboring property, which has an easement registered for this purpose. There are also two easements registered directly on the property, the significance of which I still need to clarify with the local building authority.
The house itself has 195 m² (2,098 sq ft) of living space and was built in 2005. The exterior walls are made of 24 cm (9.5 inches) Ytong blocks, and the interior walls are made of the same material with a thickness of 17.5 cm (7 inches). There is no additional insulation on the walls, but the roof is fully insulated. We have already consulted a known architect who inspected the house from the outside. Although it is large, it is primarily built with basic materials (24/17.5 cm Ytong blocks, simple bricks, prefabricated garage, system staircase, etc.). The house is heated by a gas central heating system with a gas tank located in the garden. There is no basement.
What do you think about the property based on these general details, especially regarding the use of Ytong blocks?
What disadvantages are there due to the construction method of the house?
Is the purchase worthwhile? The asking price is around 340,000 euros (region Heilbronn).
I would be very grateful for many opinions!
Until recently, we were planning to build our own house, but we are now leaning more towards buying one. We have already found a house that meets our expectations. Therefore, I would like to ask for your opinion on this property.
The house is located near a village with 1,400 inhabitants, close to a river. However, it is about 2 meters (6.5 feet) above the river level, so flooding should not be an issue. To access the property, you have to cross the neighboring property, which has an easement registered for this purpose. There are also two easements registered directly on the property, the significance of which I still need to clarify with the local building authority.
The house itself has 195 m² (2,098 sq ft) of living space and was built in 2005. The exterior walls are made of 24 cm (9.5 inches) Ytong blocks, and the interior walls are made of the same material with a thickness of 17.5 cm (7 inches). There is no additional insulation on the walls, but the roof is fully insulated. We have already consulted a known architect who inspected the house from the outside. Although it is large, it is primarily built with basic materials (24/17.5 cm Ytong blocks, simple bricks, prefabricated garage, system staircase, etc.). The house is heated by a gas central heating system with a gas tank located in the garden. There is no basement.
What do you think about the property based on these general details, especially regarding the use of Ytong blocks?
What disadvantages are there due to the construction method of the house?
Is the purchase worthwhile? The asking price is around 340,000 euros (region Heilbronn).
I would be very grateful for many opinions!
B
Bauexperte21 Jul 2014 13:33Computersylvia schrieb:
.... There must be a very strong reason for that Divorce ... ?Regards, Bauexperte
B
Bauexperte21 Jul 2014 13:40Hello,
Musketier has already given you the right answers. Anything more would be like trying to predict the future 😉
Find a trusted expert who specializes in existing properties; you can find one via a search under “Federal Association of Independent Experts.” Then—only if you are seriously interested in buying, since the expert’s work is not free—visit the property together and listen to their assessment. Unless there are major issues (which will be reported in the expert’s appraisal) and the seller’s price fits the local market and the property condition, there is no objection.
An advantage of the described construction method is that you can easily add external insulation afterwards, protecting you from high energy costs. THAT should of course be included in your financing considerations.
Best regards, Bauexperte
Musketier has already given you the right answers. Anything more would be like trying to predict the future 😉
Timmi1608 schrieb:Looking from the outside is like “just looking, don’t touch.” I would not buy an existing property based on that alone!
The house itself has 195m² (2,100 sq ft) of living space and was built in 2005. The exterior walls are made of 24 cm (9.5 inch) Ytong blocks, and the interior walls are made of the same material in 17.5 cm (7 inch) thickness. There is no additional insulation on the walls, but the roof is fully insulated. We have already consulted a known architect who looked at the house from the outside. It is large, but mainly built with basic materials (24/17.5 cm Ytong, simple bricks, prefabricated garage, system staircase, etc.) The heating is provided by a gas central heating system with a gas tank in the garden. There is no basement.
Timmi1608 schrieb:See above => predicting the future.
Is the purchase worth it? The house is priced at approximately 340,000 euros (Heilbronn area).
Find a trusted expert who specializes in existing properties; you can find one via a search under “Federal Association of Independent Experts.” Then—only if you are seriously interested in buying, since the expert’s work is not free—visit the property together and listen to their assessment. Unless there are major issues (which will be reported in the expert’s appraisal) and the seller’s price fits the local market and the property condition, there is no objection.
An advantage of the described construction method is that you can easily add external insulation afterwards, protecting you from high energy costs. THAT should of course be included in your financing considerations.
Best regards, Bauexperte
Hi,
many points have already been addressed.
Riverbed – being 2 meters (6.5 feet) above the river might not be sufficient in case of a flood. There are regions (e.g., in Saxony) where even the smallest streams turned into raging torrents during flood times. You should check with the local authority and ask about historical high water levels – ideally for the last 50 years.
Also, as mentioned above, you should ask the seller why they want/need to sell. Potential issues have already been mentioned: flooding, disputes with neighbors, possibly also the two outstanding building encumbrances (building restrictions).
It could also be related to the house’s energy consumption – regardless of Ytong (we also build with it), construction defects can turn the house into a money pit (in acquaintances’ cases, there is a draft coming from an electrical outlet for reasons unknown – they only rent the place). The energy performance certificate might provide some indication, but a qualified expert would be more important.
Only people from the local area can really assess the house price. Factors such as the size of the plot and deductions due to the building encumbrances also play a role.
Gather more information so your decision is based on a solid foundation.
many points have already been addressed.
Riverbed – being 2 meters (6.5 feet) above the river might not be sufficient in case of a flood. There are regions (e.g., in Saxony) where even the smallest streams turned into raging torrents during flood times. You should check with the local authority and ask about historical high water levels – ideally for the last 50 years.
Also, as mentioned above, you should ask the seller why they want/need to sell. Potential issues have already been mentioned: flooding, disputes with neighbors, possibly also the two outstanding building encumbrances (building restrictions).
It could also be related to the house’s energy consumption – regardless of Ytong (we also build with it), construction defects can turn the house into a money pit (in acquaintances’ cases, there is a draft coming from an electrical outlet for reasons unknown – they only rent the place). The energy performance certificate might provide some indication, but a qualified expert would be more important.
Only people from the local area can really assess the house price. Factors such as the size of the plot and deductions due to the building encumbrances also play a role.
Gather more information so your decision is based on a solid foundation.
T
Timmi160821 Jul 2014 21:29Hello everyone,
First of all, thank you for all the responses.
The energy certificate states 34.54 kWh/(m²a). There is a large wood-burning stove that can heat almost the entire house. With the stove, winter heating costs were about 700 euros; without it, around 1400 euros. The plot is approximately 400 m² (4300 sq ft), and the land value is 95.00 euros per m². The owner says they are currently building in a town about half an hour away. The exact reasons are still unknown to me, but I will inquire further.
As I said, I will ask more specifically about the reason for selling. I was not aware of taxes on capital gains. Today, I visited the municipal office; according to them, this is not a flood zone. Only some sheds and the sports field are in the flood area. I also took a close look at the surroundings today. Houses stand at the river level (which by the way is very small—our area is not known for severe flooding) about 70 to 80 meters (230 to 260 feet) from the river, then there is a 2-meter (6.5 feet) wall bordering our garden.
According to the owner, there have never been problems with neighbors or easements. However, that could change if new neighbors move in. I also learned from the municipality that we have a right of way over our property according to an easement, and our neighbors drain their water across our land.
By the way, the house is also located on a main road 😉 (second row).
We will certainly do that. The architect regularly determines the value of properties that need to be auctioned and is very knowledgeable. We won’t buy without his evaluation.
Basically, I don’t mind as long as the house doesn’t have significant negative features (e.g., sound insulation). I want to be able to watch a DVD with my 5.1 sound system without neighbors knocking or other issues I can’t judge as a layperson. Was it standard 10 years ago to build with 24 cm (9.5 inch)/17.5 cm (7 inch) Ytong blocks?
Should I expect problems with the wall thicknesses used?
It was a man with three children; the woman was not present at the time. I don’t know if it was a divorce.
There is some flexibility in financing, and adding insulation would also improve soundproofing a bit. As mentioned, we will definitely have our architect inspect the property again. Friends of ours bought a house from the 1960s without an inspection, which I would never do...
First of all, thank you for all the responses.
milkie schrieb:
What does the energy certificate say?
And how large is the plot? What is the local price per square meter?
These are all factors that also affect the price.
Personally, I would also wonder why it is being sold after only 9 years.
milkie
The energy certificate states 34.54 kWh/(m²a). There is a large wood-burning stove that can heat almost the entire house. With the stove, winter heating costs were about 700 euros; without it, around 1400 euros. The plot is approximately 400 m² (4300 sq ft), and the land value is 95.00 euros per m². The owner says they are currently building in a town about half an hour away. The exact reasons are still unknown to me, but I will inquire further.
Computersylvia schrieb:
If the year of construction is correct, I would also wonder about the reason for selling. Not even 10 years old, meaning taxes on the capital gain from the sale. There must be a very valid reason or fear of the next flood. I would suspect neighborhood disputes due to easement rights and such. Sometimes living there can be worse than on a main road.
Sylvia
As I said, I will ask more specifically about the reason for selling. I was not aware of taxes on capital gains. Today, I visited the municipal office; according to them, this is not a flood zone. Only some sheds and the sports field are in the flood area. I also took a close look at the surroundings today. Houses stand at the river level (which by the way is very small—our area is not known for severe flooding) about 70 to 80 meters (230 to 260 feet) from the river, then there is a 2-meter (6.5 feet) wall bordering our garden.
According to the owner, there have never been problems with neighbors or easements. However, that could change if new neighbors move in. I also learned from the municipality that we have a right of way over our property according to an easement, and our neighbors drain their water across our land.
By the way, the house is also located on a main road 😉 (second row).
Koempy schrieb:
Definitely have a surveyor inspect the house with you. They can tell you if the price is fair or not.
We will certainly do that. The architect regularly determines the value of properties that need to be auctioned and is very knowledgeable. We won’t buy without his evaluation.
Musketier schrieb:
In general, Ytong is not bad. You can find the pros and cons of different building materials here in the forum or online.
Compared to the current 36 cm (14 inch) Ytong blocks, the 24 cm (9.5 inch) Ytong blocks were standard due to the energy regulations at the time. The same issue applies to the windows (probably 2-chamber instead of 3-chamber). But this is a used property, not new construction.
In 10 years, current houses won’t meet the energy standards either, unless you build well above average now. But then you will want to get more for the property in 10 years.
If you want more than an average used property, you will have to pay more as a buyer.
Basically, I don’t mind as long as the house doesn’t have significant negative features (e.g., sound insulation). I want to be able to watch a DVD with my 5.1 sound system without neighbors knocking or other issues I can’t judge as a layperson. Was it standard 10 years ago to build with 24 cm (9.5 inch)/17.5 cm (7 inch) Ytong blocks?
Should I expect problems with the wall thicknesses used?
Bauexperte schrieb:
Divorce ... ?
Regards, Bauexperte
It was a man with three children; the woman was not present at the time. I don’t know if it was a divorce.
Bauexperte schrieb:
Hello,
Musketier has already given you the right answers. Anything else would be speculation 😉
Looking from the outside is like “look but don’t touch.” I wouldn’t buy a property based on that alone!
See above => speculation.
Find an expert you trust who specializes in existing properties; you can find one via online search under federal association of independent experts. Then—only if you are seriously interested in buying, since the expert doesn’t work for free—walk through the property with them and listen to their assessment. If there are no major structural issues (which the expert will confirm with a report) and the seller’s price is appropriate for the region and property, there is no objection.
An advantage of the described construction method is that you can easily add external insulation later, which protects you from high energy costs. This should of course be considered when financing.
Regards, Bauexperte
There is some flexibility in financing, and adding insulation would also improve soundproofing a bit. As mentioned, we will definitely have our architect inspect the property again. Friends of ours bought a house from the 1960s without an inspection, which I would never do...
Timmi1608 schrieb:
As I said, I’ll ask more precisely about the reason for selling. I wasn’t aware of taxes on the sales proceeds.That’s only part of the story, because if the property was owner-occupied, you don’t pay anything – maybe interesting for Computersylvia as well. ;-) Also, of course only the profit is taxed. I wouldn’t suspect betrayal everywhere. Ask an expert, then you’ll know more – and don’t let anyone put you off the house before you even start. :-)
Good luck
K1300S
K1300S schrieb:
That is only half the truth because if the property was owner-occupied, you don’t pay anything – this might also be interesting for Computersylvia. ;-) In addition, only the gain is taxed, of course. I wouldn’t suspect betrayal everywhere. Consult an expert, then you’ll know more – and don’t let anyone put you off the house before you even start. 🙂
Good luck
K1300S If you lived in the property at the time of sale and for at least 2 years beforehand,...