Flat for sale 3+kk • 80 m² without real estateSimonshofer Str. 18a, , Bavaria

Here is the English translation of the text:

Attention! Almost new warranty assignment until 10/28

€419,000.00 – no broker/commission! Genuine townhouse-feel = only 2 owners in a nearly new two-family house!! That means only one immediate neighbor (on the ground floor).

Where else can you find something like this in a condominium? And only 15 wooden steps from your front door separate you from your “new realm.”

There is plenty of usable/shared space while still having enough private atmosphere.

Why buy in a condominium block, perhaps right in the middle of the big city, with shared ownership over which you have little control, but paying high additional monthly costs—and having to immediately accept at least 2 or even 3–5 direct neighbors?

Immediate sale here, swift move-in

In our nearly new two-family house we are now selling the top-floor condominium! Built to KfW 55 standards, with ventilation system and a 12.18 kWp photovoltaic system; completion/first occupancy (by owner) 11/2023, remaining warranty (inspection 19.10.2023 – 5 years) assignment, double heat pump (air/water), ventilation system, underfloor heating, PV system with storage, insect screens, including SAT system for 6 televisions, fiber optic preparation, 2 apartments (secured – one per level; the attic is still potentially insulatable/expandable with approx. 27 m², or a huge storage area for the top-floor apartment serving as a basement replacement), 1 finished concrete garage (6 x 3 m) + 1 parking space included (plus an additional garage that can be used as a storage room/garden house = shared ownership share).

Now for sale: Top-floor Apartment 2 including a 1+1 garage/parking space, a beautifully landscaped, low-maintenance fenced south garden of about 45 m², barbecue area with stone grill fireplace, terrace,

Shared property: for example, access to the 3rd garage, laundry area etc. approx. 45 m², triple metal recycling container – all included.

No cellar! Private access road share (only 5 plots) without through traffic (cul-de-sac) – here a 1/10 share is included.

Uninhabited, so available immediately! Viewing by prior telephone appointment.

Our property is located in a pleasant, quiet yet central and good residential area near the center of Schnaittach, Simonshofer Str., Bürgerweiher, with partial views of Rothenberg. The calm surroundings are characterized by well-kept residential buildings, condominiums, lots of greenery/forests, and good accessibility/infrastructure.

Schnaittach (8,587 inhabitants) and its surroundings offer excellent infrastructure, for example: kindergartens, schools, doctors (3 general practitioners, 3 dentists), 2 pharmacies, 3 car dealerships, a library, a fitness studio, an outdoor pool, hairdressers, garden centers, beverage markets, etc.; hotels, holiday apartments, opticians, hearing aid centers, sporting goods stores, riding stables, travel agencies, 2 gas stations; sports: football, tennis, Kneipp facilities, breweries, many clubs, mountain bike and ski parks (near Osternohe), a glider airfield (Lillinghof), a campsite (Laipersdorf), a motorway service station including 2 fast-food outlets, a recycling center in Neunkirchen, banks, a cemetery, archery/bow shooting in Kleinbellhofen, many shopping opportunities (for example, KIK, NKD, Norma, Edeka, Lidl, Netto, Rossmann, plus additional shops at and around the marketplace, also in the Auhof commercial area such as stationery, lottery, post agency), snack bars, butchers, restaurants, cafés, ice cream parlors, a nursing home, care services, medical pedicure, a museum, the old Rothenberg fortress, a bath hall with various events, a nearby BAB A9 connection (without noise issues), the train station with hourly services toward Nuremberg/Lauf/Hersbruck (approx. 30/10/10 km respectively).

Idyllic, hilly surroundings at the foot of Rothenberg and near Glatzenstein, plenty of forest and nature, Pegnitz Valley, cycling/hiking trails, Bürgerweiher, recreational areas known as “Franconian and Hersbruck Switzerland.”

In winter, several small ski lifts, cross-country ski tracks, tobogganing within the town area/region.

So nearly everything is possible in town and in the surrounding area!

Yet here you still get the rural tranquility combined with small-town comfort and excellent infrastructure—ideal for families, commuters, those seeking calm, or the adventurous!

There are also urban bus lines available.

HWR (shared building costs), 1 garage + 1 parking space included, plus a small, private southwest terrace/garden area of approximately 45 m² fenced with a stone grill fireplace.

Apartment 2, a 3.5-room top-floor unit, is now for sale: storage/guest WC already prepared (currently used as storage – all connections are set up), a large living/dining/kitchen area, an office, half a room which can presently serve as storage or a small children’s room, bathroom/WC and a bedroom plus an additional attic (approx. 27 m², storage area) for future expansion, 2 parking spaces at the house (one of which is a garage), a garden/terrace area in southwest orientation approximately 45 m² included.

The L-shaped kitchen in the living room is already pre-planned with connections prepared.

Shared property: the house and parts of the land, with external water/electricity connections/lighting, landscaped garden areas/fence/paving/garden house/garage.

And the bonus is that you also save about €15,000 in broker commission.

No forced sale, relocation, or broker involvement—these are absolutely not desired!

Apartment 2 top floor, 80.53 m² floor area with 3.5 rooms, bathroom/bathtub/WC with a usable and expandable attic (adding approximately 27 m² plus storage area), 1+1 garage/parking space included.

The house is built to KfW 55 standards featuring a Vaillant double heat pump with PV/storage/ventilation system.

A subsequent balcony extension (for top-floor Apartment No. 2 for about €25,000, with garden access/outside staircase) in wood or metal is possible (building permit required).

Buy to rent, use it yourself, rent it out as a holiday apartment – everything is possible; an investment property with rental potential (yield approx. 3.0%), speculation, or of course, generous owner use! Whatever you desire!

The certificate of separation, notary deed, and the LRA/municipality conversion of the two apartments into condominiums for individual sale with shared property (partition declaration) have already been approved and registered.

Thus, both parties then have shares (approximately 50% each, ownership/use).

Shared property for practical agreement: the garden (landscaped) and, as mentioned, divided among the street share, PV system, SAT system (6 TV connections), double heat pump, ventilation system, etc.

Compare it—where else do you find something like this?

Move-in by agreement!

Currently vacant.

A swift notary appointment will be arranged after the draft purchase contract, provided a prior written financing and/or equity verification (from a reputable bank) valid until payment/entry in the land register/purchase price due date is presented.

As usual, only full payment, immediately after the entry in the land register!

Please, only inquiries from solvent buyers with serious interest – NO BROKERS!!!

Fast processing is desired!

Typical additional purchase costs for the buyer are about 5% extra (including property transfer tax, notary, official registration fees) due to the accessories sold with the purchase price and notary contract, plus an additional legal partial property transfer tax saving.

SUMMARY

And here is so much unique value you get for the total purchase price of €419,000.00:

– No broker fees! Savings of approximately €15,000

– A cozy 3.5-room top-floor apartment with about 80 m²

– 1 garage and 1 parking space included – value €30,000

– Additionally, approximately 27 m² of expandable attic space (plus storage area) – value of at least €50,000

– In a nearly new house with warranty until 10/28, the latest technical KfW 55 standard

– Ventilation system – ensuring a pleasant room climate in summer/winter; unlike the common negative experiences with overheating/overcooling in top-floor apartments

– Landscaped, fenced, private southwest garden area with a barbecue area of approx. 45 m² – value: ?

– Shared property parts, e.g. additional garage/garden house, outdoor areas

– Only one direct neighbor in the building (in the lower ground-floor apartment) – an invaluable advantage!

– Many other possibilities, e.g. balcony extension, outside staircase to the garden, etc.

An added value compared to comparable condominiums of over €95,000.

PLEASE COMPARE ALL THIS or calculate it out, and you’ll find many other priceless advantages of our condominium – all for just €324,000. Interesting?

Listing end: 7.4.2026