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 valid until 10/28

419,000.00 € – No broker/commission! True semi-detached house feeling = only two total owners (you would be one of them) in our former almost-new two-family house!! In the sold condominium on the ground floor, you will have just one direct (quiet, friendly, and sympathetic – currently a single person) neighbor.

Where else can you find something like this with a condominium? Your penthouse condominium is empty and uninhabited – a first occupancy!

Fifteen wooden steps from the front door separate you from your “new kingdom” with 3.5 rooms on about 80 m².

Plus plenty of useful common/utilization space (already included in the price!) while still having plenty of your own private atmosphere.

In a condominium block (regardless of the number of units) you have to shop, perhaps even in the middle of the big city, with common property you hardly benefit from but have to pay high monthly ancillary costs – and on top of that, you must accept at least 2 or even 4–5 direct neighbors in your immediate vicinity? You surely don’t want that!

Here: Immediate sale and move-in

In our almost-new two-family house we are now also selling the penthouse condominium (3.5 rooms, approx. 80 m²) on the top floor, including a ventilation system (very good for a penthouse apartment), KfW 55 standard, triple glazing/insulation, etc., and a 12.18 kWp PV system – completion/first occupancy by the owner in 11/2023; the house comes with remaining guarantee (acceptance on 10/19/2023 – 5 years) assigned, underfloor heating, double heat pump (air/water), PV system with storage, insect screens, including SAT system for a total of 6 televisions, fiber-optic preparation, 2 apartments (separated, one on each level, with a separate attic space at the pointed roof that is still insulable/expandable with approx. 27 m² spare room, and/or a huge storage area exclusively for you for the penthouse apartment [serving as a basement replacement]) with exclusive access only from your apartment, 1 finished concrete garage measuring 6 x 3 m + 1 parking space of the same size; additionally, one more garage (used as a storage room/garden house) as a share of the common property.

Now for sale: The penthouse apartment including 1+1 garage/parking space, a nicely landscaped, low-maintenance, fenced south-facing mini garden of approx. 45 m², a barbecue area with a stone grill fireplace, paved terrace, planting area

Common property includes, for example, access to the 3rd garage, laundry/storage/outdoor storage area (approx. 45 m² for equipment, etc.), triple metal waste separation container – all included.

No basement! Privately owned access road share (only 5 properties), quiet with no through traffic (dead-end) – your share is 1/10 including, yet it is within walking distance of the town center, new and uninhabited, immediately available! Viewing by telephone appointment only.

Nearby you will find an EDEKA, Lidl, Netto, NKD, NORMA, Rossmann, plus additional shops at/around the marketplace, also in the Auhof commercial area (e.g., KIK, stationery/lottery/post agency), snack bar, butcher, optician, restaurants, cafés, ice cream parlor, nursing home, home care service, medical pedicure, 2 pharmacies, 3 general practitioners, 3 dentists, a museum, the old Rothenberg fortress, a bath hall with various events, the BAB A9 connection nearby (without noise issues), the train station with connections towards Nuremberg / Lauf / Hersbruck (approx. 30/10/10 km respectively) running hourly,

Idyllic mountainous surroundings at the foot of the Rothenberg and near Glatzenstein, lots of forest and nature, Pegnitz valley, cycling/hiking paths, community pond, recreational areas of “Franconian and Hersbruck Switzerland”, many clubs/sports and leisure opportunities;

in winter there are several small ski lifts, cross-country ski trails, sledding in the town area/region.

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

Yet here you will still enjoy rural tranquility combined with small-town comfort and excellent infrastructure – ideal for families, commuters, retirees, those seeking peace, or adventure seekers!

City bus lines are also available.

HAR (common property), 1 garage + 1 parking space included, plus a small, private southwest-facing terrace/garden share of about 45 m² that is fenced and paved with a stone grill fireplace.

Apartment 2, 3.5-room penthouse, previously uninhabited, now for sale: storage room/guest WC already prepared (currently set up as a storage room/all connections in place), a large living/dining/cooking area, bedroom, a half-room which can be used as storage or a small children’s room, bathroom/WC and a sleep/office room, plus an attic (approx. 27 m² for expansion and additional storage space), 2 car parking spaces (one of them in the garage/storage room) directly at the house, your own garden/terrace share in the southwest orientation of approx. 45 m², included;

open kitchen, with the large living room area already pre-planned – connections are in place.

Common property:

House and land share partly, with exterior water/electricity connections/lighting, landscaped garden areas/fence/paving/garden house = 3rd garage.

And the nice extra: you also save approximately 15,000 € in broker commission.

No distress sale, no relocation, no brokers – these are absolutely unwanted!

Apartment 2, penthouse 80.53 m² living area, 3.5 rooms, bathroom with bathtub/WC with a usable and developable attic area of approx. 27 m² plus storage space, 1+1 garage/parking space included.

House built to KfW 55 standards, double heat pump Vaillant with PV/storage/ventilation system.

Aftermarket balcony construction (for penthouse apartment no. 2 for approx. 25,000 € with garden access/outdoor stairs) in wood or metal, possible after obtaining a building permit (required).

Buy to let, self-use, rent out as a holiday apartment – everything is possible; an investment with good rental possibilities (approx. 3.0% yield), speculation, or of course generous personal use! Whatever you desire!

The certificate of completion for separation, notary, land registry authority/municipality approval for converting both apartments into condominiums for individual sale with a common property share (declaration of division) has already been approved/registered.

This way, both parties have shares (each approx. 50%, ownership/use) in the community for a useful arrangement:

Garden (landscaped) and, as mentioned, divided – road share, PV system, SAT system (6 TV connections), double heat pump, ventilation system, etc.

Compare this – where else can you find something like that?

Available, vacant, first occupancy (upper floor)

Swift notary appointment preceded by a draft purchase contract and written proof of financing or equity (from a reputable credit institution) valid until payment/lien registration/purchase price due.

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

Possibly rent-free until settlement/move-in/payment!

Only inquiries from creditworthy buyers with genuine interest – no tourists, no brokers.

Fast completion is desirable!

Typical additional purchase costs for the buyer are approx. 5% plus (i.e., property transfer tax, notary, official registration fees) due to the accessories sold with the purchase price and notary contract, plus a legally part property transfer tax savings.

SUMMARY

Here is what you get for the total purchase price of 419,000.00 €:

– Possibly rent-free for the buyer until settlement/move-in/payment

– First occupancy – new … priceless value

– No broker fees! Savings of approx. – €15,000.00

– A cozy 3.5-room penthouse apartment of approx. 80 m² with a good layout

– 1 garage (not a garage complex!) and 1 parking space directly at the house included … worth €30,000.00

– Additionally, approx. 27 m² of expandable attic space – living/utilization area (+ storage area) … worth at least €60,000.00

– In an almost-new house with warranty until 10/28, the latest technical KfW 55 standards

– Ventilation system – ensuring a pleasant room climate in summer and winter despite the penthouse

– Landscaped, fenced, private southwest garden with barbecue area of approx. 45 m² … priceless value

– Many communal shares available, e.g., an additional 3rd garage/garden house, outdoor areas

– Only one nice neighbor directly in the house (residing in the lower ground-floor apartment) … priceless value!

– Only 4 further neighbors on the quiet private cul-de-sac

– Many possibilities for expansion/development, e.g., balcony construction, outdoor stairs into your own garden, attic expansion, etc.

The material added value compared to comparable condominiums is over €95,000 – which justifies our price!

The personal added value compared to similar market properties – not measurable!!

PLEASE COMPARE THIS CAREFULLY; do the math and you will see that with many additional, invaluable advantages, our condominium is priced competitively in the market – now interesting? – Unique – contact/viewing – there is only this ONE!

Attention!

Advertisement ends 12/10/2026 or upon earlier sale.