House for sale 7+1 • 158 m² without real estateHauptstraße 37, , Thuringia

Living and Working at One Address – €189,000, Commission-Free from the Owner

This residential and commercial building in the center of Steinbach-Hallenberg has been in family ownership for generations. In front is the retail space with a shop window facing the main street, above it a large one-level apartment, and at the back an inner courtyard with a double garage, a timber-framed barn, and a garden that stretches along the 1,030 m² plot all the way to where the view over the town reaches the Kirchberg.

THE SPACES

• Upper Floor: One-level apartment of 121.7 m² – 5 rooms, kitchen, bathroom, and pantry. The two parlors facing the street are connected by sliding doors and are heated by a tiled stove that is fired from the hallway. Two rooms in the annex above the barn serve as bedrooms.

• Ground Floor: Retail space of 81.6 m² – sales area with a shop window facing the through street and its own shop entrance, an auxiliary room with laundry facilities, and a large storage room with a double-leaf gate to the courtyard (the third garage).

• Ground Floor: Two additional rooms with a toilet (36.3 m²), currently used as living space. Behind the staircase in the hall is the former inner shop access, now clad with a wooden partition – the door is still present. If reopened, the shop and ground-floor rooms would be combined: together offering roughly 118 m² of commercial space, suitable for an office or practice.

• Courtyard with a double garage (26 m², two gates, workshop nook), directly accessible via the courtyard entrance. Together with the storage area inside the building, there are potentially three garages.

• Timber-Framed Barn and Unfinished Attic over two levels: providing roughly 200 m² of potential additional living space.

• 1,030 m² plot in the central area with fruit trees, a lawn, and a terrace, free from development contribution charges.

THE FIGURES

Approximately 240 m² of residential and commercial space for €189,000 – that's around €790 per square meter, compared to a town average of about €1,020/m² for houses. Commission-free directly from the owner: compared to a broker’s listing, you save roughly €6,700 in buyer commission.

All areas are vacant and immediately available. As an investment, calculated with local average rents on the lower end:

– Upper floor apartment, 121.7 m² × €5.50/m²: €8,031 per year

– Ground floor rooms, 36.3 m² × €5.50/m²: €2,396 per year

– Retail space including storage, 81.6 m² × €4.50/m²: €4,406 per year

– Double garage, 2 parking spaces × €30 per month: €720 per year

Together, this yields a gross annual return of approximately €15,550 – around 8.2% gross on the asking price. If you use the shop for yourself, the rental income from the apartment helps finance a good part of the property.

Please note: The rental figures are based on public comparative data and do not constitute a guarantee of achievable rents.

TAX ADVANTAGE IN THE RENOVATION AREA

The building is located in the city’s designated renovation area of Steinbach-Hallenberg. For modernization costs, enhanced tax depreciation may apply – according to § 7h of the German Income Tax Act (EStG) for rental properties, and according to § 10f EStG for owner-occupied properties. The prerequisite is that the measures be coordinated with the city before the commencement of construction; you should clarify the details with your tax consultant.

Located right in the heart of Steinbach-Hallenberg directly on the main street – offering visibility and foot traffic for the shop. Bakeries, grocery stores, doctors, banks, a daycare center, and a school are in town.

Steinbach-Hallenberg is situated in the Thuringian Forest on the Rennsteig. Oberhof is nearby, and Schmalkalden and Zella-Mehlis can be reached in just a few minutes. Prices here are noticeably lower than in Schmalkalden and Suhl: for the price of an apartment in the city there, you get around 240 m² of usable space, a 1,030 m² plot, and three garages here.

Planning-wise, it is located in the core area (MK) with open building regulations, ready-to-build land, and within the city’s designated renovation area.

CONDITION – TO BE FRANK

The building is habitable and heated: gas central heating with a Vaillant combination boiler (installed in 2012, with hot water production) and radiators on all floors, in addition to the tiled stove on the upper floor. The roof of the front building was partially re-covered in the early 1990s (with battens, underlay, and tiles). About half of the windows are double-glazed; the remainder are wooden or composite windows. The basement is dry.

Room for modernization: The bathroom is small at around 3 m² and has seen better days – it can be enlarged, for example by incorporating part of the adjacent kitchen or parlor. The kitchen dates from the 1990s, most of the electrical installation is from around 1980 and will need updating in the medium term, and the façade could benefit from a cleaning. This is reflected in the price – you move in and modernize step by step.

Equipment at a glance: Fitted kitchen, tiled stove, pantry, guest WC on the ground floor, dry basement, garden with terrace, barn, double garage with workshop nook, and storage with a courtyard gate.

ENERGY AND FUNDING FOR FAMILIES

The energy certificate (energy requirement certificate) for the building, constructed around 1900, rates it as Class H – a calculated value according to the standard, not necessarily reflecting the actual consumption. This very rating opens up access to the KfW Program 308 "Young Buys Old": families with a child under 18 years and a taxable household income up to €90,000 (plus €10,000 for each additional child) can receive a low-interest loan of between €140,000 (one child) and €180,000 (three or more children). In return, the building will be energetically renovated within 54 months – either as an efficiency house 85 EE or through specified individual measures. The energy consultant has already listed the suitable measures in the certificate. Speak with your bank about this – we will provide the energy certificate and the list of measures.

PROCEDURE

Please submit inquiries exclusively via email by October 25, 2026. You will then receive the detailed exposé including floor plans, space breakdown, energy certificate, and the price calculation. The viewing will take place at a common appointment after the inquiry period has ended; you will receive further details with the exposé. Please include a short note about who you are, how you intend to use the property, and your financing situation.

Sale is commission-free directly from the owner. According to the land register, I am the sole owner and ready for a notary appointment.

Energy Certificate: Energy requirement certificate dated 24.09.2026, valid until 23.09.2036, final energy demand of 442.7 kWh/(m²·a), energy efficiency class H, main energy carrier natural gas, built in 1900, heating system from 2012.

Sale is offered as seen. The furniture shown in the pictures remains in the building and is transferred without any additional compensation; the seller will not empty the property.

All information is provided to the best of our knowledge; areas are approximate based on manual measurements. The price has been derived from both the depreciated replacement cost and the income approach – I will be happy to show you the calculations.

No broker offers, please.