House for sale • 315 m² without real estateKapellenweg 26, , Lower Saxony

The property was originally planned as a single-family home in 1966. In 1973, the attic space was completely developed, in 1976 the garage was extended, and in 1994, a winter garden was added over the former balcony, complete with an integrated staircase leading to the garden.

From the front, the house appears small and cozy – however, it is situated on a slope such that there are three full floors. That is, the property has a gross floor area of 524 m², making it very spacious – even the basement rooms, except for the storage room and the sauna, have large windows and therefore receive daylight.

The house features a cavity wall construction, predominantly a gabled roof – partly hipped roof, typical concrete roof tiles, and building-insulated according to the construction year. Wooden windows are double-glazed with inner muntins. In the attic, the lightweight partition walls are easily reconfigurable. Interior wood doors, concrete staircases with natural stone steps, sanitary facilities in the ground floor with a whirlpool bathtub, shower, toilet, and washbasin. In the attic, upper floor, and basement there is a guest WC, sauna, and solarium. A Vaillant gas condensing heater with a hot water storage tank is installed, and in the living area an open fireplace is present. In the utility room is installed a stove heater. The Hörmann garage door and the entrance gate (double swing doors) are both electric with sensors. The layout is functional and modern.

Floor Layout:

Upper Floor – Bedroom, large multipurpose room, executive office, sewing room, WC, and one connecting room, hallway, two attic rooms/storage areas and two small attic spaces more suited as access panels.

Ground Floor – Very large hall areas separating the commercial area from the private area. Guest WC, bedroom, room for Child 1 and Child 2, bathroom – with shower, whirlpool tub, washbasin, and toilet, living room with fireplace, dining room with access to the winter garden, kitchen, storage room.

Basement – Three hallway areas that can be divided into private and commercial sections. One farmhouse room (dining area for 30–50 people), multipurpose room (formerly a break room), sauna, solarium, shower and WC, storage room, laundry/utility room with stove heater, boiler room, and a crafts room where, among other things, table tennis was played. Parts of the hallways were partially used as a buffet area. There is access to the garden with a pond and paved paths.

The paths allow one to take a circuit through the garden without retracing any steps. There is also a paved area in the pattern of a chess board.

Some of the trees date back to 1965 – including fruit trees that bear delicious fruit.

The garden was designed as a country garden – one section of the garden is set up as an area for self-sufficiency, where, among other things, a larger greenhouse can be accommodated.

The neighbors are friendly and sociable – if neighborly assistance is needed, it can be obtained upon request.

The property was used as a family home with three children and a real estate office until it became too small – then the engineering office moved into the neighborhood.

In the front garden there is a very large boulder, which carries its own unique history.

The property is located in the Dreilinden district of the town Osterode am Harz on Kapellenweg, a residential street with low traffic volume. The distance to the town center of Osterode is about 2 km.

Traffic connections to the nearest highway are approximately ¾ km to the federal roads B241 and B243, which intersect in Osterode. The Seesen junction on the A7 can be reached to the north in about 21 km via a fast road. Bus stops are also within a 5-minute walk.

Nearby local facilities include general practitioners, specialists, kindergartens, schools as well as secondary schools, a swimming pool, and a senior residence.

Shopping opportunities are within walking distance, including a supermarket, beverage market, and pharmacy.

Due to its location on a residential street with low traffic volume, no traffic noise is noticeable.

The distance to the town center is approximately 2 km.

Entries in the Land Register –

There are no entries in Section II of the land register.

The land registry does not contain any reference to an entry in the building encumbrance register. Therefore, the building encumbrance register maintained by the Göttingen district, the city of Osterode am Harz, was not reviewed.

There are no residential and tenancy-related obligations.

All development contributions according to the Building Code and amounts according to the Municipal Act for existing facilities do not have to be paid.

In the garden there is a tool shed with an electrical connection – no building permit is required for it due to its size.

The property is situated on a gentle slope. The details of the building description were taken from the construction records, determined and supplemented during the local inspection.

The property is the parent home of the expert, and is therefore well known to him from his childhood and youth.

The technical equipment is typical for the construction year, including sockets and light outlets, and an alarm system.

Permanently installed is a Swedish sauna as well as a Klafs infrared solarium in the basement.

The entrance podium is reached by 3 steps.

The dormer has a storage space of 15 m².

Building Defects: small tension cracks that occurred during the attic development. The electrical wiring, as well as the water and sewage systems, have always been maintained but should be checked and, if necessary, renovated.

During the installation of the whirlpool and the renovation of the bathroom, some of the wiring was already renewed, which nevertheless should be re-examined.

The electrical distribution has been kept up-to-date by the engineering office due to IT requirements, but the system has been out of operation for over 10 years due to age.

An energy certificate is available for the property. This certificate classifies the property as Energy Efficiency Class G, which corresponds to poor energy efficiency. This classification is typical for a building of this construction period. Since the construction year is relevant for both the cost approach and the comparison approach in property valuation, the usual energy efficiency classification is sufficiently taken into account.

The determination of the remaining useful life denotes the number of years during which, with proper maintenance, the structure is expected to be economically usable. It is generally determined based on the difference between the total useful life and the age of the structure as of the relevant assessment date, taking into account the individual conditions of the property. Individual circumstances, such as maintenance carried out, can extend or reduce the remaining useful life.

Total useful life: 80 years – current age: 59 years.

The average degree of modernization according to Appendix 2 of the ImmoWertV results in a remaining useful life of 35 years.

The remaining useful life was determined by expert appraisal based on the model for calculating the remaining useful life of residential buildings undergoing modernization as per the ImmoWertV directory.

The real estate valuation was carried out by co-heir and co-owner Dipl.-Ing. Dirk Scholze, who has many years of professional experience as a licensed civil engineer working as an independent entrepreneur and now as a construction expert in the public service.

Current specialist software was used in the valuation as well as the legal basis for the determination of the market value.