House for sale 7+kk • 173 m² without real estateSimonshofer Str. 18a, , Bavaria

Multi-generational house?

Attention! Almost new – warranty transfer valid until 10/28

Price: €799,000.00 – no broker/commission!

Viewings only by prior telephone appointment. Immediate sale, prompt move-out/move-in.

A new-quality two-family house or 2 x condominium! Built to KfW 55 standards with a ventilation system and a 12.18 kWp PV system. Completion/first occupancy (by the owner) is scheduled for 11/2023, with a warranty (acceptance on 19.10.2023 – 5 years) being transferable. Features include a double heat pump (air/water), ventilation system, underfloor heating, PV system with battery storage, one wallbox, insect screens, two electric shutters (in the kitchen/living room), a ground-floor living room with a two-part patio door, a new high-quality built-in kitchen from a well-known brand, a satellite system for 6 TVs, fiber-optic internet, two apartments (each conveniently arranged on one level), an attic that can still be insulated/converted, and three contiguous pre-fabricated concrete garages (each measuring 6 x 3 m) with two windows (one of which can be used as a storage room/garden shed) plus two additional outdoor parking spaces. The property also offers a beautifully landscaped, low-maintenance fenced garden with a barbecue area featuring a stone grill fireplace, two large terraces (one equipped with a 6 x 3 m pergola with a louvered fabric roof), and a triple metal waste bin.

No cellar!

Located on a private access road (serving only 5 properties) with no through traffic (cul-de-sac).

Currently still occupied by the owner, with move-out expected around the end of February 2026 – or, in the case of an individual sale of a condominium, possibly even earlier.

Our property is situated in a pleasant, quiet yet central residential area near the town center of Schnaittach, on Simonshofer Str. near Bürgerweiher. The area is characterized by well-maintained residential houses, abundant greenery and forest, and excellent accessibility.

Schnaittach (with 8,587 residents) and the surrounding area offer outstanding infrastructure – for example, kindergartens, schools, doctors, pharmacies, car dealerships, a library, a fitness studio, an outdoor pool, hairdressers, garden centers, beverage retailers, hotels, holiday apartments, opticians, hearing specialists, sporting goods stores, riding stables, travel agencies, gas stations, football, tennis facilities, a Kneipp facility, breweries, numerous clubs, a nearby mountain bike and ski park, a glider airfield at Lillinghof, a camping ground at Laipersdorf, a motorway service area (including 2 fast-food outlets), a recycling center in Neunkirchen, banks, a cemetery, an archery/small shooting range in Kleinbellhofen, many other shopping opportunities (e.g. KIK, NKD, Norma, Edeka, Lidl, Netto, Rossmann – plus numerous shops at and around the marketplace and in the Auhof commercial area such as stationery, lottery, and post agency), various gastronomic establishments, cafes, an ice cream parlor, a retirement home, care services, a museum, the old Rothenberg fortress, a bath hall hosting various events, a nearby connection to the A9 motorway (without significant noise), and a train station with connections to Nuremberg, Lauf, and Hersbruck (approximately 30 km, 10 km, and 10 km away respectively).

You’ll enjoy idyllic, hilly surroundings at the foot of Rothenberg and near Glatzenstein, plenty of forests, cycling/hiking paths, Bürgerweiher, and nearby leisure areas known as “Franconian and Hersbucker Switzerland.” In winter, there are several small ski lifts, cross-country trails, and sledding opportunities in the area.

Almost everything is possible both in town and in the surrounding region!

This property offers rural tranquility combined with small-town comfort and excellent infrastructure – ideal for families, commuters, those seeking peace, or adventurers! Urban bus lines are also available.

Additional features include:

• Guest toilet on the ground floor and an attic guest WC already prepared (currently used as storage – all connections are in place).

• The attic’s L-shaped kitchen is already pre-planned/prepared.

• An outdoor stone grill fireplace and large terraces with water and electricity connections.

And as a bonus, you save over €30,000 in broker commission!

This is not a distressed sale – it is an agent-free decision due to a change of property/location and is not a necessity.

After purchase, it is even possible to resell or rent out both apartments individually!

They are priced at approximately €500,000 for the ground-floor apartment and €400,000 for the attic apartment:

• Apartment 1 (Ground Floor): 97.23 m² of living area, 4 rooms, a large shower room, an established garden, and 3 (interconnected) finished garages with 2 windows, electricity, and one wallbox.

• Apartment 2 (Attic): 80.53 m² of living area, 3.5 rooms, a bathroom with tub/WC, and an attic space that can add approximately 40 m² (usable and convertible), plus 2 parking spaces. It may even come partly furnished – built to KfW 55 standards with a double heat pump (Vaillant) combined with a PV/ventilation system.

A subsequent balcony extension (for the attic apartment, costing around €25,000) is also possible.

This property can be purchased for renting out, self-use, partly as a holiday apartment, or even partially resold – an ideal capital investment/rental opportunity with a yield of around 3.5% (or, with speculation, a resale yield of approximately 20%), or, of course, it can be enjoyed fully by the whole family/generation – whatever you desire!

Occupancy is available by prior agreement.

Currently, the owner still occupies the property until move-out.

A prompt notary appointment is expected, with a prior written financing and/or equity proof (from a reputable credit institution) valid until payment, the notarization note in the land register, and purchase price due date.

As usual, complete payment is required immediately following the notarization note in the land register.

Please, only genuinely interested and financially solvent buyers.

A quick processing of the transaction is desired – which is also related to our prompt clearance of the property!

Typical additional buyer’s costs are approximately 5% extra (i.e. real estate transfer tax, notary fees, official registration fees), and due to included accessories in the purchase price and the notary contract, there is an additional legal reduction in the real estate transfer tax of around €1,700.

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