Flat for sale 4+1 • 96 m² without real estateSimonshofer Str. 18a, , Bavaria

Attention! Almost new warranty assignment until 10/28

€419,000.00 – no broker/commission! With genuine two-family house feeling = only 2 owners, either upstairs or downstairs in the 2-family house!! That means always only one direct neighboring household.

Where else can you find something like this in a condominium?

Lots of usable and communal area, yet still plenty of your own private atmosphere.

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

Here: immediate sale, quick move-out/move-in!

In our like-new two-family house we are selling both condominiums (also separately)!

KfW 55 standard, ventilation system and 12.18 kWp PV system – completion/first occupancy (by the owner) 11/2023, remaining warranty (acceptance on 19.10.2023 – 5 years) with assignment, featuring a double heat pump (air/water), ventilation system, underfloor heating, PV system with storage, 1 x wallbox, insect screens, 2 x electric roller shutters (kitchen/living room), living room on the ground floor with a two-part large bifold terrace door, new high-quality branded fitted kitchen including SAT system for 6 TVs, fiber optic, 2 apartments (secured on each level), an attic (in apartment 2 including) that is still insulatable/expandable with approximately 27 sqm, 3 contiguous finished reinforced concrete garages measuring 6×3 m each with 1 window, 2 of them included (one additionally as a storage/garden house = common property) and 2 extra outdoor parking spaces (apartment 2 included), a nicely landscaped, low-maintenance fenced garden, a barbecue area with a stone grill fireplace, 2 large terraces – one of which features a 6×3 m pergola with a louvered fabric roof – and a triple metal waste bin, all part of the common property.

No basement! Private access road portion (only 5 plots) without through traffic (dead end).

Currently still owner-occupied, move-out approximately March 2026. Viewing only by prior telephone appointment. Fast move-out/move-in, with individual sales potentially even earlier.

Our properties are located in a pleasant, quiet yet central residential area near the center of Schnaittach – Simonshofer Str., Bürgerweiher, with a partial view of the Rothenberg. The surroundings are marked by well-kept residential houses, condominiums, lots of greenery/forests and excellent accessibility.

Schnaittach (8,587 inhabitants) and its surroundings offer superb infrastructure, e.g., kindergartens, schools, doctors, pharmacies, car dealerships, library, fitness studio, outdoor pool, hairdressers, garden centers, beverage markets, hotels, holiday apartments, opticians, audiologists, sporting goods stores, riding stables, travel agencies, gas stations, football, tennis, Kneipp facilities, breweries, many clubs, mountain biking and ski parks (Easter vicinity), a glider airfield (Lillinghof), campsite (Laipersdorf), motorway service area including 2 fast food outlets, recycling center in Neunkirchen, banks, cemetery, archery/small archery range in Kleinbellhofen, many shopping opportunities (e.g., KIK, NKD, Norma, Edeka, Lidl, Netto, Rossmann, plus shops at and around the marketplace, also in the Auhof commercial area such as stationery/lottery/post agency), snack bars, butcher, restaurants, cafés, ice cream parlor, retirement home, care services, museum, the old Rothenberg fortress, a swimming hall with various events, motorway A9 connection nearby (without noise issues), and a train station with hourly departures to Nuremberg/direction Lauf/Hersbruck (approximately 30/10/10 km away).

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

In winter, several small ski lifts, cross-country ski trails, and toboggan runs are available in the local area.

So almost everything is possible in town and its surroundings!

And yet, there is still rural tranquility, characterized by small-town comfort and excellent infrastructure – ideal for families, commuters, those seeking peace, or the adventurous!

There are also urban bus lines available.

Apartment 1, ground floor: guest WC, optional fitted kitchen (if desired), living/dining room, office, bedroom, shower bathroom, utility room (shared), 2 garages (1 with wallbox) included.

Apartment 2, top floor: storage/guest WC already prepared (currently used as storage with all connections in place), living/dining/kitchen area, office, a small room currently used as storage or small children’s room, bathroom/WC and a bedroom plus an attic (approx. 27 sqm) ready for expansion, 2 parking spaces at the house included.

Top-floor left kitchen in the living area is already pre-planned/prepared.

Common property includes:

– The house and land, an outdoor insect-screened stone grill fireplace, large paved terraces (one with a 6×3 m louvered fabric pergola) with water/electricity connections, landscaped garden with a fence, paving, garden house/garage.

And as an added bonus, you save approximately €15,000 in broker commission per apartment!!

This is not a distressed sale, but a relocation of property/location; broker-free transactions are also desired!

Apartment 1 (ground floor): 97.23 sqm of living/usable area, 4 rooms, large shower bathroom

or

Apartment 2 (top floor): 80.53 sqm of living/usable area, 3.5 rooms, bathroom/tub/WC, with an additional usable and expandable attic area of approx. 27 sqm.

House built to KfW 55 standard with a double heat pump (Vaillant) including PV/storage/ventilation system.

Optional balcony extension (top-floor apartment for approx. €25,000 with garden access/outdoor staircase) – building permit required, possible.

Whether you buy to rent, occupy yourself, or rent it as a holiday apartment – everything is possible. An ideal capital investment with rental potential (yield approx. 3.0%), speculation, or of course generous owner-occupation – whatever you wish!

A certificate of division has been initiated; the notary and the tax office/municipality are processing the reclassification of the two apartments into condominiums for individual sale with a shared common property interest (declaration of division).

Thus, both parties will have equal shares (50% each in ownership/use).

The common property includes the landscaped community garden, road portion, PV system, SAT system (6 TV connections), double heat pump, ventilation system, etc.

Compare – where else can you find something like this?

As soon as one condominium is sold, this brochure will be revised to reflect the remaining condo. Otherwise, both are still considered unsold, so you still get to choose.

Of course, the entire two-family house is also for sale!

Occupancy by arrangement!

Currently still owner-occupied until move-out.

Quick notary appointment required, with prior written proof of financing and/or equity (from a reputable bank) valid until payment, land register release notation, or purchase price due date.

As usual, only complete payment is accepted immediately after registration of the release notation in the land register!

Please, only solvent buyer inquiries with serious interest – no brokers!!!

A fast transaction is desirable, which is also why we aim for quick clearance of the property!

Usual additional purchase costs for the buyer are approximately 5% extra (i.e., property transfer tax, notary, official registration fees) – additionally, through accessories included in the purchase price and notary contract, there is a legal partial property transfer tax saving.

Advertisement end: 7.4.2026