About this house
Living and working at one address – €189,000, no commission, directly from the owner.
This residential and commercial building in the center of Steinbach-Hallenberg has been in the same family for generations. At the front, the shop with its large display windows facing the main street; above it, a spacious apartment on one floor; at the rear, a courtyard with a double garage, a half-timbered barn and a garden extending far back across the 1,030 m² plot – until the view opens out over the town to Kirchberg.
THE AREAS
• Upper floor: apartment with 121.7 m² on one floor – 5 rooms, kitchen, bathroom, pantry. The two front rooms facing the street are connected by sliding doors and heated by a tiled stove fired from the hallway. Two rooms are in the extension above the barn and serve as bedrooms.
• Ground floor: shop with 81.6 m² – sales area with display window facing the main road and its own shop entrance, adjoining room with washing facilities and a large storage room with a double-leaf gate to the courtyard (the third garage).
• Ground floor: two further rooms with WC (36.3 m²), currently used as living space. Behind the stairs in the entrance hall is the former internal shop entrance, now covered with a wooden wall – the door is still there. If reopened, the shop and ground-floor rooms would be connected: around 118 m² of commercial space in total, suitable for an office or practice, for example.
• Courtyard with double garage (26 m², two doors, workshop area), directly accessible via the courtyard passage. Together with the storage room in the house, this provides the option of three garages.
• Half-timbered barn and unfinished attic over two levels: around 200 m² of potential conversion space in total.
• 1,030 m² plot in the central area with fruit trees, lawn and terrace, with no development contribution charges.
THE FIGURES
Around 240 m² of residential and commercial space for €189,000 – around €790 per square meter, compared with an average local house price of around €1,020/m². No commission, directly from the owner: compared with a property sold through an agent, you save around €6,700 in buyer’s commission.
All areas are vacant and available immediately. Calculated as an investment, using local comparable rents at the lower end of the range:
– 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
– Shop including storage, 81.6 m² × €4.50/m²: €4,406 per year
– Double garage, 2 parking spaces × €30 per month: €720 per year
Total gross annual rental income of around €15,550 – around 8.2% gross on the asking price. If you use the shop yourself, the rental income financesa good portion of the property for the apartment.
The rental estimates are calculations based on publicly available comparison data and do not guarantee achievable rents.
TAX BENEFITS IN THE REDEVELOPMENT AREA
The house is located in the redevelopment area of the town of Steinbach-Hallenberg. Enhanced tax depreciation may be available for modernization costs there—under § 7h EStG for rental properties and under § 10f EStG for owner-occupied properties. The work must be coordinated with the town before construction begins; it is best to discuss the details with your tax advisor.
Fittings and features, as described
CONDITION – HONESTLY SPEAKING
The house is habitable and heated: gas central heating with a Vaillant combi boiler (installed in 2012, with hot water supply) and radiators on all floors, plus the tiled stove on the upper floor. The roof of the front house was partially retiled in the early 1990s (roof boarding, roofing membrane, tiles). About half of the windows are double-glazed; the rest are box or composite windows. The basement is dry.
Scope for modernization: The bathroom is small at around 3 m² and showing its age—it could be enlarged, for example by using part of the adjoining kitchen or living room. The kitchen dates from the 1990s, the electrical installation mostly from around 1980 and is due for renewal in the medium term, and the façade could do with cleaning. This is reflected in the price—you can move in and modernize step by step.
Features at a glance: fitted kitchen, tiled stove, pantry, guest WC on the ground floor, dry basement, garden with terrace, barn, double garage with workshop area, storage area with courtyard gate.
ENERGY AND FUNDING FOR FAMILIES
The energy demand certificate assigns the house, built around 1900, class H—a calculated value based on standard assumptions, not actual consumption. This classification is precisely what opens access to the KfW 308 “Jung kauft Alt” program: families with a child under 18 and taxable household income of up to €90,000 (plus €10,000 for each additional child) are eligible for a low-interest loan of €140,000 (one child) to €180,000 (three or more children). In return, the house must be renovated for energy efficiency within 54 months—as an Efficiency House 85 EE or through specified individual measures. The energy consultant has already listed the appropriate measures in the certificate. Ask your bank about it—we can provide the energy certificate and list of measures.
Other
PROCESS
Please send inquiries exclusively by email by October 25, 2026. You will then receive the detailed exposé, including floor plans, a floor-area schedule, the energy performance certificate and the basis for the asking price. The viewing will take place at a group appointment after the inquiry deadline; details will be provided with the exposé. Please briefly say who you are, how you intend to use the property and what your financing arrangements are.
Sale commission-free, directly from the owner. I am the sole owner according to the land register and ready to proceed with notarization.
Energy performance certificate: consumption certificate dated 24.09.2026, valid until 23.09.2036, final energy demand 442,7 kWh/(m²·a), energy efficiency class H, primary energy source natural gas, year built 1900, heat generator 2012.
Sold as seen. The furniture shown will remain in the house and be transferred with it without separate compensation; the seller will not clear it out.
All information provided to the best of my knowledge; areas are approximate, based on on-site measurements. The price is derived from the asset value and income value—I’d be happy to show you the calculation.
No inquiries from real estate agents, please.
Location
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Location details
In the heart of Steinbach-Hallenberg, directly on the main street—with visibility and passing trade for the retail business. There is a bakery, shops, doctors, banks, a daycare center and a school in town.
Steinbach-Hallenberg is in the Thuringian Forest on the Rennsteig. Oberhof is nearby, and Schmalkalden and Zella-Mehlis are reachable within a few minutes. Prices here are noticeably lower than in Schmalkalden and Suhl: for the price of an apartment in town there, you get around 240 m² of usable space, a 1,030 m² plot and three garages here.
Under planning law, designated as a central area (MK), open development, building-ready land, within the city’s redevelopment area.
