692m² living area, monument protection, redevelopment area
ZIP Code: 61250
City or town: Usingen
City district: Stadtmitte
County (Kreis): Hochtaunuskreis
Federal country: Hessen
Asking Price: € 390,000.00
Price per sqm living or other space: € 564.00
Parking possibility: 11 garages and 3 parking spaces
Brokerage commission incl. VAT (% of notarized purchase price): 5.95 %
Commission payable by: Buyer
Note on the commission: The buyer pays at the conclusion of the notarial deed a commission in the amount of 5.95% of the authenticated purchase price.
In a nutshell:
Monument protection apartment building in the middle of beautiful Usingen
Year of construction: 17. Jhdt.
Detailed description of the object:
This building dates from the 17th century (about 1665) and was part of the old castle complex. It is a listed building. Originally it was used to accommodate horses, in the floors above were mainly economic areas. The building was rebuilt in the mid-1950s into a pure residential building with eight apartments and a total of approximately 692m² of living space. The apartment sizes range from about 25 to about 115m ². Most of the units are empty and have to be completely renovated. Electricity, water pipes, sewers, bathrooms must be at least partially renewed.
The construction is massive at the bottom; the ground floor walls are up to 80cm thick walls.
The building extends over a length of about 38m from north (Schlossplatz) to south (Untergasse) and a width of about 10m .
In the part of the building with the entrance Untergasse the ground floor is attached approx. 1m above the terrain surface; there is currently an apartment on this level; a second was previously available and was later rebuilt as a workshop; a dismantling is possible. This ground floor level is consistently accessible from Untergasse to Schlossplatz side.
Due to the gently sloping terrain in the direction of Schloßplatz, the northern part of the building on the ground floor level is designed as a cellar and workshop area. A recent complex with three garages completes the construction on the north side. On the garage is a large terrace to which a staircase leads; right hand is then the entrance to the 1st floor on the north side of the building. There is a large apartment. An internal connection to the south part of the building is not available at this level.
A staircase leads to the attic with an apartment.
Back in the southern part of the building: There is accessed via the visible in a photograph large wooden staircase to the first floor where there are three apartments are located here; further up the stairwell you reach the attic with two apartments; a connection to the penthouse on the north side is not available.
Above the developed area is the roof storage, which is not developed. An insulation is missing.
The orientation of the building with the main window front is towards the garden of the neighboring plot (east side). To the building belongs a distance strip of approx. 4,50m to the neighboring property.
The garages are consistently at the palace square.
The ground floor part of the building is massive with up to 80cm masonry; the upper component is truss. Two floors are full storeys, in relation to the attic floor, according to Hessischer Landesbauordung, full storey may also be possible.
Type and age of windows:
Plastic iso windows of older year of construction
Comments regarding parking situation:
The 11 garages and 2 outdoor parking spaces provide ample space for residents cars, and in the middle of Usingen.
Does the property have oversize or is it additionally buildable:
One to two more apartments may be possible in addition, if you look at the plan from the 50s.
Disabled accessible: Doable
Freehold or Leasehold: Freehold
Type of Land plot: Land for residential buildings
Size of Landplot: 1,149.00 m²
Description of location:
In the middle of Usingen in the Taunus at the wonderful Schlossplatz is this former side building of the Usinger castle, which was known to be the victim of a devastating fire on 5th January 1873. Today the building is part of the old town of Usingen, which is characterized by half-timbered buildings from the 17th to the 19th century. The 11 garages plus three parking spaces in the middle of Usingen are also an extremely strong argument for this object.
Public transport connection:
Train connection to Frankfurt, buses
Connection to traffic routes by car:
Highway (A5) about 10 minutes, Bad Homburg, Oberursel, Friedrichsdorf about 10-15 minutes; Frankfurt downtown outside the rush hour about 20 minutes.
If no Energy Performance Certificate Exists: Building does not need an EPC
Other info concerning Energy Performance Certificate: The building is a listed building and therefore does not require an energy certificate.
Condition: Comprehensive renovation and modernization needs
MFH Number of residential floors total: 3
Living area: 692.00 m²
Gross area size (BGF): 1,140.00 m²
Floor area (full storeys): 380.00 m²
Source or notes for the area informations: Plans for the building, list of owners, BGF calculated on the basis of the map, so only non-binding estimate.
Number of flats (apartments) in building: 8
Number of flats (apartments) per full size storey: 2-4
Attic storey developed: Partially; 3 flats
Basement (cellar area): Yes
Heatable living or usage rooms in basement: An apartment is on the basement level, but by hillside no basement apartment
Number of full sized storeys: 2
List of apartments:
Erdgeschoss = 115,24m², rented out, cold rent 673.85€
The remaining ground floor is not developed. It was built as horse stables initially and later used as workshop, storage and cellar room area.
I. OG links = 84,06m², free
I. OG mitte = 24,49 m², free
I. OG rechts = 103,01 m², free
II. OG links = 102,47 m², free
II. OG rechts = 93,29m², rented out, cold remnt 590.00 €
Above is attic which is not developed.
Erdgeschoß = 102,99 m², free
1. OG = 66,60 m² Housekeeper
General information on the renting situation: Two of the eight apartments are rented. Three of the eleven garages are rented.
Current net rent per month: € 1,413.00
Is the property fully rented out: No because of renovation needs
How much vacancy: 5 apartments, 6 garages
Status at handover: partly rented
Available as of: immediately
When is object available: According to the arrangement.
Rights of separate use: No
Other rights and encumbrances: No
Public encumbrances: No according to Baulastenauskunft from 5.10.2018
Registered contamination site?: No according to contaminated sites register inquiry from 4.10.2010
Are value-relevant particularities known: The property is located in the urban redevelopment area - subsidies possible!
Urban development statutes: The monument is located in the old town area of ??Usingen. There, the building regulations of the design statute of the city Usingen of 1997 apply. This can be downloaded under the following link:
[url] https://www.usingen.de/:download/pdfs/satzungen/gestaltungssatzung-der-stadt-usingen-fuer-den-altstadtbereich.pdf?cid=30 [/ url]
By monument depreciatoin and in the statute quoted funding, the object can become financially very attractive.
Here you find the old plans of the building:
What is the outstanding feature of this property: Best location object with extremely good potential
Comment: Preliminary talks with the two competent monument authorities were positive. With the city of Usingen, further negotiations have to be taken with regard to the town planning conservation statute. A very interesting object to renovate, refurbish, modernize with appropriate financial incentives through monuments depreciation and subsidies.
Appointments for viewings: According to the arrangement