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Residential and commercial building with a shop, barn, and 3 garages – 1,030 m² in the town center, commission-free.
Hauptstraße 37, 98587 Steinbach-Hallenberg – ThüringenLiving and working at the same address – €189,000, directly from the owner, no commission. This residential and commercial building, located in the heart of Steinbach-Hallenberg, has been in the same family for generations. At the front is the retail space with a shop window facing the main street. Above it is a large apartment on a single level. At the back is a courtyard with a double garage, a timber-framed barn, and a garden that extends far back – offering views of the town and the church hill.
THE SPACES:
* Upper floor: Apartment with 121.7 m² on a single level – 5 rooms, kitchen, bathroom, pantry. The two living rooms facing the street are connected by sliding doors and are heated by a tiled stove, which is fueled from the hallway. Two rooms are located in an extension above the barn and serve as bedrooms.
* Ground floor: Retail space with 81.6 m² – sales area with a shop window facing the main street and its own entrance, a utility room with a sink, and a large storage area with a double door leading to the courtyard (the third garage).
* Ground floor: Two additional rooms with a toilet (36.3 m²), currently used as living space. Behind the staircase in the entrance hall is the former internal shop entrance, now clad with a wooden wall – the door is still present. If it were reopened, the shop and the ground-floor rooms would be connected, offering a total of approximately 118 square meters of commercial space, suitable for an office or practice.
* Courtyard with a double garage (26 square meters, two gates, workshop area), directly accessible from the courtyard. Including the storage space in the house, there is potential for three garages.
* Timber-framed barn and undeveloped attic space over two levels: a total of approximately 200 square meters of potential development space.
* 1,030 square meters of land in the core area, with fruit trees, a lawn, and a terrace, exempt from development charges.
**THE FIGURES**
Approximately 240 square meters of living and commercial space for €189,000 – that's approximately €790 per square meter, compared to a local average for houses of around €1,020/m². Commission-free, directly from the owner: Compared to a property sold through an agent, you save approximately €6,700 in buyer's commission. All spaces are free and immediately available. Calculated as an investment property, with local market comparison rents in the lower range:
* Apartment on the upper floor, 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 space, 81.6 m² × €4.50/m²: €4,406 per year
– Double garage, 2 parking spaces × €30 per month: €720 per year
Total annual gross rental income: approximately €15,550 – approximately 8.2% of the asking price. If you use the shop yourself, the rental income from the apartment will cover a significant portion of the property's costs. The rental estimates are based on publicly available comparative data and do not guarantee the actual rental income.
TAX ADVANTAGES IN THE REHABILITATION AREA
The property is located in the rehabilitation area of the town of Steinbach-Hallenberg. In this area, increased tax deductions are possible for renovation costs – according to § 7h of the Income Tax Act (EStG) when renting, and according to § 10f EStG when used for personal use. The condition is that the measures are coordinated with the town before construction begins; it is best to discuss the details with your tax advisor.
Are you interested in this house?
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Object Number
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OM-501305
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Object Class
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House
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Object Type
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Townhouse
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Is occupied
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Vacant
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Handover from
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By arrangement
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Purchase price & additional costs
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purchase price
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189.000 €
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Purchase additional costs
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approx. 12,431 €
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Total costs
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approx. 201,430 €
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Breakdown of Costs
* Costs for notary and land register were calculated based on the fee schedule for notaries. Assumed was the notarization of the purchase at the stated purchase price and a land charge in the amount of 80% of the purchase price. Further costs may be incurred due to activities such as land charge cancellation, notary escrow account, etc. Details of notary and land registry costs
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Estimated monthly rate: 824€
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Details
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Condition
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Well-kept
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Number of floors
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2
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Usable area
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81.6 m²
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Bathrooms (number)
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1
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Bedrooms (number)
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2
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Number of garages
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3
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Heating
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Central heating
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Year of construction
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1900
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Equipment
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Terrace, Garden, Basement, Shower bath, Fitted kitchen, Guest toilet, Fireplace
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Infrastructure
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Pharmacy, Grocery discount, General practitioner, Kindergarten, Primary school, Middle school, Public transport
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Information on equipment
CONDITION – TO BE FRANK
The house is habitable and has heating: it features a gas-powered central heating system with a Vaillant combination boiler (installed in 2012, with hot water preparation) and radiators on all floors, as well as a tile stove on the upper floor. The roof of the front building was partially replaced in the early 1990s (including the sheathing, underlayment, and tiles). Approximately half of the windows are double-glazed; the remaining windows are casement or composite windows. The basement is dry. Potential for modernization: The bathroom is small, approximately 3 square meters, and is outdated – it could be expanded, perhaps by incorporating part of the adjacent kitchen or living room. The kitchen dates from the 1990s, the electrical installation is mostly from around 2010, and will need to be updated in the medium term. The facade could benefit from a cleaning. This has been factored into the price – you move in and modernize gradually. Overview of features: Fitted kitchen, tile stove, pantry, guest toilet on the ground floor, dry basement, garden with terrace, barn, double garage with a workshop area, storage area with a courtyard gate. ENERGY AND SUPPORT FOR FAMILIES. The energy performance certificate indicates a class H rating for the building, dating back to around 1900. This is a calculated value based on regulations, not the actual energy consumption. This specific classification unlocks access to the KfW program 308, "Young People Buy Old Properties." Families with a child under 18 and a taxable household income of up to €90,000 (plus €10,000 for each additional child) are eligible for a low-interest loan ranging from €140,000 (for one child) to €180,000 (for three or more children). In return, the house will be energetically renovated within 54 months, either as an energy-efficient building (standard 85 EE) or through specific, pre-defined measures. The energy consultant has already listed the appropriate measures in the certificate. Please discuss this with your bank – we will provide you with the energy performance certificate and the list of measures.
Location
Located in the heart of Steinbach-Hallenberg, right on the main street – offering excellent visibility and foot traffic for a retail business. The town offers bakeries, shops, doctors, banks, a daycare center, and a school.
Steinbach-Hallenberg is situated in the Thuringian Forest, near the Rennsteig hiking trail. Oberhof is nearby, and Schmalkalden and Zella-Mehlis are just a few minutes away. Prices here are noticeably lower than in Schmalkalden and Suhl: For the price of a city apartment there, you can get approximately 240 square meters of usable space, 1,030 square meters of land, and three garages.
In terms of building regulations, this is a core area (MK), allowing for open construction, and the land is ready for development. It is also located within the city's designated redevelopment area.
Location Check
Energy
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Energy efficiency class
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H
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Energy certificate type
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Demand certificate
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Main energy source
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Gas
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Final energy demand
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442.70 kWh/(m²a)
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Miscellaneous
PROCEDURE
Please submit all inquiries exclusively by email by October 25, 2026. You will then receive a detailed prospectus including floor plans, area specifications, an energy performance certificate, and a breakdown of the price calculation. Viewings will be arranged after the inquiry deadline at a mutually agreed time; you will receive the details with the prospectus. Please briefly state who you are, how you intend to use the property, and your financing arrangements.
Sale directly from the owner, without commission. According to the land registry, I am the sole owner and capable of arranging a notarized sale.
Energy Performance Certificate: Consumption-based certificate dated September 24, 2026, valid until September 23, 2036. Final energy consumption: 442.7 kWh/(m²·a). Energy efficiency class: H. Main energy source: natural gas. Year of construction: 1900. Heating system installed in 2012.
Sale "as is." The furniture shown in the pictures will remain in the property and will be included in the sale without additional charge; the seller will not be clearing out the property.
All information is provided to the best of our knowledge. Areas are approximate, based on manual measurements. The price is derived from the property value and potential income; I would be happy to show you the calculation.
No real estate agents, please.
Broker inquiries not welcome! According to § 7 UWG, unsolicited contact by brokers without the express consent of the recipient is prohibited!
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Offer from: Maximilian Endter
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