1 / 9Objektbeschreibung
Das Bewertungsobjekt ist ein freistehendes Einfamilienhaus der Kern-Haus AG mit Erdgeschoss und ausgebautem Dachgeschoss. Das Haus wurde 2022 errichtet und war zum Bewertungsstichtag 19.08.2025 leerstehend.
Lage
Mittlere ländliche Wohnlage mit guter Anbindung an Hainichen, Chemnitz und die BAB 4, jedoch mit direkter Bachlage und Straßenverkehrseinfluss.
Investmentanalyse
Für Eigennutzer grundsätzlich interessant, für renditeorientierte Anleger nur bei deutlichem Preisabschlag. Aktuelle technische, wasserrechtliche, abwasserbezogene und grundbuchliche Prüfung ist zwingend.
Unabhängige Markteinschätzung
Unabhängige Angebotsdaten stützen für ein solches Objekt eine normale Marktwertspanne von etwa 365000 bis 415000 EUR. Wegen Bachnähe, unfertiger Außenanlagen und Kleinstadtliquidität liegt die belastbare Basisschätzung bei etwa 390000 EUR.
Marktvergleich · Verkauf
| Tier | Objekt | Fläche | Angebot | €/m² | Baujahr | Quelle |
|---|---|---|---|---|---|---|
| A | Hainichen | 120 m² | 375.000 € | 3.125 €/m² | 0 | Link |
| B | Hainichen | 142,3 m² | 239.429 € | 1.682 €/m² | 2026 | Link |
| B | Hainichen | 125,1 m² | 274.900 € | 2.199 €/m² | — | Link |
| C | Hainichen | 140 m² | 99.000 € | 707 €/m² | — | Link |
| B | Hainichen | 90 m² | 189.950 € | 2.111 €/m² | 1954 | Link |
| B | Frankenberg/Sachsen | 140 m² | 249.000 € | 1.779 €/m² | 1937 | Link |
| B | Frankenberg/Sachsen | 143 m² | 295.000 € | 2.063 €/m² | 1971 | Link |
| C | Hainichen | 235 m² | 598.000 € | 2.545 €/m² | 0 | Link |
Mietorientierung
Renovierung
Für minimale Fertigstellung sollten etwa 20000 bis 42000 EUR eingeplant werden. Ein Standardbudget liegt eher bei 35000 bis 70000 EUR. Ein höherer Betrag ist möglich, falls Böschung, Entwässerung, Kleinkläranlage oder Außenflächen technische Probleme zeigen.
Kostenblöcke
Минимальный сценарий ремонта
7.000 €Das gespeicherte Exposé und die Nachweise zur Terminbestimmung weisen auf noch nicht fertiggestellte Arbeiten an Eingang, Zufahrt und Gelände hin.Минимальный сценарий ремонта
12.000 €Das gespeicherte Exposé weist auf unvollständige Arbeiten an Zufahrt, Parkflächen und Terrassenbereichen hin.Минимальный сценарий ремонта
4.500 €Sichtbarer und dokumentierter Mangel am Vinylboden.Минимальный сценарий ремонта
4.500 €Die gespeicherten Nachweise weisen auf noch nicht fertiggestellte Arbeiten an Bepflanzung, Einfriedung und Grundstücksbereinigung hin.Минимальный сценарий ремонта
6.000 €Die gespeicherten Nachweise erfordern eine technische Prüfung sowie Prüfungen der Inbetriebnahme und Dokumentation.Gebotsstrategie
Baurisiken
The plot borders the Kleine Striegis. The report states that it is outside a designated flood area but that flood-related impairment cannot be completely excluded. The slope, partial natural-stone wall and unfinished ground formation create a non-trivial technical risk.
Obtain current flood-hazard and water-management information from the municipality and lower water authority; inspect the bach-side wall, bank, drainage and terrain with a civil or geotechnical engineer; obtain building insurance confirmation.Exterior works were expressly unfinished at the valuation date. The exact completion level and ground conditions must be rechecked because the inspection occurred in August 2025.
Obtain a contractor quotation for entrance, terrain, driveway, parking, terrace, fencing and drainage completion before bidding.The property is not connected to a conventional public wastewater system; a biological treatment plant is stated. Its current operating status and compliance are not evidenced in the bundle.
Request installation, permit, servicing, emptying and operating records; inspect the plant and clarify responsibility, discharge approval and annual operating cost with the municipality and service provider.The report expressly mentions ground adjustment around the slab and unfinished external areas. Water management should be verified before accepting the condition as merely cosmetic.
Inspect the building perimeter after rainfall, verify finished ground levels, falls away from the building, splash protection, drainage and any standing-water marks.The valuation expose expressly records defects in the vinyl flooring. No broader interior defect should be inferred solely from the photographs.
Inspect all vinyl surfaces for lifting, moisture, substrate movement and installation defects; obtain a repair or replacement quote.The documented inspection and valuation date is 2025-08-19, while the auction is scheduled for 2026-11-05. Current deterioration, vacancy damage or unauthorized changes are not established.
Arrange a current inspection or obtain updated access, including heating operation, moisture, roof, windows, bathrooms, kitchen, electrical systems and external works.Rechtliche Risiken
The attached Terminsbestimmung contains standard instructions but does not provide a complete current rights schedule. The economic effect of rights that remain in place must be clarified at the court.
Inspect the current Grundbuch and the court's calculation of the geringstes Gebot, bestehenbleibende rights, priority notices, easements and any creditor applications immediately before the auction.The 2025 report states that no baulasten were known, but current official confirmation and building-file review remain advisable, especially because works were unfinished.
Obtain a current Baulasten-Auskunft, building file, approved plans, completion documents and information on any outstanding requirements.The parcel is described in the auction document as Landwirtschaftsfläche although it carries a residential building. This may be only a cadastral economic-use designation, but it should not be assumed without municipal confirmation.
Clarify the legal and planning classification of the parcel recorded as Landwirtschaftsfläche, including zoning, permitted residential use, development status and taxation.A power mast and overhead line cross part of the southern plot. The report does not establish the exact legal rights or practical restrictions.
Obtain the relevant easement, line-route and safety information from the grid operator and inspect whether any building, landscaping or future parking restrictions apply.The documents describe an A+ classification according to the builder's specification but state that an energy certificate is not available. The A+ designation should therefore be treated as reported, not independently verified.
Obtain the actual energy certificate, construction specifications, commissioning records and heat-pump warranty documents; verify the stated primary energy demand and efficiency class.The auction is not a normal notarized seller transaction. Condition, access and legal due diligence must be completed before bidding. The standard 10 percent security is treated only as an auction condition and is excluded from the investment score.
Review the full court file, valuation report and rights schedule; do not rely on normal purchase-law warranties because auction acquisition is subject to the ZVG framework.