German Village Listed for Sale at Roughly the Price of a London Flat
A 24,000-square-metre property in Thuringia, Germany, complete with 15 buildings, is on the market for €390,000, but potential buyers face planning hurdles.
A German village in the state of Thuringia has been listed for sale for €390,000 (£333,150), a price point significantly lower than the average cost of a flat in London.
The property spans 24,000 square meters and includes 15 single-storey buildings, each with 100 square meters of floor space. The structures have been gutted, offering a blank canvas for prospective buyers. A central building features a former 300-square-meter dining hall, and existing electricity and water connections are available on site.
The listing, which appeared on the German platform kleinanzeigen.de, highlights the site's potential for development. The village was previously occupied between 1954 and 1990, initially serving as housing for apprentices of a local steelworks and later as a holiday center. After a period of vacancy until 2000, it was used as a residential site.
However, a significant caveat exists for potential purchasers. German planning laws classify the land as being in the ‘Außenbereich’, meaning it is outside of built-up areas. This designation means that grandfather protection, which allows existing uses to continue even if they no longer meet current planning rules, has expired. Consequently, the previous residential use cannot simply resume without obtaining new planning permission.
According to the owner, Franz Eberitsch, the planning status was re-evaluated when plans for more extensive refurbishment and development were considered. He was informed that earlier registrations did not alter the planning status and that the grandfathering had lapsed due to the interruption in use.
To legally use the property for residential purposes, a new development plan or a different form of planning consent would need to be secured. The listing suggests several development opportunities, including a health and therapy village, a yoga and mindfulness retreat, or a sauna and wellness facility. Several buildings could also be repurposed as guest houses to accommodate multi-day stays, health programs, or seminars.
The opportunity is described as rare, with the seller hoping to attract a buyer who can recognize and realize the site's potential. This listing follows the sale of another village in Ireland earlier this year, the private estate of Lyons in County Kildare, which was listed for €20 million (£17.5 million).