Historic Timber-Framed Treasure in the Heart of Idstein
Offered for sale: a listed half-timbered house (built 1595)
Built 1595 · Monument · 271.55 m² · Leased
Commission-free – Private Sale (no broker fee)
At a Glance
An architecturally distinctive half-timbered house at König-Adolf-Platz – part of a protected ensemble with authentic vaulted cellar. The building tells history without remaining stuck in the past: actively used today and characterized by features that cannot be reproduced. A property for those who acquire not just space, but a place with identity.
1595
Year Built
verified by historical building investigation 09/2021
160 m²
Plot Size
271,55 m²
Rentable Area
Vaulted cellar, ground floor, upper floor + converted attic
Floors
Listed half-timbered house
Property Type
Leased, no agent fee
Status
Highlights
Historic city center, prestigious location
Listed half-timbered house with vaulted cellar
Leased, two units (ground floor + cellar: retail, upper floor + attic: office/residential)
Well-maintained; no acute deferred maintenance from seller's perspective
Potential for rental development
Image Gallery
Location
The Neighbourhood
Obergasse 1 is located in the historic town center of Idstein, surrounded by the listed old town with its cobblestone streets and dense half-timbered scenery. The property is situated at the lower end of Obergasse, in immediate proximity to the Killingerhaus at König-Adolf-Platz, which today houses the Tourist Information and City Museum.
The location benefits from typical old town foot traffic through sightseeing, gastronomy, and events around König-Adolf-Platz and the adjacent lanes. The ground floor houses the wine specialty shop "Der Weinladen Idstein – Fey & Grüninger", active since 1983 and regularly awarded as a wine merchant. Due to its central location at the old town hotspot König-Adolf-Platz, the surroundings are characterized by public traffic, tourist orientation, and shop windows in a historic setting.
Parking
The old town is characterized by narrow, historic structures. Public parking is available for customers and visitors near the center, including the Stadthalle and Löherplatz underground car parks as well as additional parking areas and a parking deck in the vicinity.
The Region
Idstein is an established town in the Rheingau-Taunus district with a regionally renowned historic center and high tourist appeal. The town is part of the German Timber-Frame Road and offers an unusually high density of half-timbered buildings as well as central attractions such as König-Adolf-Platz, Town Hall, Union Church, Residence Palace, and Hexenturm (Witch Tower).
Transport Links
Idstein train station offers regional connections to Frankfurt am Main Central Station as well as Wiesbaden and Limburg. This supports the commuter catchment area and accessibility for employees and customers.
The region is well connected to the Rhine-Main area via the B275 federal road and the A3 motorway. The A3 Idstein junction can be reached in just a few minutes.
Obergasse 1, 65510 Idstein
📍 Google Maps: maps.google.com/?q=Obergasse+1,+65510+Idstein
Idstein Station
15 min. walk
A3 Motorway
3 min. drive
Frankfurt Central
40 min. regional train
Wiesbaden City Center
25 min. by car
Property Description
The property is a historic, gable-fronted half-timbered house in a prominent old town location with partial basement and characterful vaulted cellar. The building comprises a vaulted cellar, ground floor, upper floor, and a converted attic (two full stories).
Usage & Potential
The ground floor houses the wine shop Fey & Grüninger. The upper floor and attic form a cohesive unit and are currently used as offices by the City of Idstein. The attic is also suitable for residential use – it was previously successfully rented out as a vacation apartment. In March 2017, a bathroom and kitchen were installed in the attic. The upper floor currently has no sanitary facilities but could be retrofitted if needed. Various usage concepts are conceivable for the two floors (upper + attic): attic as residential and upper floor as office, complete office use, complete residential use, or by installing kitchen/bathroom on the upper floor, a second residential unit.
Construction
The construction features half-timbering on the upper floors and masonry on the ground floor, founded on natural stone. Wooden beam ceilings and the vaulted ceiling in the cellar emphasize the historic character. The gable roof is covered with slate.
Renovation
Comprehensive renovation and conversion took place in 2001. Bathroom and kitchen were installed in the attic in March 2017. The facade was extensively renovated again in 2024/2025.
Listed Building
The property is a listed monument. Structural changes require approval.
Floor Areas
160 m²
Plot Size
408,51 m²
Gross Floor Area
271,55 m²
Rentable Area
Unit 1
Ground Floor + Vaulted Cellar
Unit 2
Upper Floor + Attic (Office/Residential Use)
Upper floor + attic form a cohesive unit. Upper floor without sanitary facilities (could be installed), attic suitable for residential use (former vacation apartment)
Equipment & Technology
Construction
- Half-timbering on upper floors, ground floor masonry
- Natural stone foundation
- Wooden beam ceilings, vaulted ceiling in cellar
- Roof: Gable roof with slate covering
Heating / Water / Electricity
- 2 separate systems
- System 1: Ground floor + Vaulted cellar (renewed 11/2023)
- System 2: 1st floor + Attic (renewed 06/2022)
Plumbing & Electrical
- Supply/disposal lines, sewage and heating pipes renewed during 2001 renovation
- Electrical installation: modern, contemporary equipment
Other Equipment
- Wooden windows with 24mm insulated glazing on all floors
- Floor upper floor + attic: Natural wood flooring
- Floor bathroom: Natural stone
- Staircase: Granite
- Floor ground floor + vaulted cellar: Bitu terrazzo
Condition & Measures
Condition
- Well-maintained general condition
- No acute deferred maintenance from seller's perspective
- No visible damages
Past Renovations
Renovation and conversion 2001
Comprehensive renewal of pipes, heating, staircase
Bathroom/kitchen installation attic 03/2017
Bathroom and kitchen installed in attic
Facade renovation 2024/2025
Complete facade renovation completed
Key Figures & Potential
Rental Overview
| Unit | Current | Market |
|---|---|---|
| Einheit 1 (EG + UG) | 21.587 € | 22.201 € |
| Einheit 2 (OG + DG) | 16.800 € | 24.899 € |
| Net Cold Rent p.a. | 38.387 € | 47.100 € |
Market rent ("Target") is based on the property valuation report dated 11 July 2025 (publicly appointed and sworn expert).
Calculator
Operating costs are largely recoverable according to 2024 NK; individual owner costs (e.g., management) may vary.
Key Metrics
Net Operating Income (NOI) – CurrentYour actual annual surplus in current state – after all deductions (owner costs, vacancy, maintenance). This is the cash flow you can expect from day 1.
34.587 €
Current State (p.a.)
Net Operating Income (NOI) – MarketYour surplus after adjusting to market rent – realistically achievable after tenant change or modernization. This is how professional investors value stabilized potential.
43.300 €
Market State (p.a.)
2,92 %
NOI Yield (Market)Your actual return after rent adjustment – based on total investment (incl. acquisition costs). In commercial real estate, NOI yield is the central valuation metric as it shows what the property truly generates.
3.800 €
Capex ReserveMaintenance reserve of €3,800 p.a. – according to available documentation (details in data room). Essential for monument properties for long-term planning. An insufficiently budgeted reserve increases the risk of unplanned expenses. This value shows a realistic, proven magnitude.
This calculator shows realistic scenarios based on verified documentation (rental contracts, utility statements). Your individual financing, tax situation and investment strategy can further influence returns – consult your tax advisor.
🏛️ Monument Depreciation (§7i EStG)
Approved renovation costs can be tax-deductible (e.g., 9% p.a. over 8 years). The amount depends on actually recognized measures and your tax situation. Details available in data room or with your tax advisor.
Legal Information
Land Registry
- Idstein, Sheet 4128
- District Idstein, Section 10, Parcel 352
- Section II contains a right of way to the Killingerhaus. Can be changed in consultation with the city and building authority.
Sales Process
Application
Submit your application by email with all important documents: purchase interest, proof of financing or equity, and preferred viewing dates.
Qualification
We review your documents and will get back to you promptly. Upon successful qualification, we will invite you to the data room.
Data Room & Scheduling
You receive access to all relevant documents and viewing appointments are scheduled in coordination with the tenants.
Viewing & Decision
On-site property viewing. Afterwards, you have time for your purchase decision and further negotiations.
Send your documents via email – we'll get back to you promptly
Inquire
Interested in this property? Send us your application by email:
Rita Franzen
Contact Person
Please include in your application:
- Indicate investor or owner-occupier
- Proof of financing / capital
- 2-3 proposed viewing dates
Historic Property
Obergasse 1
65510 Idstein
1.380.000 €
Commission-free (Private Sale) | Leased
Commission-free – Private Sale
This property is sold privately without commission. We kindly ask real estate agents to respect that we cannot consider broker inquiries.