Inexpensive home ownership for young Tölz families?
The Green parliamentary group in the city council believes they have discovered Columbus's egg and also proposes heritable building rights for the 23 urban building plots on Hintersberg.
The town hall can, however, warm to this idea less.
Since there is now a formal request, the city council will have to decide in one of its next meetings.
Bad Tölz
- What is heritable building right?
It enables home builders to build their own four walls without having to buy the property.
Instead, they pay the owner (in the case of the city) an annual ground rent for decades to come.
City councilor Richard Hoch, who is promoting the issue for the Greens, sees many advantages in the model for both the building contractor and the city.
The municipality remains in possession of the property in the long term, it counteracts private land speculation and generates long-term income through the ground rent.
One of the most important: "This way, families in Tölz who are less affluent also have the chance to build their own home." For these families, as Hoch calculates using a case study, the monthly burden is reduced by 25 to 35 percent compared to the monthly purchase.
The ground rent is high at 2.25 or even only 1.5 percent of the land value.
He even thinks staggering is conceivable if children or people in need of care are part of the family.
Without counter-financing "it really hurts us in the budget"
Are there any heritable building rights in Tölz?
Yes, for example on the Ketteler-Ring on Kirchengrund.
Or in the Tölzer settlement.
In a survey by the city in 2019, however, the leasehold model was not at all in demand among those looking for accommodation.
Only 1 percent voted for it.
53 percent were for purchase, 40 for rent.
For several reasons, treasurer Hermann Forster is not a fan of heritable building rights on Hintersberg.
The city first had to purchase land there.
Without counter-financing through the sale of the parcels, it “really hurts us in the household”.
The ground rent, on the other hand, is marginal.
Forster cannot understand the 1.5 or 2.25 percent ground rent estimated by Hoch.
The interest rate is not based on the - very low - capital market rate, but on the long-term average and is 4 percent.
This means that it is no longer attractive to young families, some of whom can now borrow building money for 0.7 to 0.8 percent interest.
"Tölzer Weg" with small, affordable properties
Suppose the city goes below 4 percent?
Then, argues Forster, they subsidize the building prices and automatically fall under EU law.
The latter now recognizes local models.
However, the income limits for building buyers are so tight that a young family in Tölz would in fact not have a chance.
The city is therefore striving for an EU-independent "Tölzer Weg".
He relies on small, affordable properties and the elimination of property developers as well as a catalog of criteria that has not yet been defined in detail.
Marital status, children, place of work, place of residence are some of the characteristics.
The treasurer and manager Falko Wiesenhütter refer to another point.
With the Hintersberg residential area, the city wants to promote cheap rental housing, not cheap property.
Isn't that a contradiction in terms of the planned sale of 23 plots?
No, says Forster.
In the living working group, there was a majority of basic consensus that the Hintersberg parcels should be sold in order to put the proceeds into a new urban construction project for affordable rental apartments.
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