In the Thuringian district of Saalfeld-Rudolstadt, specifically in Kamsdorf, a unique property is currently listed for €390,000. While this amount would only secure a few square metres of living space in a major German city, it is the price tag for an entire small village. The site spans approximately 24,000 square metres and is situated just a few hundred metres from the Hohenwarte reservoir, nestled between meadows, woodland, and mature trees. The property features 15 single-storey buildings, each offering about 100 square metres of floor space, alongside a central main building equipped with a dining hall of more than 300 square metres.
The infrastructure of the site is partially prepared, with mains water and electricity already connected. Wastewater management is currently handled via a cesspit, and the buildings themselves have been stripped back to their shells. The history of the location dates back to the German Democratic Republic era. As owner Franz Eberitsch explained, the complex was used from 1954 to 1990, initially serving as a dormitory for apprentices at the Thuringia steelworks before transitioning into a holiday and recreation centre.
Following German reunification, the site remained vacant for a decade. From 2000 onwards, Eberitsch noted that individual houses were once again used for residential purposes. He stated that residents were officially registered at this address and, to the best of his knowledge, state benefits such as housing benefit were even granted for this address, which led him to believe that residential use was legally permitted. Eberitsch purchased the site in 2014 after returning to Germany with his family from New Zealand. His vision at the time was to create a place where people could live close to nature, experience community, and build something new together.
However, these hopes have not been fulfilled due to complications in planning law. The plot is located in what is known as the "Außenbereich," or land outside the built-up area, even though it is only about 200 metres from the edge of the village. Because the complex was not used between 1990 and 2000, authorities take the view that its original grandfathered status has lapsed. Eberitsch confirmed that when he later sought to carry out more extensive refurbishment and further development of the site, the planning situation was reviewed. He was informed that the registrations at the time did not change the planning status and that the grandfathering had already expired due to the long interruption in use.
According to Eberitsch, the authorities currently view permanent residential use critically, as it could constitute a so-called scattered settlement, or "Splittersiedlung," in the outer zone. Legal use would require a new local development plan or some other form of planning consent. German building and planning law is repeatedly criticised for its bureaucratic hurdles. Despite the unresolved question of permits, Eberitsch sees great potential in the complex. He envisages a holistic health and regeneration village in which different therapy and prevention services could be brought together in one place, such as houses for physiotherapy, osteopathy, naturopathy, or yoga, supplemented by accommodation and a central community building for seminars and shared meals.
The listing also makes no secret of a commercial self-interest, noting that all construction, fit-out, and landscaping work could be carried out directly by the owner’s associated construction company. For Eberitsch, the case is emblematic of a fundamental problem in Germany. He wonders whether, in view of the housing shortage, the desire to use existing buildings sustainably, and the need for new ways of living and housing, the legal framework should not be adapted more strongly so that existing structures can be brought back into use. He concludes that it should be easier, under clear legal conditions, to return such existing complexes to meaningful use.
Eberitsch would most like to realise the project himself, but says he lacks the initial capital. His idea is unusual and he has even brought a controversial tech billionaire into play. He suggested that perhaps it really does take someone like Elon Musk, noting that if the Tesla boss actually reads the article, he would be delighted with seed funding of around one million euros. In return, he is even offering the Tesla boss a break on his alpaca farm in nearby Unterwellenborn, should Elon ever need to get his feet back on the ground instead of feeling weightless.
The situation in Kamsdorf mirrors other international trends where low prices meet remote locations, unclear usage rights, or extensive refurbishment needs. Similar to an off-grid cabin on a Scottish island for €405,000 or a private island in Greece auctioned with a guide price of €247,000, the true value of such properties almost always lies in their as yet intangible potential. Whether the former Thuringian youth village really becomes a "village of the future" will therefore depend not only on the buyer's vision but also on the authorities and on how flexible Germany is prepared to be in dealing with unused stock.
