AI visualisations of the product concept (30 holiday homes of 60 sqm each) — non-binding, not real photographs and not a depiction of the actual site situation. Click for full screen.
Holiday-home special zone with legally binding development rights in the Kulkwitzer See recreation area, Leipzig-Lausen — Salzweg 200, 04207 Leipzig. Walking distance to the public beach, Lausen tram terminus.
Around 2 minutes: the site at Lake Kulkwitz, location, product and income logic — visualisations based on the planning, non-binding. The building right (special zone for holiday homes, zoning plan no. 232) has been in force since 2018; the up-to-30 holiday homes are the planning objective stated in the reasoning, not a fixed maximum. Narration in German.
Project film · AI visualisations, non-binding — not a real photograph of the site.
AI visualisations of the product concept (30 holiday homes of 60 sqm each) — non-binding, not real photographs and not a depiction of the actual site situation. Click for full screen.
Owner's figure, plots 98/1, 99/4 and 99/5, land register of Lausen, folio 2140. The land-use balance of zoning plan no. 232 states 14,844 sqm for the special zone SO 10 as a whole, at a site-coverage ratio of 0.3. Which share of that falls to the object of sale is set out in the data room.
Binding (Part B): max. 60 sqm footprint per building, single-storey, site-coverage ratio 0.3 · zoning plan legally binding since September 2018 · the plan sets no maximum number of houses — 30 holiday homes is the planning objective from the explanatory memorandum · high design flexibility (no building envelopes, no floor-area ratio)
Land register section III unencumbered · section II carries a redevelopment notice, a drinking-water pipeline easement (KWL) and a right of way and utilities for the City of Leipzig (see risk table) · current building-encumbrance register extract in the data room · site servicing not yet constructed, urban development contract in draft — details and cost allocation in the data room (DD item)
The site servicing has not been physically constructed. Cost-bearing by the City of Leipzig is not evidenced to date — the urban development contract exists only as a 2019 draft. Cost allocation and timing remain an open due-diligence item; the current status and the documents are disclosed in the data room. Access road 5.50 × 56 m
Structured bidding process — bids substantiated by the position within the recreation area, the legal certainty of the zoning and the resort product fit; your bid basis comes from the residual-value calculator below
Unit sale prices of comparable holiday-home products in the Neuseenland lake district; rates actually achieved EUR 150–240/night (holiday homes in the region, season-dependent)
Salzweg 200, 04207 Leipzig — Lausen district, Kulkwitzer See recreation area, City of Leipzig
The site lies in the Kulkwitzer See recreation area on the western edge of Leipzig — an established local recreation and diving destination, within walking distance of the public beach, directly connected to the city (Lausen tram terminus, B 87 trunk road) and to the tourism growth cluster of the Leipzig Neuseenland lake district. Holiday-home special zones with legally binding development rights below the 20-hectare threshold rarely come to market in this region — the asset matches precisely the search profile of mid-sized resort developers and family offices.
Note on the location: the water surface of Lake Kulkwitz is not covered by the territorial scope of zoning plan no. 232. Between the special zone SO 10 and the water, the plan designates public green space and a shoreline protection strip; the beach in front of the site is public green space.
Adjust the inputs – results update live. All figures indicative, no tax or investment advice.
professional year-round operation — has to be built up
| Assumption | conservative | base case | ambitious | Basis |
|---|---|---|---|---|
| Rate per night (annual average) | 115 € | 135 € | 160 € | Most existing listings in the region are below €100; €150–240 are peak-season rates of the premium product, not an annual average. |
| Occupancy (365-day basis) | 42 % | 50 % | 58 % | German holiday-home average around 39 % (Deutscher Ferienhausverband); professional parks are well above. Years 1–2 run 20–40 % below target. |
| Operating cost ratio | 64 % | 56 % | 47 % | Full-cost view incl. operator fee, OTA commissions (12–18 %), cleaning, energy, maintenance, insurance, reserves and local accommodation tax. Fixed costs weigh disproportionately when revenue is weak. |
All figures are model assumptions, not a warranty and not investment advice. Full derivation with sources in the data room (assumptions and KPI analysis).
A holiday-home resort is an income-producing asset — it earns per night. Valued as in the hospitality market: ADR × occupancy × 30 homes → net operating income (NOI) → capitalised at the market yield. 30 homes × 365 nights = 10,950 saleable nights per year at Leipzig's home beach. Model calculation, no guarantee.
Regional comparables: holiday homes approx. EUR 150–240/night, season-dependent
Private average approx. 46% · professional parks (Center Parcs) 82% — Leipzig's year-round source market (2 million guests in 2024) plus the diving and camping season support the low season
German prime hotel yield 5.1% (Q4/2025) · leased holiday-park products approx. 4.5%
Second value route: single-unit sell-off (unit comparables: neighbouring-lake resort unit approx. EUR 330k, Lake Hain listings from approx. EUR 204k).
Land value indication in EUR m (income value − project cost; cost ratio 50%, cap rate 5.0% — model calculation, no guarantee). Rows: rate per night · columns: occupancy.
| ADR | 45% | 50% | 55% | 60% |
|---|---|---|---|---|
| EUR 125 | +0.2 | +0.8 | +1.5 | +2.2 |
| EUR 135 | +0.7 | +1.4 | +2.1 | +2.9 |
| EUR 150 | +1.4 | +2.2 | +3.0 | +3.9 |
| EUR 160 | +1.9 | +2.8 | +3.6 | +4.5 |
| EUR 175 | +2.6 | +3.6 | +4.5 | +5.5 |
Residual logic from a developer's perspective, cross-checked against market comparables in the Leipzig Neuseenland lake district. All figures indicative (BKI cost framework), to be firmed up in the data room.
| Revenue side: GDV single-unit sell-off (EUR 4,000–5,800/sqm) | EUR 7.2 – 10.4m |
| Construction cost of the holiday homes (serial timber build, EUR 1,500–2,900/sqm · base approx. 2,000) | EUR 2.7 – 5.2m |
| Site servicing, external works, disposal, species-protection/contamination reserve | EUR 1.2 – 2.0m |
| Incidental construction cost (cost group 700: planning, marketing) | EUR 1.2 – 1.6m |
| Developer profit & risk (15–18% of GDV) | EUR 1.2 – 1.6m |
| Supportable land value (residual, standard scenario 1,800 sqm of living space) | up to approx. EUR 2.6m |
| The decisive measure for this asset class, however, is the income value: a holiday-home resort earns per night — ADR × occupancy × 30 homes, capitalised via the NOI (see the operator calculator above). The income-based land value derivation is currently being updated against actual competitor metrics (LAGOVIDA, Lake Hain and others) | Income logic |
A supportable bid rests on premium pricing (position within the recreation area, legally binding development rights) and the benchmarks on the right — the conservative scenario alone does not capture the location value. That is exactly what the enclosed product and marketing concept in the work package is for.
Sources: LTM guest statistics 2025 · Engel&Völkers holiday properties 2025/26 · LeipzigSeen · operators' published rates (retrieved 07/2026). Full KPI and risk analysis with 35 sources in the data room.
We address these points openly — every topic is documented in the data room and comes with a route to resolution:
| Topic | Status | Route to resolution |
|---|---|---|
| Suspected legacy contamination (former agricultural co-operative fuel installation, "retained in the register") | Geotechnical report 2012 with no proven hazard; excavated material LAGA class Z 0 | Additional soil-gas investigation (BTEX/CHC) before construction starts; expert supervision of the earthworks |
| Species protection (sand lizard/red-backed shrike, urban development agreement) | CEF/VCEF measures defined by contract | A completed measures roadmap is included; site-clearance window Oct–Feb; allow approx. 1 year of lead time |
| Demolition of legacy structures (concrete areas, slurry tank) | Quantities in the data room | Demolition/disposal concept as part of the servicing design |
| Drainage (infiltration on the site) | Stipulated in the zoning plan; depth to groundwater 3.5–4 m | Drainage concept (swales/infiltration trenches) in the building design |
| Water level of the former open-cast lake (groundwater-fed) | Drawdown of approx. 70 cm in 2018/19 documented | Shoreline design with level tolerance; no value-critical structures at the waterline |
| Permitted use (no permanent residence) | Zoning-plan designation: special zone for holiday homes | Holiday-letting/operator agreements; the concept is designed for tourism use |
| Parcelling (2018 concept with 52 parcels) | Adaptation to 30 units (planning objective from the memorandum) required | A revised concept serves as the starting point in the work package |
| Construction cost (timber build, market environment) | Benchmark EUR 2,200–3,000/sqm | Serial modules, fixed-price general contractor, phased construction possible |
| Existing lease (workshop) on the object of sale | According to the owner's offering document (as at 02/2026) there is a lease over a workshop with a 6-month notice period. The lease has not been made available to us; the location of the building, the rent and the remaining term are open. Sale does not break lease (§ 566 German Civil Code) — the tenancy passes to the acquirer. | Production of the lease in the data room; vacant possession as a condition precedent in the purchase agreement; allow for demolition cost of the workshop building in the construction budget. |
| Encumbrances in section II of the land register | Redevelopment notice (Leipzig-Grünau WK 7/8 redevelopment area — consent requirement under § 144 German Building Code for both sale and construction), drinking-water pipeline easement (KWL), right of way and utilities for the City of Leipzig. Section III is unencumbered. | Full land-register inspection and a current building-encumbrance register extract for all three plots in the data room; have the effect of the easements on developability assessed. |
Principle: the zoning is in place — plan no. 232 / SO 10 has been legally binding since 2018; it sets no maximum number of houses (planning objective from the memorandum: max. 30). Binding are GRZ 0.3, max. 60 sqm footprint per building and 1 full storey — a denser layout within the GRZ is possible in principle, but subject to agreement with the City of Leipzig in each case (where applicable via an exemption under § 31 (2) BauGB or a plan amendment); no guaranteed building right. Open items remain: site servicing (not constructed), the urban development contract and cost allocation; these are disclosed in the data room and are for the buyer to review.
All documents on the holiday-home special zone at Lake Kulkwitz — English and German, directly downloadable, without obligation. The complete data room (26 documents) follows after the non-disclosure agreement.
All documents confidential, not a public offering; purchase price against best offer. Circulation only with the consent of Move-in2Stay.
26 documents, fully prepared — access after a signed non-disclosure agreement.
Subject: holiday-home special zone at Lake Kulkwitz, Salzweg 200, 04207 Leipzig. Confidentiality 24 months · non-circumvention · return/deletion if no purchase takes place · place of jurisdiction Leipzig. After submitting, you, Move-in2Stay and the owner automatically receive the agreement by e-mail.
Thank you. The NDA has been sent to you, to Move-in2Stay and to the owner. Data-room access follows by e-mail after a brief review.
Read the process letter — stages, requirements and deadlines
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