You say the bank will only loan what its worth (170k) just don't forget thats your valuation based on a string of unnecessary costs. I would say that if you do buy the house and attempt to bring it to market quality i.e no extras then you will probably spend about €20/25k on improvements. Its amazing the costs people see when valuing down a property. If you are going to submit a list of what is faulty with the house I suggest you strip it back to what would be the standard requirments.