House for sale 5+kk • 357 m² without real estate, Baden-Württemberg

Below is the complete English translation of the text:

This light-filled, fully basemented architect’s house—with just a few particularly spacious rooms and timeless architecture—in an unbeatable south-facing location directly adjacent to a protected landscape area is perfectly suited for a couple seeking peace with high standards, a small family, or freelancers. Sunlit terraces and balconies overlooking park-like gardens or offering immediate access to extended walks in fields and forests promise pure relaxation.

Expansive 2.6-meter-high rooms on the ground floor and an open ceiling construction with panoramic windows on the upper floor create a unique sense of space. Plenty of glass, elegant lime plasters, high-quality granite, stainless steel, underfloor heating, and a modern open fireplace characterize the solidly built, meticulously maintained country villa with a living area of approximately 303 m².

In addition, the basement contains residential rooms prepared for further expansion as an additional living area (ELW) or office space, with a living area of approximately 54 m², equipped with underfloor heating, south-facing windows, and separate access. Also included are the heating cellar, a large laundry/hobby room, and a wine cellar constructed with natural bricks.

The house has been continuously renovated and can be occupied immediately without major work. The sale is conducted privately.

Kapellenberg is known as a well-kept and quiet residential area with a green environment and many walking and cycling trails. The neighborhood is characterized exclusively by single-family homes with large gardens.

The area around Grafenau is marked by vast, hilly landscapes and proximity to both the Black Forest and the Böblingen-Sindelfingen economic area. At the same time, Grafenau offers excellent local amenities, including shops, doctors, kindergartens, schools, and a vibrant community life, as well as good public transport connections and proximity to the A8 and A81 motorways. The center of Stuttgart, the state capital, and the airport are approximately 30 km away.

Ground Floor: Among other features, there is a perfectly integrated, lockable fireplace, floor-to-ceiling wood–aluminum windows with electric shutters, a south balcony, and a sliding door to the covered west terrace. The flooring is made of polished cashmere white granite, complemented by wall and ceiling plasters renewed with Wellwall Sumpfkalk, an integrated conservatory, an open Bulthaup kitchen, and a guest WC.

Staircase: An open cashmere white granite spiral staircase with a stainless steel handrail stretches from the basement to the attic, featuring Schüco aluminum windows.

Attic: All three living areas feature wood–aluminum panoramic windows. The bedroom and the children’s/guest room are fitted with parquet flooring and built-in wardrobes. The hallway and the south room have polished cashmere white granite flooring. There is a gallery in the south room with sliding windows, a large daylight bathroom with a whirlpool tub, a floor-level clear-glass shower, a bidet, a WC, and two washbasins, as well as a guest bathroom with a WC, urinal, and shower. A small storage room is also provided.

Basement: The living areas in the basement come with wood–aluminum windows, roller shutters, and red lime plaster on the walls. They are currently without ceiling cladding and partition walls, and the floors are tiled.

Individually controlled underfloor heating is installed in all living areas, including the basement and the staircase.

Land area: 1,448 m².

Total living area is approximately 357 m², comprising:

– Approximately 251 m² of living space (excluding terraces, balconies, and the potential additional living area),

– Approximately 52 m² of terraces and balconies (calculated at 50%),

– Approximately 54 m² of potential additional living area in the basement.

Exterior walls consist of 30 cm Poroton (for the ground and attic levels) and 24 cm concrete (in the basement). The concrete exterior walls below ground are completely surrounded by drainage stones, providing optimal protection against moisture penetration. The roof is covered with Biberschwanz clay tiles and copper sheet (in the staircase and attic corridor).

Subsequently, the terrace area on the west was paved with Finnish granite Kuru Grey, the driveway and parking spaces were paved with Mittweida granite, and the carport as well as the south balcony were custom-built in stainless steel.

Flood-protected drainage leads to the lowered forest road. There is also a cistern.

The oil central heating system—installed in 1996 with a Viessmann Vitola comferral burner and hot water preparation—has not been upgraded, and it is supplied by an underground 10,000-liter oil tank.