House for sale 6+kk • 220 m² without real estate, Bavaria

Main House: A rare residential “stable-house” featuring a hand-carved Bohemian roof structure (column-free) and a large garden

It was likely built in the 18th century. In the early 1900s, the building—like many in the village—was raised. The doors on the first floor date from that period. The thick rubble stone walls provide a pleasant indoor climate all year round. Numerous large windows illuminate the rooms at all times of day and on every level. There is no historic monument protection.

On the ground floor, you enter via a terrace paved with basalt stone and a high-quality wooden front door into the entrance hall with a Bohemian barrel vault ceiling. The floor is made of natural stone (local Jurassic limestone). From the hall, to the right is the kitchen (the former stable) with historical cement tiles from 1907, and to the left is the living room/lounge featuring a large segmental arch and a fireplace connection. The walls are painted with lime paint combined with earth pigments. The floor in this room is laid with oak click parquet.

At the rear of the ground floor, on the right you’ll find the utility room, and on the left a new guest WC, as well as a laundry room with a new tiled floor. The window reveals on the ground floor have been intricately designed with segmental arches and sloping sides to allow as much light as possible into the rooms. Large spruce window sills complete the look, and there’s even a cozy ledge in which one can sit. All the doors—except that of the guest WC—are historic wooden doors with paneled fills and feature six panes of mouth-blown glass each.

From the hall, a traditional trapdoor (now equipped with a gas pressure damper) leads to the small vaulted cellar. This barrel-vaulted space, constructed from rubble stone, is likely older than the house itself. Its floor is covered with old Solnhofer slabs. There is ample space here for a freezer, wine, potatoes, apples… and the climate remains stably cool throughout the year with temperatures between 6 and 10 degrees Celsius.

From the hall, a staircase made of ash leads to the first upper floor. Here you will find two large rooms of about 30 m² each, a smaller room of approximately 10 m², and a spacious new bathroom equipped with a barrier-free shower, WC, and washbasin. The floor is also laid in Jurassic limestone. Both the corridor and the rooms feature classic, solid floorboards of oiled spruce.

In the attic, off a small landing, two generous rooms of over 30 m² each branch off. One of these rooms offers pleasant views over the neighboring buildings to the west. The other room is designed as a gallery, has its own small bathroom with a bathtub, and displays the beautiful roof structure all the way up to the ridge—with only the rafters being clad. From this room, you can reach a small loft with a window via the staircase that once connected the ground floor to the upper floor.

Ancillary Buildings:

Instead of the former barn, there is now an extension of approximately 25 m² with underfloor heating. It features generous ceiling heights, two windows, and a door, as well as solid oak parquet flooring dating from around 1930.

The workshop, built in 1991 and measuring approximately 120 m², currently houses a piano maker’s business. In 2007, this building was expanded, insulated, and fitted with Garmisch-style box windows. The ground floor comprises three rooms, while the upper floor consists of an office of about 45 m² and a pre-prepared space for a small bathroom.

The garage on the west side is a timber-framed construction. It features a concrete-paved floor, a cozy anteroom with historic windows and field-fired stone paving, wood board cladding painted in a natural dove-blue oil finish, and a rainproof under-roof with batten edge covering.

Additionally, there is a small baking shed ideal for roasting, pizza, and bread, perfectly positioned adjacent to the spacious terrace.

The property is situated somewhat centrally in the village on a hill above the Schwarzenthon (Black Laber). The towns of Beratzhausen and Parsberg are not far away. Everything you need for daily life—shops, schools, doctors—is within reach.

Schwarzenthonhausen is a very friendly community with an intact village spirit and exceptionally beautiful natural surroundings in the Regensburg area (the Laber is only a few minutes’ walk away and remains largely untouched by mass tourism), with plenty of sunshine and – yes – even a bit of wind. The garden provides an inviting setting, and the buildings offer space for various pursuits without requiring excessive upkeep.

With the barrier-free Mausheim train station or the Beratzhausen station, there is excellent access to the Nürnberg–Regensburg railway line, with Beratzhausen being a stop for the regional express. With just one turn, you are within 7 minutes of the A3 motorway at the Beratzhausen junction, and in only 25 minutes you can reach the Regensburg motorway interchange—ideal for commuters to Regensburg.

We continue to live in Schwarzenthonhausen ourselves. Thus, we are not so much seeking a buyer as a future neighbor—someone who will appreciate the property as much as we have. We know the house well, have already developed ideas for further enhancing it, and are happy to be available at any time.

The house is being sold due to a divorce. It is simply too large for only one or two working people. In recent years, we have invested quite substantially in the property. The new floors on the ground floor have underfloor heating, as does the new bathroom on the upper floor. Additionally, the floor in one of the upper floor rooms has been renewed. At the same time, the structural integrity of the ground floor masonry and the beam layout has been inspected.

The LPG burner has become dated. The earth tank is discreetly located in the north garden. Adjacent to the utility room, provisions exist for the installation of a pellet silo and possibly an additional buffer storage. The option to install a heat pump is also available.

During the bathroom renovation, we pre-installed supply and return lines for solar thermal energy up to the roof. The roof has an ideal orientation for solar thermal systems. Moreover, the large, unshaded workshop roof—with its 30-degree pitch and southwest orientation—is perfect for installing a photovoltaic system.

With minimal effort, it is possible, if desired, to further upgrade the building’s energy performance. A concept for this is already in place.

The workshop features its own brick-built masonry stove and can additionally be heated via radiators connected to the district heating line from the main house. A fresh water connection is already integrated, as is wastewater drainage up to the inspection chamber in front of the workshop.

The water and electrical installations are in excellent condition.

Even if some work remains to be done, you are acquiring a property with unusually sound construction, a great layout, plenty of space, an established orchard, and above all: a beautiful location in nature—a rarity these days—with excellent access to the motorway, train, and local services.

The energy performance certificate (consumption certificate) is currently in preparation. All details are provided without guarantee. The price is negotiable. This means that after receiving inquiries, a final purchase price can be determined which may be below or above the stated asking price. More pictures will follow.

I look forward to hearing from you!

Best regards,

Martin Höllriegl