House for sale • 225 m² without real estate, Bavaria

For a short time, directly from a private seller, without brokerage fees and based on an official valuation according to ImmoWertV.

We are selling this spacious, architecturally appealing single-family home with a fully integrated in-law apartment and a wellness/office area in the basement. The building originally started as a Heinlein prefab house and has been upgraded to new-build standards in terms of energy efficiency and technology through continuous and uncompromising modernization.

With a living area of 225.70 m² (plus additional high-quality developed usable areas in the basement) on a 659 m² plot of land that is wonderfully overgrown, this property offers the perfect living space for discerning families, freelancers (living and working under one roof), or multi-generation projects. Next door, there is a very attractively priced leased plot that the buyer can take over. It features fruit trees and a luxurious pool with a heat pump. The lawn is maintained by a trusty Husqvarna...

The property impresses with an excellent, quiet residential location and combines the spacious feel typical of the late 70s/80s with the highly efficient, independent operation of modern home technology.

Imagine ending your day by swimming, then grilling on the terrace while looking out undisturbed into the distance – and yet being only half an hour away from the metropolis of Nuremberg. Hence the regionally slightly adapted saying “Living like God in Franconia.”

Here you get an absolute gem of a property that offers the best of nature, views, infrastructure, and ecology.

The property is located in an extremely quiet and family-friendly residential area in Neunkirchen am Brand – one of the most sought-after communities in the direct catchment area of the Nuremberg-Fürth-Erlangen metropolitan region.

What characterizes the location:

• Family & Education: Excellent local infrastructure. The town has kindergartens and both a modern primary and secondary school (including a branch offering intermediate school-leaving certificates). Nearby, further schools, such as the Emil-von-Behring Gymnasium in the neighboring Spardorf, can be reached quickly and safely by bus.

• Local Amenities: All everyday necessities (supermarkets, discount stores, pharmacies, doctors, excellent ice cream, and cozy dining options) are located right in town and can be reached in just a few minutes.

• Transport & Commuting: An ideal location for professionals. With the well-developed country roads or public bus connections, you can reach the center of the university city of Erlangen in approximately 15 minutes. Forchheim, Nuremberg, and the airport are also very well connected.

• Leisure & Nature: The house is located at the gateway to Franconian Switzerland. Right outside your door, numerous cycling and hiking trails start, offering immense recreational and relaxation value.

Here, idyllic, nature-close living combines with the advantages of a perfectly developed infrastructure and the quick accessibility of the surrounding economic centers.

THE DETAILED LAYOUT (9 ROOMS)

• Main Residence (ground floor & upper floor – 5 rooms): The ground floor welcomes you with a representative, spacious living area and direct access to the sunny south-facing terrace (safety glass installed). A well-thought-out sleeping area with two bedrooms and a large bathroom is located at the front of the house. The upper level (attic) offers a spectacular, spacious studio (ideal as an office or lounge) with access to the sheltered loggia/winter garden; another large bedroom as well as a WC and a separate bathroom complete this floor. From the bathroom, you can access the loft with ample storage space.

• In-law Apartment (basement/ground floor level – 1 room): An absolute highlight. As this unit has already been officially approved as full-fledged living space in the original plans, you will find excellent ceiling heights and a garden-facing window wall that fills the room with natural light. It features a large living/sleeping area, its own kitchen, and a bathroom – perfect for renting out, for older children, or for grandparents. A few years ago, we added a generous vestibule here. The adjacent sauna room can easily be reattached to the in-law apartment.

• Additional Office & Wellness Area (basement/ground floor level – 3 rooms, workshop + sauna): Besides the in-law apartment, the basement offers an enormous amount of space that has been completely finished to a high standard for residential use and features full-size windows. Here you will find a spacious guest room with its own bathroom, two bright workrooms (home office), as well as a private sauna/wellness area. In addition, there are classic cellar rooms for utilities, a laundry room, and technical installations.

• Fleet & Storage (usable area): Adjacent to the house is a massive garage that offers plenty of space for cars, a workshop, and bicycles. We even incorporated a small winter garden into this area.

CUTTING-EDGE ENERGY PORTFOLIO (SELF-SUFFICIENCY & SUSTAINABILITY)

The house has been comprehensively and future-proof core-refurbished. Here, you are investing in the latest technology that makes you independent of fossil fuels:

• Heating: Highly efficient geothermal heat pump (ground loop/spiral on the property) – no dependency on gas or oil, minimal operating costs.

• Photovoltaics: A powerful PV system on the roof, which has been continuously expanded with additional panels and features a modern battery storage system.

• Insulation & Facade: The exterior walls have been comprehensively insulated to improve energy efficiency.

• Building Services: Installation of a modern recirculation/ventilation system for perfect indoor climate. Additionally, there is an air conditioning unit in the master bedroom.

• Windows: High-quality insulated glazing (mostly replaced during the refurbishment).

HIGHLIGHTS AT A GLANCE

• 9 rooms (5 in the main residence, 1 in the in-law apartment, 3 finished in the basement)

• 225.70 m² official living area + approx. 97 m² usable area (including garage & finished cellar)

• 659 m² plot (notary-surveyed, beautifully overgrown)

• 572 m² attractive leased plot (transfer arranged with the mayor)

• Officially approved in-law apartment with a separate entrance possible

• Private wellness area with sauna

• Enjoy the view from the large south-facing terrace and the additional loggia on the upper floor

• Massive garage and spacious driveway with a wallbox parking space

• No overdue renovations – move in and feel at home

PRIVATE SALE – INITIAL CONTACT PLEASE ONLY WITH PROOF OF SOLVENCY

Since we are selling the property privately, the buyer does not have to pay any broker’s commission (you save approximately 36,000 Euros!). In order to protect the everyday life of the current resident and to avoid unnecessary viewings, we kindly ask for the following procedure:

1. Please send us an inquiry with your complete contact details (name, address, telephone number).

2. Viewing appointments will only be scheduled after a brief initial phone conversation and upon presentation of a financing confirmation from your bank or an appropriate proof of solvency.

*Real estate agent inquiries are expressly not desired and will not be answered.*