House for sale 7+1 • 160 m² without real estate, Hesse

Here is the English translation:

Space can rarely be easily added and usually cannot be replaced except by restraint. With approximately 160 m² of living space spread over three floors (7 x 10 m) and about 60 m² of high-quality usable area in the basement, there is no reason for restraint (and if things ever get tight: the basement, attic, and garden shed also provide extra room). Ideal for a large family or anyone simply desiring a bit more space. In addition, the 3 x 6 m garage located near the house offers space for a car and more. Bright and open with large-format, multi-wing windows, balcony doors, a panoramic sliding door, and large roof windows (creating seamless transitions between interior greenery/light-filled areas). Unvarnished wooden floors provide a pleasant living climate.

Instead of “on the second floor, it welcomes you with an exciting retro bathroom and enables relaxed hours with high-quality sanitary ceramics,” here are a few hard facts:

Living area: approx. 120 m² on the ground and upper floors, plus about 40 m² in a developed attic apartment (taking the sloped ceilings into account according to WoFlV). Total constructed volume: 662 m³. Usable base area: a generous 220 m². This is not a row house but a truly solid, large house.

7 rooms (areas rounded to whole m²) on the three full floors and 3 rooms in the basement.

++++++ Basement (KG):

 – 3 rooms, approx. 60 m² usable area

  • 27 m² universal room with radiator: hobby, workshop, gym, wellness, …

  • 22 m² utility room with a separated boiler room

  • 6 m² storage room

  • 4 m² hallway

++++++ Ground Floor (EG):

 – 2/3 rooms, approx. 60 m² living area

  • 39 m² living/dining room (27 m² and 12 m²)

  • 10 m² kitchen

  • 9 m² hallway

  • 3 m² daylight bathroom (shower)

  • 17 m² terrace (9 m² covered)

++++++ Upper Floor (OG):

 – 3 rooms, approx. 60 m² living area

  • 17 m² bedroom

  • 16 m² children’s room

  • 11 m² study/office

  • 8 m² hallway

  • 9 m² loggia

  • 7 m² daylight bathroom (shower, bathtub, two washbasin connections)

++++++ Attic (DG):

 – 1 room, approx. 40 m² living area

  • 33 m² attic apartment (with fitted kitchen)

  • 4 m² hallway

  • 3 m² daylight bathroom (bathtub)

Location is something of both a macro- and micro-concern. You cannot change the location of a house to alter the micro- and macro-location, and turning it around is not an option either. Here it is not even necessary: Bensheim offers everything, with many amenities reachable on foot or by bicycle from Bensheim’s Weststadt. The connection by car to the Rhein-Main region and the Rhine-Neckar area via the A5/A67 is also close, as is Bensheim train station (long-distance station with ICE stops). Schools, playgrounds, health care, large and small retail, swimming pool, local recreation – all are not far away. The playground is a maximum of 5 minutes away for little feet, the primary school (Joseph-Heckler School) is also within walking distance (15–20 minutes – second-hand shoppers might need about half an hour), the after-school care/kindergarten at Fuldastraße is 5 minutes away, and secondary schools are 15–20 minutes away by bike (usually meaning the parent taxi can remain in the garage). There’s a cinema practically at your doorstep, garden centers, DIY stores, and all the major supermarkets are reachable in 5–10 minutes by car. This can save a lot of wasted time that’s better spent in the garden or at the Kirchberghäuschen.

Short distances guaranteed (all distances are as the crow flies):

 – 2.0 km to the Erlache recreational area/nature conservation center Bergstraße

 – 2.5 km to the vineyards at Hemsberg

 – 1.5 km to the Tongruben nature reserve

 – 1.5 km to the golf course

 – 0.7 km to the city fringe/fields with views of the Odenwald

 – 1.7 km to the indoor/outdoor swimming pool (where else would you find that?)

 – 1.5 km to the train station

 – 1.0 km to a large Edeka and many other shops

 – 1.5 km to the old town with pedestrian zone

The neighborhood is quiet and well-kept. The views are green, and although the property is part of a row house, it remains very private, with limited views from outside, beautifully integrated into high-quality outdoor landscaping, and not just an arm’s length away from the neighbors in front or behind. Traffic is minimal; right outside the house is a playable side street/cul-de-sac used almost exclusively by neighbors. With the rear access to the garden providing parking possibilities, there’s no need to drag garden waste or sandbox sand through the house. The basement exit to the garden saves the stairwell (and the supporting structures) and allows heavy equipment such as a table saw, planer, treadmill, and weight station to be moved into the basement with minimal effort. The southern orientation of the building’s rear creates optimal light within the house and ensures all-day sun—during summer, practically from early morning until late evening—with the best quality sunlight – the “after-work sun” – on the terrace and in the garden. Families with children will appreciate the sense of community; many houses in the neighborhood have undergone generational changes, and playing children are once again giving the area the lively feel it had in the early 80s.

The garage is located a few meters from the house and is also south-facing – the potential for a solar roof is already being used.

From a planning perspective, the property is designated as a general residential area (WA) as set out in the Bensheim West development plan BW5, 2nd amendment. There are no registered building encumbrances (per inquiry in the encumbrance register, Bergstraße district), no third-party rights recorded in the land register, no outstanding development costs, nor any development/sewer/street contributions (according to the City of Bensheim). Overall condition is well maintained and has aged gracefully; several major updates (heating, window glazing, roof windows) have been made. The house is immediately habitable. With three bathrooms and two kitchens, alternates are possible – renovations in the bathroom and kitchen can even take place during ongoing occupancy.

 • Basement: Floors in the laundry/hobby room are large-format tiles; the hallway/storage area has 70s-style tiles.

 • Ground Floor: Hallway/kitchen floors are terracotta tiles; the living room has genuine maple engineered parquet installed as a floating ship deck; the bathroom was completely redone in 2011 with large-format tiles.

 • Upper Floor: Hallway/rooms leading to the loggia have oak engineered parquet installed as floating “country floorboards”; the front room has beech engineered parquet installed as a floating ship deck; the bathroom has 70s-style tiles.

 • Attic: Maple engineered parquet installed as a floating ship deck; bathroom with 70s-style tiles.

The terrace, basement exit, and loggia are completely tiled (70s style); outdoor sockets and lighting are provided.

Doors: Made of real wood veneer (walnut?), fiberboard, the basement doors are of white painted plastic/steel.

There are many outlets (similar to the Siemens Delta system) and electrical circuits (3-core, 10 A/16 A; hobby basement CEE socket 400 V), with circuit breakers on each floor dating from 1976 (magnetic breakers, RCDs), all installed as concealed wiring. Many rooms have coax cables through conduits (possibly exchangeable for network cables/CAT7), a Siedle door intercom system (TL111, upgradable with minimal effort to the current model CL111) with call points on every floor, and an electric door opener. The stairwell is open with overhanging steps made of tropical wood (probably red meranti). All windows have manual plastic roller shutters with straps; the roller shutter boxes are integrated and flush with the wall.

Basement details: Fully basemented, with high ceilings of approx. 2.3 m, a “universal room” with large window openings (1 x 1 m, light wells 0.5 m deep), radiators, and a staircase to the garden (1 m wide); all rooms feature smooth walls (plastered and painted white) and tiled floors; the ceilings in the hallway, storage, and utility rooms are smooth, while the hobby room has a rough formwork finish, all painted white.

The terrace is partially covered, and the balcony is entirely covered – essentially a loggia. In the summer months, when a large part of living shifts outdoors, this offers incomparable advantages. Why is this such a big plus?

 – No issues like those of a balcony as a horizontal building element subject to high moisture exposure and frequent problems (drainage, waterproofing, building connections) and resulting in maintenance needs

 – Rain protection: Enjoy being outdoors in spring/summer rain, energy-saving clothes drying outdoors, airing out clothes and bedding, leaving the outdoor kitchen as is, casually leaving the lounge cushions out – many things become much easier

 – Sun protection/shading provided by the roof overhang for the adjacent rooms without “darkening” by roller shutters

 – Lateral visual and sound protection from neighboring houses

 – Usable throughout the year

 – Significantly reduced impact from heavy rain on the facade and windows

 – Doors/windows can remain open even in the rain

 – Can be extended to a terrace living room by adding a glass roof up to a closed winter garden

Concrete prefabricated garage, 18 m² footprint (external dimensions 3 m x 6 m), 5-core (presumably 1.5 mm²) connected to the house’s power supply (e.g., for a small wall box, retrofit gate drive, etc.) with its own sub-distribution, outlets, and installed lighting.

The front garden has been laid with granite setts bound in mortar, including a granite staircase and a canopy. The rear garden features a garden pond with a stream, laid with granite/porphyry setts bound in mortar, natural stone walls/edging, and a nice stand of mature trees and shrubs.

Energetics:

Gas consumption 2022–2025: 12,400–13,500 kWh (for one person), which corresponds to between 80 and 130 kWh/m² (depending on the heated living area) and falls into classes C to D; according to the energy certificate (requirement certificate) it is 229 kWh/m² (Class G). Gas condensing boiler (Buderus GB 162-15, built in 2009), “classic” radiators with thermostats (most of which have been replaced). The masonry consists of Poroton 24-perforated hollow bricks, without facade insulation; (tropical) wooden windows (red meranti) with insulating glazing (mostly from around 1976; the glazing of the panoramic lift-sliding door [5 m wide] to the terrace and both kitchen windows [2 m wide] were replaced in 2017, as were two Velux roof windows on a similar schedule). Photovoltaics: 2 modules with storage on the garage, and 2 modules with storage on the loggia.

Roof insulation dating from the 1990s has the following structure: mineral wool between the rafters, polystyrene under the rafters, and gypsum board. The ceiling toward the attic similarly has a walkable wooden cladding on the upper side; the roof in the attic is uninsulated (cold roof).

The property has been occupied continuously until November 2025 and has been further heated and regularly visited since then for airing, watering, feeding the fish, etc.

IMPORTANT NOTES

Please refrain from contacting via real estate agents; inquiries should be made privately only.

Some of the photos show different points in time and also different conditions, as the house is currently being gradually cleared out and renovated. Some disorder is unfortunately unavoidable. The floor plans depict the standard building type; however, during execution adjustments were made (for example: the ground floor bathroom was enlarged for a shower; the terrace was made larger; the door on the upper floor to the loggia now also leads to a room on the right; in the attic there is no door on the right, no partition wall, and the bathroom was enlarged for a bathtub).

Viewings are possible upon presentation of proof of financing/available funds, but due to work/holiday reasons only from 25.07.2026 onward.

I look forward to a short explanation as to why you are interested in the house and how it meets your search criteria. Please state your name, telephone number, and address with your inquiry.

In the case of multiple interested parties, a private bidding process will be conducted.