House for sale 6+1 • 150 m² without real estateIcking Attenhausen Bayern 82057

Each house has its own story and sometimes an absolutely extraordinary character.

When we discovered this property in Upper Bavaria in 2005, in the highly sought-after southern area of Munich, we were fascinated by the idyllic setting of Attenhausen, a district of Icking. The natural beauty really unfolds when you drive from Icking onto the plateau over the district of Walchstatt toward Attenhausen, make a stop at the so-called Walchstätter Höhe, and then take in the view from the Wendelstein, over the Karwendel and Wetterstein ranges with the Zugspitze, to the Ammergebirge and across the beautiful Isar valley—a breathtaking panorama that takes on new colorful and incredibly diverse aspects in every season. We Attenhausers can reach this viewpoint—in fact, residents of Munich plan a detour there—in just a few steps.

Our decision was made quickly after everything we had seen in the surrounding area, and we have never regretted it. Here, as a family with four children, we wanted to build our own home and put that plan into action. After a brisk construction phase, we moved in January 2006 and were overjoyed to have our own home. In 2007 our fifth child was born here in what soon became affectionately known as the “Attenhaus.”

What we did not know before—and soon came to especially appreciate—was the exceptionally protected location of the house. It even allowed us on sunny days in January and February to have lunch on the terrace in a T-shirt with a hairdryer blowing. This situation also permits particularly energy-efficient heating, as on such days the heating in winter can be turned off already from 11 a.m. In summer, the entire house maintains a pleasantly cool room climate thanks to its construction with highly thermally insulating air chamber bricks.

We are a musician family known in the region, having drawn attention through popular concerts in Bavaria. In our retreat, the talents of our children could develop optimally. The Attenhaus was always suffused with music—not least due to unforgettable house concerts with renowned artists and our own children, two of whom are now professional musicians.

For Attenhausen even an own short song was composed, sung loudly, in two-part harmony, in Bavarian dialect and in canon every time we passed the town sign coming back from a longer holiday trip. There are countless inside jokes that emerged in our family during that time and the most incredible stories that could fill books.

We are aware that it is a privilege and not something to be taken for granted, to have lived in such an indescribably beautiful place—in what is for us the most beautiful Attenhaus with the loveliest garden—where the hope became reality that our family could spend 20 extremely happy years together under the best conditions. It was certainly one of the most important and best decisions of our lives. This time has shaped us as a family. It is no coincidence that children, when raised under such optimal conditions (when one consciously takes advantage of them), can grow into happy and creative individuals.

The micro-location was perfect for us, with short distances to the S7, the A95, and to the nearby towns of Wolfratshausen and Starnberg, as well as to schools, kindergartens, healthcare, and shopping. In Attenhausen there is even a farm shop as of recent.

At the same time, being far enough away from all the hustle and bustle to fully enjoy the peace, nature, and rural life was invaluable to us.

For us, the village kindergarten—a small, family-run establishment with a magnificent garden high above Wolfratshausen—was the favorite. We loved the concepts with which they worked, offering the children athletic activities up to the beginnings of professional climbing, encounters with the immediately surrounding nature, musical experiences, and an excellent preparation for starting school. For us in Attenhausen it was just a short walk or a very brief bike ride to the kindergarten. It has become so popular that even families from Irschenhausen (a district northwest of Icking) enroll their children there.

Since both of us alternated working in Munich, it was important that our center of life—our family life—was at this most beautiful retreat for us, where the conditions for our children’s happiness and development and for us as parents were ideal. Here one can immediately switch into a stress-free and decelerated mode, relax, and immerse oneself, which became even more convenient after Corona when home office work became more common. Nonetheless, all our children did not shy away from later opting for a longer school commute to a renowned and versatile Munich high school—rather than taking the comfortable short route to Icking, where there are two high schools and another in Kloster Schäftlarn. The short bike ride to the S-Bahn station, along with the associated physical activity before and after a day predominantly spent sitting, did everyone good. As a bad-weather alternative, one could always rely on the convenient possibility of a five-minute drive by car—especially cost-effective when you can charge your electric vehicle right at the existing wallbox—and the bus connection 973. Thus, our children, especially later as teenagers, stayed closely connected to Munich city life and, on the other hand, greatly appreciated always being able to retreat to their beloved parental home in Attenhausen with its wonderful garden and high recreational value outside Munich. They have repeatedly confirmed this to us as young adults, now forging their own paths.

For outings to the mountains or the city, the Höhenrainer exit on the A95—which is reachable in only 2 minutes—is an advantage, and ideally, Attenhausen is optimally shielded from the highway by a forested ridge. Not to be underestimated is the great time advantage due to the proximity of the highway exit when you want to drive to Starnberg (in 12 minutes) and to Munich (in 20 minutes—with 30 minutes into the city centre), whether for work or to make use of the big city’s versatile cultural offerings. All in all, it is an ideal place that perfectly combines closeness to nature with excellent logistical connections.

• Semi-detached house, built in 2006, low-energy brick house (with a “white container” construction)

• 150 m² living space, spread over the ground floor, upper floor, attic, and basement

• Underfloor heating throughout the ground floor and the two bathrooms

• 22 m² usable space in the heated hobby room in the basement

• 600 m² plot

• 6 rooms

• New fitted kitchen with efficient electrical appliances (2022)

• Large bathroom with a spacious corner bathtub, 2 washbasins, and a shower (renovated 2025)

• Guest bathroom with WC and shower (renovated 2025)

• Fully basement included: laundry room, sauna (with a 3rd shower connection available), hobby room with heating

• Converted attic with an open exposed roof truss, featuring an east-facing balcony that is covered (cathedral dormer)

• South-facing balcony on the upper floor, covered

• Heating: liquefied petroleum gas (tank located underground in the garden, with a round bench above it)

• Large south-facing terrace

• Carport for 2 cars plus 2 additional parking spaces

• Building permit for a double garage available

OTHER FEATURES:

• Broadband fiber-optic connection to the house

• Photovoltaic system with battery storage and wallbox

• A dreamlike garden with beautiful planting

• Cistern for 4000 liters with pump

• A massive, nearly new log-cabin-style garden house

INFRASTRUCTURE:

• Immersed in nature in the green heart of the Upper Bavarian region with high recreational value

• 20 minutes to Munich via the A95

• 8 minutes to Wolfratshausen

• 12 minutes to Starnberg

• S-Bahn connection S7 in Icking

• Bus stop with connections to Icking, Wolfratshausen, and Starnberg

• 10 minutes to the recreational area of Starnberg Lake

• 5 minutes to Buchsee

• 30 minutes to the Alps

• In winter, access to the cross-country ski trail is only 250 meters from the house

• Farm shop with local products in Attenhausen

• REWE supermarket and other shops in Icking

• Kindergartens in Dorfen and Icking

• Elementary school and high schools in Icking and Kloster Schäftlarn, plus a secondary school in Wolfratshausen

• Concert association “Klangwelt Klassik,” concerts,

• Music institute at the Icking elementary school and a music school in Wolfratshausen

• Loisachhalle Wolfratshausen: concerts, fairs, exhibitions

• Doctors (also in Icking), pharmacies, and hospitals in Wolfratshausen and Starnberg, plus a veterinarian in Walchstadt

• Sports clubs and facilities (football, volleyball, tennis, gymnastics, skiing, fitness, etc.), tennis courts, beach volleyball court, golf course, riding stables, riding arena

• Hotel Klostermaier, holiday apartments, inns

Combining Career, Family, and Leisure

Being virtually in the logistical center of these important aspects of life is of enormous value for balancing work, family, and leisure. It is not only important to consider the distances to work, schools, and kindergartens; equally important is taking into account the distances to nature and the nearest recreational areas. If those are too far away, long train and car journeys can create more stress than relaxation.

The recreational opportunities available in this region, all within close proximity, were particularly important to us as an active family and were greatly appreciated and widely utilized. Living in one of the most popular regions of Upper Bavaria, where others spend their holidays, was evidenced by the frequent visits of friends. We loved driving to Starnberg Lake in the summer as often as possible, which can be reached in just a few minutes. Equally enjoyable were excursions to the nearby mountains, where the first hiking trails can be reached in just 25 minutes by car, and the first ski resorts in winter. The well-maintained cross-country ski trails, with the entry point practically at our doorstep—stretching from Walchstatt through Attenhausen to the Bergkramerhof golf course—are immensely popular.

This is how our family life unfolded over 20 unforgettable years. Eventually, the children grew up, moved out, and each built their own path in life.

Now that we, as the remaining parents of grown-up children, have downsized, we want to make room for a new family. We wish that they experience all the positive things that shaped us, that the children of the new family have the opportunity to grow up in this promising environment, and that the parents, just like us, can enjoy the benefits of this decelerated, wonderful lifestyle. We specifically refer to families with children, as that was our personal structure. Of course, this beautiful house and inviting garden are also suitable for couples without children, future parents, or individuals living with pets.

Please feel free to contact us with any questions that you may have. Above all, come by—as many times as you like—to see for yourself, because no photograph, however beautiful, can ultimately convey the authentic impression. Take all the time you need and form your own opinion of the house and garden, with the option to design everything completely according to your own ideas. And don’t forget to explore the surroundings.

Price proposals are definitely negotiable. Do not hesitate to discuss this crucial matter with us openly and explore your options.

We look forward to your inquiries and cordially invite you to view the property!

Contact: Mobile: 0171 4368493