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

Below is the English translation of the text marked with the tag:

Rarely can one easily add extra space, and in most cases it cannot be replaced—except by exercising restraint. With approximately 160 m² of living space spread over three floors (7 x 10 m) and around 60 m² of high-quality usable space in the basement, there is no need for restraint (and if things ever get cramped, the storage room, the attic, and the garden shed all provide additional capacity). This property is ideal for a large family or anyone simply craving a little extra room. Space for a car and more is also provided by the garage—measuring 3 x 6 m and located close to the house. Bright and open, the home features large-format, multi-panel windows, balcony doors, a panoramic sliding door, and large roof windows (creating seamless transitions toward indoor greenery and light-filled rooms). Unvarnished wooden floors enhance the pleasant living climate.

Instead of “on the second floor, the exciting retro bathroom awaits you and enables you to spend relaxing hours on the high-quality sanitary ceramics,” here are some hard facts:

Living space: approximately 120 m² on the ground and first floors, plus around 40 m² in the developed attic apartment (taking into account the sloping ceilings according to WoFlV). The converted volume is 662 m³, and the usable floor area is a generous 220 m². This is not a row house—it is a truly solid, large home.

There are 7 rooms (areas rounded to whole square meters) on the three full levels and 3 rooms in the basement.

++++++ Basement (KG):

– 3 rooms, approx. 60 m² of usable space

– 27 m² universal room with radiator: suitable for a hobby room, workshop, gym, wellness, etc.

– 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 of living space

– 39 m² living/dining room (27 m² + 12 m²)

– 10 m² kitchen

– 9 m² hallway

– 3 m² daylight bathroom (shower)

– 17 m² terrace (9 m² covered)

++++++ First Floor (OG):

– 3 rooms, approx. 60 m² of living space

– 17 m² master bedroom

– 16 m² children’s room

– 11 m² study

– 8 m² hallway

– 9 m² loggia

– 7 m² daylight bathroom (with shower, bathtub, and two washbasin connections)

++++++ Attic (DG):

– 1 room, approx. 40 m² of living space

– 33 m² attic apartment (with fitted kitchen)

– 4 m² hallway

– 3 m² daylight bathroom (bathtub)

Location is one of those matters that can be summed up in both big and small details. You cannot change the micro- or macro-location by relocating the house or even by turning it around. And here it’s not needed either: Bensheim offers everything, and much can be reached on foot or by bicycle from Bensheim’s Weststadt. The connection by car to both the Rhein-Main area and the Rhein-Neckar region via the A5/A67 is also nearby; likewise, Bensheim station (an intercity station with ICE stops) is close. Schools, playgrounds, healthcare, both large and small retailers, a swimming pool, and local recreation areas are all within short distance. A playground is a maximum of 5 minutes away for little feet, the primary school (Joseph-Heckler-Schule) is also within walking distance (15–20 minutes—thrift shoppers sometimes even need half an hour), the after-school care/kindergarten at Fuldastraße is 5 minutes away, and secondary schools are a 15–20 minute bike ride (so the “parent taxi” can usually stay in the garage). There’s a cinema practically at your doorstep, garden centers, hardware stores, and all major supermarkets can be reached in 5–10 minutes by car. This saves a lot of precious time that is better spent in the garden or at the Kirchberghäuschen.

Short distances guaranteed (all distances are measured):

• 2.0 km to the Erlache recreation 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 outskirts/fields with views of the Odenwald

• 1.7 km to the indoor and outdoor swimming pool (a rarity)

• 1.5 km to the train station

• 1.0 km to the large Edeka supermarket and many other shops

• 1.5 km to the old town with its pedestrian zone

The neighborhood is quiet and well-kept, with green views, and despite the row-house layout the property is very private with minimal visibility from others. It is wonderfully integrated with high-quality outdoor facilities and is not just an arm’s length away from the neighbors in front or behind. Traffic is minimal—right at the front door runs a playable side street/cul-de-sac where almost only the neighbors drive. With the rear access to the garden (including parking for a car), there’s no need to drag garden clippings and sandbox sand through the house. The basement exit to the garden spares the stairwell (and its supports), and allows tools such as a table saw, planer, treadmill, and weight station to be moved down to the basement with minimal effort. The southern exposure of the building’s rear creates optimal illumination inside the house and ensures all-day sun—a spot on the terrace and in the garden that, in summer, basks in the finest “after-work sun” from early morning until late evening. Families with children will appreciate the sense of community, as many houses in the neighborhood have successfully bridged the generation gap and playing children are once again defining the area as they did in the early 1980s.

The garage is located just a few meters from the house and is also oriented to the south—the solar roof potential is already being used.

Planning-wise, the property falls under a general residential area (WA) as designated in the Bensheim West development plan BW5, 2nd amendment. There are no building encumbrances (according to the building encumbrance register for Kreis Bergstraße), no third-party rights noted in the land register, no outstanding development costs, and no contributions for infrastructure/sewage or road fees (according to the City of Bensheim).

Overall, the property is well maintained and has evolved over time, with a few major renewals (heating system, window glazing, roof windows); it is ready for immediate occupancy. Thanks to three bathrooms and two kitchens, alternative arrangements are possible, and renovations in the bathrooms and kitchen can even be carried out while living in the home.

Flooring details:

• Basement (KG): Floors in the utility/hobby room are large-format tiles; hallway/storage areas feature 1970s style tiles.

• Ground Floor (EG): Hallway/kitchen floors have terracotta tiles; the living room features genuine maple wood parquet laid as a floating shipdeck; the bathroom was completely redone in 2011 with large-format tiles.

• First Floor (OG): Hallway and the room leading to the loggia have oak wood parquet in a country-style plank format, laid as a floating floor; the front room on this floor features beech wood parquet (shipdeck style, floating laid), and the bathroom has 1970s style tiles.

• Attic (DG): Maple wood parquet in a shipdeck style laid as a floating floor; the bathroom has 1970s style tiles.

The terrace, basement exit, and loggia are completely tiled (1970s style). Outside, there are socket outlets and lighting. Doors are finished in real wood veneer (possibly walnut?), with some made from fiberboard tubes; basement doors are made of white-painted plastic/steel. There are plenty of outlets (similar to the Siemens Delta system) and electrical circuits (3-core, 10 A/16 A, with a CEE socket for the hobby basement at 400 V), with fuse boxes on each floor (since 1976, featuring circuit breakers and FI switches), all installed as flush-mounted systems. Coax cables run through many rooms via cable ducts (possibly to be replaced with network cabling/CAT7), and a Siedle door intercom system (TL111, which can be upgraded with minimal effort to the current CL111 model) is installed with intercom stations on every floor, along with an electric door opener. The stairwell is open with overhanging steps made from tropical wood (likely red meranti). All windows are equipped with manual plastic roller shutters (operated by straps) integrated flush with the wall.

Basement details:

The basement is fully excavated, with high ceilings of about 2.3 m; the “universal room” features large window openings (1 x 1 m, with light wells 0.5 m deep), radiators, and a staircase to the garden (1 m wide). All rooms have smooth, plastered, white-painted walls and tiled floors; ceilings in the hallway/storage/utility room areas are smooth (for the hobby room, the ceiling is rough-cast), all painted white.

The terrace is partly covered, and the balcony is completely enclosed, effectively forming a loggia. In the summer months, when a large part of daily life moves outdoors, this is an invaluable advantage. Why is that such a big plus?

– No issues as with balconies as horizontal elements subject to high moisture loads and frequent damage (drainage, waterproofing, building connections) and subsequent maintenance needs.

– Rain protection: Enjoying outdoor spaces during spring/summer showers, energy-saving clothes drying, airing out clothing and bedding, leaving the outdoor kitchen as it is, lounge cushions remaining in place—the list goes on.

– Sunshade/coverage provided by the roof overhang for the adjoining rooms—without “darkening” them via roller shutters.

– Lateral privacy and sound insulation from neighboring houses.

– Usable all year round.

– Considerably reduced impact of heavy rain on the facade and windows.

– Doors and windows can remain open even when it rains.

– Potential to expand into a terrace living room by adding a glass roof up to a fully enclosed winter garden.

The precast concrete garage measures 18 m² in floor area (external dimensions 3 m x 6 m); it is connected to the house’s electricity (presumably via a 5-core cable, about 1.5 mm², e.g., for a small wallbox, retrofitting a gate drive, etc.) and comes with its own sub-distribution, outlets, and lighting.

In the front garden, granite paver cobbles have been laid in a fixed pattern, with a granite staircase and a canopy. At the rear, the garden features a pond with a stream, laid with bound granite/porphyry pavers, natural stone walls/edgings, and a charming mature collection of trees and shrubs.

Energetics:

Gas consumption for 2022–2025 is between 12,400 and 13,500 kWh (for one person), equating to 80 to 130 kWh/m² depending on the heated living area, placing it in classes C to D. According to the energy certificate (energy demand certificate), it is 229 kWh/m² (Class G). The gas condensing boiler (Buderus GB 162-15, built in 2009) is in use, along with “classic” radiators featuring thermostats (most of which have been replaced). The masonry comprises Poroton 24er high-hole bricks, with no facade insulation; (tropical) wooden windows (red meranti) have insulating glazing (mostly original from 1976, although the glazing of the panoramic lift-slide door [5 m wide] leading to the terrace and both kitchen windows [2 m wide] were replaced in 2017, as were two Velux roof windows around the same time). Photovoltaic installations include 2 modules with storage on the garage and another 2 modules with storage on the loggia.

The roof insulation dates back to the 1990s and consists of the following layers: mineral wool between the rafters, expanded polystyrene below the rafters, and gypsum plasterboard on the interior. The ceiling to the loft is similarly finished with walkable wood paneling on the top side, while the roof in the loft remains uninsulated (an unventilated “cold roof”).

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

IMPORTANT NOTES

Please refrain from contacting via real estate agents—the contact should be made exclusively on a private basis.

The photographs depict various points in time and conditions, as the house is still being gradually cleared out and renovated. Some degree of clutter is unfortunately unavoidable. The floor plans show the typical building layout; however, in actual construction there were adjustments (for example, the ground floor bathroom was enlarged to accommodate a shower; the terrace was enlarged; on the first floor, the door to the loggia also leads to the room on the right; in the attic there is no door on the right, no partition wall, and the bathroom has been enlarged to accommodate a bathtub).

Viewings are possible upon presentation of a financing/capital proof.

I would appreciate a brief explanation of why you are interested in the house and how it fits your search criteria. Please include your name, telephone number, and address in your inquiry.

Should there be multiple interested parties, a private bidding procedure will be conducted.