House for sale 5+1 • 162 m² without real estatePrien am Chiemsee Prien a. Chiemsee Bayern 83209

A house whose quality is not measured solely in square meters

This house benefits from a combination that rarely comes together in Prien: peaceful yet close to the centre, right by the river while also offering mountain views, predominantly private yet firmly part of everyday life.

The single-family house, built in 1978, offers 161.95 m² of living space according to WoFlV and comprises five rooms.

On the ground floor, the living room, dining area, and kitchen form one continuous sequence of rooms. The living room covers around 32 m²; through the dining area, the view extends further to the garden and the winter garden.

The generously glazed winter garden is far more than just an extension. With approximately 20 m² of actual floor area, it creates a sheltered transition between the house, the terrace, and the garden. Its glass front can be widely opened; 10 m² of the winter garden are already included in the stated living space.

On the upper floor, you will find the bedroom, two additional versatile rooms, and the largely modernised bathroom featuring a level (curbless) shower. The architect deliberately restrained himself with the wall tiling: the surfaces have been professionally prepared, leaving the final design to the future owner.

The south-facing rooms have direct access to the covered balcony and enjoy views of the mountain panorama. There is also a guest WC on the ground floor.

More space than the living area figure might suggest

In addition to the living space, there are a total of 114.68 m² of additional areas that are deliberately and transparently itemised.

Of these, 36.01 m² belong to developed and heated additional areas in the basement: a heated relaxation room, a sauna/wellness area with underfloor heating, as well as a heated access corridor.

The sauna, shower, and corner bathtub form an independently usable wellness area with a significantly higher level of comfort than a typical basement space.

Another 78.67 m² of utility and ancillary areas are distributed between the basement/storage area, heating/technical room, garage, outdoor storage room, and a separate underground parking space.

Terraces and the balcony together provide approximately 51 m² of actual outdoor space. The portions that are counted towards the living space per WoFlV have already been included.

Floor plans and a detailed overview of the areas transparently reveal the layout without artificially inflating the living space.

Basement: renovated in 1999 and now dry

The basement was renovated back in 1999 and is dry, free from the musty odors that are common in older buildings. This is a particularly decisive quality difference for the developed wellness area. The condition is immediately noticeable during a viewing and is olfactorily pleasant.

The renovation of the basement has been documented photographically; these images can be made available to serious buyers.

We probably need not explain the advantages of Prien to anyone searching for a house here. More intriguing, however, is the micro-location – and it is exactly there that this property becomes exciting.

The Prien river runs only about 10 meters west of the property. Its proximity is immediately perceptible in the garden: you can hear the gentle sound of water, the natural and animal sounds along the river, and enjoy a microclimate that is pleasantly cooler even on warm summer days.

At the same time, the western garden, with its matured, dense vegetation, is largely out of view. This creates an unusual sense of privacy and intimacy – quite remarkable for a property from which the town centre is accessible on foot in less than ten minutes. There is no public waterfront path running directly along the property.

To the south, a completely different landscape opens up: views of the Chiemgau Mountains, especially from the upper floor and the covered south balcony.

The property is located on a quiet side street with little car traffic. The route to the centre partly runs along a car-free section and is largely flat. Even the Chiemsee can be reached easily on foot or by bicycle along an attractively flat path.

For families, the location is also very practical: the secondary modern school (Realschule) is about a seven-minute walk away, with parts of the route being car-free. The grammar school and secondary school are also easily reachable on foot, and the Waldorf school is accessible by bicycle. Shops, doctors, and other daily facilities are located right in Prien.

The railway line is situated roughly 200 meters east of the property. In between, there is existing residential development; in our view, the quiet residential situation is not adversely affected by train traffic or a busy through road.

Hydraulic and geological documents regarding the proximity to the Prien are available and can be provided transparently to serious buyers.

Partially modernised from an energy perspective – far beyond what the building’s age might suggest

The roof and windows were energy-retrofit in 2011—not merely to the minimum legal requirements of that time, but according to the stricter BAFA funding criteria. The measures were professionally supervised by the seller as an energy efficiency expert. The windows are triple-glazed.

This is also reflected in the current energy certificate: despite the still-present oil heating system, the final energy consumption amounts to 100.3 kWh/(m²·a), placing it right on the borderline of energy efficiency class C (although it is formally rated as class D).

The existing heating system is an oil low-temperature boiler, built in 1991.

On the roof, there is a photovoltaic system with approximately 11 kWp. The billing for 2025 shows an annual yield of around 8,600 kWh. The current feed-in tariff offers additional economic potential; relevant documents can be inspected.

TIME WINDOW UNTIL 17.02.2027

For those who decide quickly: an extraordinarily attractive funding framework has already been secured.

For the conversion to a heat pump, a binding funding commitment of 45% on up to €60,000 of eligible costs is already in place – meaning a subsidy of up to approximately €27,000 is possible.

Within the eligible framework, underfloor heating, necessary floor constructions, and associated floor coverings can also be taken into account.

Since the concrete technical execution and the appointment of a heating engineer have not yet been finalised, there is still room for flexibility regarding design within the technical, temporal, and funding-related possibilities, provided a prompt purchase decision is made.

Important: The implementation is not included in the property purchase price. Should the buyer decide to take advantage of this funding window, the measure will be agreed upon separately from the property purchase. The seller remains responsible as the existing funding recipient and contracting authority for ensuring compliance with the funding regulations. Economically, the buyer will bear the remaining own contribution after the subsidy is actually paid, as well as any additional desired or non-eligible extras.

If the full €60,000 of eligible costs is utilised, a 45% subsidy corresponds to roughly €27,000 in grants, leaving approximately €33,000 as the buyer’s own contribution.

The subsidised measure must be completed no later than 17 February 2027.

Availability and further information

The house is already unoccupied and available immediately. Only a few remaining pieces of furniture will be removed before handover, which makes a quick transaction and handover possible.

For serious buyers, a comprehensive buyer’s dossier is available. It includes detailed breakdowns of the living and usable areas, floor plans for all levels, the energy certificate and related documents, documents concerning the heat pump funding, photovoltaic data, photographic documentation of the basement renovation, as well as geological and hydraulic documents.

We do not wish to obscure any potential questions about the building with marketing language, but rather to answer them with clear and understandable information.

Private sale – no real estate agent commission will be charged to the buyer.

Please feel free to contact directly by telephone, WhatsApp, or Signal at: 0155 67056842

Real estate agent inquiries should be made only when a concrete buyer is involved. No agency mandate will be granted, and no seller commission will be assumed.