House for sale • 380 m² without real estateHamburg-Nienstedten Nienstedten Hamburg 22609

Villa with Jugendstil character in one of the quietest and most desirable villa areas in the Hamburg Elbe suburbs. Originally a stable (according to previous owners circa 1877), later a simple residential house, and in 2023 and 2024 fundamentally renovated and partially rebuilt. The foundation walls of the cellar and ground floor were preserved and reinforced, the upper and attic floors newly constructed, the cellar deepened and provided with an additional strip foundation. It is only through these measures that the current Jugendstil character has emerged—a classic charm combined with the technology of a new building.

The property offers approximately 380 m² of living space (380.16 m² as provided by the owners, not officially measured) on a plot of around 711 m², which consists of three merged parcels. Distributed over the ground floor, upper floor, attic, and cellar are 11.5 rooms, three bathrooms, and an additional guest WC.

On the ground floor, an entrance hall with Via cement tiles welcomes you; from the hallway, double doors lead to a spacious, open-plan living and dining area as well as two separate studies. The country-style kitchen is equipped with a kitchen island, quartzite countertop, Via cement tiles, and a breakfast nook by the window. A covered veranda connects the house with the garden; its wooden beams come from the old hayloft of the courtyard and were intentionally reused.

The upper floor comprises two to three bedrooms, one of which includes a dressing room, as well as a room with an exceptional ceiling height that can be used as a yoga, music, or reading room. The main bathroom features a freestanding bathtub in an antique style, a level shower, and a hand-painted washbasin unit. The children’s room has its own bathtub bathroom and a gallery, which is accessible via a cast-iron spiral staircase. From the central level, access is provided to the roof terrace with a natural stone paving.

The attic is flexibly available for an au pair or guests; a small shower room is already installed and connections for a pantry kitchen have been prepared. In the cellar, the technical and utility rooms as well as ample storage space can be found.

Throughout the house, high ceilings with stucco, stained oak parquet floors, handcrafted doors, and triple glazing catch the eye. The house is equipped with a heat pump and a photovoltaic roof tile system and reaches energy efficiency class A+ with an energy requirement of 25.8 kWh/(m²·a) according to the energy demand certificate—resulting in correspondingly low operating costs.

Note on property condition: The house is offered as “partially renovated.” Some works have been deliberately left unfinished—the fireplace is structurally prepared but not completed; the railing of the roof terrace (fall protection) still needs to be added; the pantry kitchen in the attic is only pre-installed; an alarm system has been technically pre-wired, but the central unit is not yet installed. The property is sold in this condition. A detailed breakdown of the scope of renovation will be attached as an annex to the purchase contract.

Commission-free offer, direct from the owners.

The villa is located in one of the quietest and most desirable villa areas of the Hamburg Elbe suburbs. Mature trees, a long-established neighborhood, and proximity to the Elbe shape the surroundings.

Some of the city’s most beautiful green areas are located around the house: Hirschpark, the Loki-Schmidt-Garten of the University of Hamburg (Botanical Garden), and—within walking distance—the Jenischpark, which is part of the Flottbek valley nature reserve and, as the oldest English landscape park in Hamburg with the Jenisch House and the Kunstforum Ernst-Barlach-Haus, is one of the special places of the Elbe suburbs. The Westerpark is right next door, and the Elbe waterfront at Teufelsbrück, with its ferry landing and riverside walk, is within walking distance.

The village center of Nienstedten—with its pharmacy, bakery, small shops, restaurants, and an organic/bio weekly market (Food Lovers Market, Fridays 9:00–12:30)—is easily reachable on foot; the Nienstedten market square is about 850 m away. For daily needs, the farm shop “HYGGE the Farm,” which offers regional produce, is approximately 500 m away; the Elbe shopping center is about 2.5 km away. Family doctors and pharmacies can be reached in less than one kilometer. For overnight guests, the renowned Hotel Louis C. Jacob on the Elbchaussee is recommended.

In terms of transport, the location is well balanced: The S-Bahn station Klein Flottbek (line S1) is reachable in about a 12-minute walk—keeping the train pleasantly out of earshot. In the area around Kanzleistraße, several bus stops are located within less than a kilometer, served by lines 12, 115, and 286, among others. The A7 junction Hamburg-Othmarschen is about 4 km away, lying immediately north of the Elbtunnel—heading south leads directly towards Lower Saxony, and north towards Schleswig-Holstein.

The location is particularly attractive for families: The primary school "Schule Schulkamp" is about 600 m away, the Jenisch-Gymnasium about 1.5 km, the Christianeum about 1.5–2 km, and the International School of Hamburg approximately 2 km away. The daycare center “Tante D Nienstedten” is about 550 m away.

All distance and time indications are approximate values without guarantee.

Energy and Building Technology

• Energy efficiency class A+ (energy demand certificate)

• Energy requirement: 25.8 kWh/(m²·a), Primary energy requirement: 46.4 kWh/(m²·a)

• Heat pump with six underground heat exchangers (built in 2023), underfloor heating throughout the house

• Central ventilation system with heat recovery

• Photovoltaic roof tile system approx. 19 kWp

• Triple glazing

• High-quality insulated purlin roof

• Rainwater tank for garden irrigation

Interior Features

• High ceilings with stucco

• Stained oak parquet flooring

• Handcrafted interior doors

• Via cement tiles in the entrance hall and kitchen

• Country-style kitchen with quartzite countertop, kitchen island, and breakfast nook by the window

• Main bathroom with freestanding bathtub in antique style, level shower, and hand-painted washbasin unit

• Guest WC with hand-painted washbasin

• Second bathtub in the children’s room, accessed via a cast-iron spiral staircase to the gallery

• Separate shower room in the attic

• Covered veranda with reused wooden beams from the old hayloft

• Roof terrace with natural stone paving (railing/fall protection still to be added)

• Fireplace structurally prepared but not yet completed

Security (technically pre-equipped; alarm control center not yet installed)

• Security glazing Class P4A

• Burglar-resistant locks Class RC2

• Magnetic contacts on windows and doors pre-installed

• Consolidated wiring in the cellar (alarm system can be retrofitted)

Outdoor Area

• Landscaped, private garden

• Shed for bicycles and gardening tools

• Three parking spaces in a cobblestone courtyard

• Building permit available for a carport

• Prepared connection for a wallbox

Reserves for the Future

• Retrofitting an elevator in the stairwell is structurally conceivable after the buyer’s own investigation

• Connections for a pantry kitchen in the attic are available

Energy Certificate – Mandatory Information according to § 87 of the German Energy Saving Act (GEG)

• Type: Energy demand certificate

• Energy requirement: 25.8 kWh/(m²·a)

• Primary energy requirement: 46.4 kWh/(m²·a)

• CO₂ emissions: 14.42 kg/(m²·a)

• Main energy source: Electricity (heat pump)

• Year of construction according to the energy certificate: 2023

• Energy efficiency class: A+

• Issued: 04.08.2024, valid until 04.08.2034

• Issuer: Ingenieurbüro Hinniger

Notes on the Property:

• Living area: The figure of approximately 380 m² (380.16 m²) is based on the owners’ information and has not been independently measured by an expert.

• Property condition: “Partially renovated.” Fundamental renovation and partial new construction took place in 2023/2024—the upper and attic floors were newly built, the cellar and ground floor foundation walls were preserved and reinforced, and the cellar was deepened. The historical origin (circa 1877) is provided solely by the previous owners and is not documented. The mandatory construction year is that stated in the energy certificate (2023).

• Incomplete works: The fireplace is structurally prepared but not completed; the railing of the roof terrace (fall protection) still needs to be added; the pantry kitchen in the attic is only prepared; the alarm system is technically pre-wired, but the central unit is not installed. The property is sold in this condition.

A detailed overview of the renovation scope will be attached as an annex to the purchase contract.

Building Regulations:

• A building permit exists for a carport.

• The retrofitting of an elevator in the stairwell is structurally conceivable, but the buyer must independently clarify this with the responsible building authority.

• Connections for a pantry kitchen in the attic are available; completion is the buyer’s responsibility.

Plot / Parcel:

• The property consists of three parcels (total area approx. 711 m²) and is sold as a single plot. No division or individual buildability of separate areas is guaranteed, and this must be independently checked by the buyer.

• The garden belongs entirely to the property. The front hedge facing Kanzleistraße is on an adjacent municipal parcel; its use is regulated by a usage contract. Details are available upon request.

Sale and Contact:

• Private sale by the owners. Commission-free for the buyer.

• Viewing appointments and further documents are available on request.

General Note:

All information provided in this advertisement is based on information from the owners and the accompanying documents. All distance and time indications are approximate values without guarantee. No liability is assumed for the accuracy and completeness of the information. The notarized purchase contract contains the binding details for the transaction.