House for sale • 312 m² without real estateRöhrichtweg 12 Dortmund Hörde Nordrhein-Westfalen 44263

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Please take a look in advance at the dedicated website created specifically for this property:

villa-phoenixsee.de

There, you will experience the villa through large-format videos and images, a complete tour, floor plans, detailed shots, and the full exposé—far more comprehensive than a typical online listing.

This lake villa is not just a house with “a view of the water,” but an extraordinary property right on the front row of Phoenixsee: a true west-facing location with a 180° panorama spanning the full width of the lake and about 50 hectares of unobstructed lakeside and park grounds. When the lake shimmers in gold and copper in the evening, the terrace transforms into a private loge. At the same time, something that is especially rare in such an exposed lakeside setting is achieved: privacy. Thanks to its elevated, deeply recessed position and screening, the house is practically invisible from the sidewalk on all three living levels.

On approximately 312 m² of living space and a 701 m² plot, the property—built in 2018—combines refined, representative living with an unusually high degree of practical usability. Large glass surfaces open the living areas up to the lake and the garden; even the entrance area spans an approximately 17.5 m wide window front. Around 119 m² of terraces, of which about 35 m² are covered, extend the living space outdoors. In addition, a 32 m² roof terrace creates a third outdoor level with its own perspective on the lake and the surroundings.

The floor plan consistently supports this concept: the representative living level integrates the entrance, dining, kitchen, office area, and the large lake terrace; a private level directly connects living, a home cinema, sleeping areas, a bathroom, and the garden. This way, one does not get isolated “highlights” but rather contiguous living areas with short distances between indoors, the terrace, garden, and lake view.

The garden is not only landscaped—it has been planned as a private leisure area: a swim spa, a fully functional outdoor kitchen, generous lounging and seating areas, two weather-protected terraces, and a deliberately staged exterior lighting concept create a living experience more reminiscent of high-end resorts. Inside, a custom-planned, high-end kitchen made of exquisite palisander, premium music systems, a home cinema with a six-figure equipment package, bespoke built-ins, and high-quality materials continue the level of excellence.

Particularly valuable is the second, completely independent and high-quality fitted residential unit. It has its own entrance, garage, parking space, and individual meters, and can be used autonomously or rented out. It can also serve for family, guests, or work—and can be joined with the main apartment to form one generous overall villa. An approximately 6 m high, bright stair hall connects the levels while clearly separating the living areas.

Two spacious garages and two additional parking spaces make everyday use entirely practical. Yet the decisive factor is the combination of features: a front-row, true west-facing location, spaciousness instead of a dense neighborhood, extraordinary privacy, and an outfitting that was planned as a complete project rather than a collection of individual extras.

A property for buyers who are seeking not just square meters, but a quality of living and a location that is nearly impossible to replicate.

The location is the real luxury of this property:

Located in the prime front row on Phoenixsee with a true west-facing orientation and a 180° panorama over water, park grounds, and the horizon, the view extends across the entire lake. Depending on the viewing angle, the opposite shore lies between approximately 200 and 1,200 m away. Around 50 hectares of unobstructed lake and park areas form the everyday foreground. Even laterally, a distance of about 10 m on each side creates unusually spacious open areas.

Here, the west-facing aspect is not just a buzzword—it can be experienced every evening. The sun bathes the terrace and living areas until late; on the lake, golden and copper hues arise, and the sunset unfolds directly in front of the house. For a lakeside property, this orientation is crucial: not only does the water become part of the living experience, but light, the horizon, and the evening ambiance also play an integral role.

Equally extraordinary is the privacy. The plot sits about 3 m above the sidewalk, and the house rises approximately 4 m above lake level. Combined with the plot’s generous depth, the recessed building position, and high hedges, there is virtually no view into the three living levels from the street and sidewalks. In front, maximum openness unfolds; yet the private living and garden areas remain protected.

Acoustically, the location is also particularly favorable. The villa is positioned on the quiet lakeside of a residential street with a cul-de-sac character and no through traffic. On the opposite side, nature—not dense development—defines the scenery; broad green spaces and stands of birch additionally serve as an optical and acoustic buffer. The opposite shore does not feel oppressive but creates a sense of distance—a stark contrast to densely built waterside locations.

The special appeal lies in the rare combination of tranquility and urban living. The vibrant promenade on the other side of the lake—with its restaurants, cafés, and leisure options—is about 2 km away: close enough for spontaneous evenings, yet distant enough so that the bustle does not take place directly at the doorstep. The livelier side of the lake is intentionally located opposite; immediately on the property, tranquility, water, and greenery dominate.

Walking paths and cycling routes begin at the lake. Water sports, a sailing club, as well as pedal, rowing, and paddle boats form part of the immediate leisure offerings; additional green and recreational areas are quickly accessible. At the same time, downtown Dortmund with its full infrastructure remains well connected.

What makes this location truly special is not a single feature but the simultaneous presence of all: front-row position, genuine western sun, 180° openness, significant distance to the opposite shore, natural buffers, no practical views into the three living levels, and yet urban life right at your doorstep.

A location that is extremely rarely available and that, in this combination of lake view, western sunlight, panorama, privacy, tranquility, and city proximity, is nearly irreplaceable.

The equipment was not assembled from a catalogue but planned in every detail—with high-quality materials, custom-made solutions, and technology that combines comfort, security, and everyday practicality.

High-end kitchen made of exquisite palisander: a large-format work island featuring a marble appearance with a seamlessly integrated sink, two induction zones plus Teppan-Yaki, a ceiling hood with an external motor and approximately 1,200 m³/h airflow, Siemens premium appliances, two integrated sous-vide ovens, a built-in wine refrigerator, side-by-side cooling, a vacuum sealer, a fully automatic coffee machine, as well as an extraordinary amount of bespoke storage space. The kitchen is not only the visual centerpiece but is designed for ambitious cooking and entertaining.

An impeccable home cinema and high-end audio: a 4.80 m wide acoustically transparent Screen-Research screen, a Sony 4K projector, an elaborate infinity/Focal speaker system, Pass-Labs/Cello amplifiers, Marantz/Linn components, and motorized blackout curtains for the 11.5 m wide window front. The setup is in the six-figure range. High-end audio is also integrated into other rooms.

Outdoor & Wellness: Aquatic-5 Swim Spa, 5.8 × 2.28 m, with two counter-current systems, 50 jets, five pumps, LED lighting, fountains, and waterfalls. The sophisticated hydraulic solar cover features vacuum insulation; in addition, strong PUR insulation surrounds it and it is connected to the house’s solar heating circuit. The cover is moved almost silently with the help of ten solar hydraulic cylinders. The spa is perfectly west-facing, combining swim training, relaxation, and the benefits of the evening sun.

Approximately 119 m² of terraces, of which about 35 m² are covered, extend living across several outdoor areas. Two covered terraces feature infrared heaters, TREX decking, integrated lighting, and 4Seasons premium furniture. In addition, there is a 32 m² roof terrace as well as a sunbathing terrace directly by the swim spa complete with a prepared warm/cold outdoor shower.

The fully functional outdoor kitchen is much more than a mere grill area: a 153-cm Boretti grill with five burners plus two high-performance infrared zones up to 400°C, granite countertops, a refrigerator, a marble sink, an awning, and extensive storage space make it a true second outdoor kitchen.

Smart Home & Security: 60 Homematic devices, automated Warema roller shutters, fingerprint access, DoorBird, alarm/water/smoke sensors, as well as motion and presence sensors. The shading system reacts to the sun’s position, temperature, and wind; in the event of a smoke alarm, the shutters automatically roll up. Access and numerous functions can be controlled via an app, remote control, smartwatch, or voice command.

Comfort & Technology: three Daikin indoor units operating at around 19 dB, triple glazing, sliding elements up to 3.8 m wide, underfloor heating throughout the house, and controlled ventilation with heat recovery. True FTTH fiber reaches into the house, and CAT7 cabling is present in almost every room.

Materials and Bathrooms: 90×90 porcelain stoneware, palisander and copper details, flush doors with Tectus hinges and magnetic locks, high-quality branded fittings, and custom-crafted built-ins. Even the entrance opens to the lake and greenery through an approximately 17.5 m wide window front, while the bedroom boasts an approximately 4 m wide panoramic window directly facing the garden.

The technical planning extends to the garden as well: a six-zone Hunter irrigation system with sensors and app control, along with a robotic lawn mower with zone management, substantially reduce maintenance effort. Outdoor lighting, pathways, and terraces have been designed as a cohesive concept.

The sale is made directly by the owner and without an agent’s commission. Fittings, built-in wardrobes, and appliances are largely included in the offer – from the custom-planned kitchen and high-quality terrace furniture to the equipment of the outdoor kitchen. Individual agreements are possible.

Notable for a property of this size and level of equipment is the energy efficiency: the current final energy requirement is 49 kWh/(m²a). In addition, a second energy certificate exists with a value of only 21 kWh/(m²a), prepared for a future replacement of the existing heating system with a heat pump. This means that the energy perspective for a future heat pump retrofit has already been separately evaluated.

Documented heating costs amount to only approximately €201 per month for the entire 312 m² house—including the second living unit and the swim spa with water temperatures of up to 37°C. Underfloor heating throughout the house, 42–50 cm thick wall construction with PUR insulation, triple glazing, and controlled ventilation with heat recovery underscore the high-quality energy concept.

The second living unit provides not only spatial but also economic flexibility. With its own entrance, individual meters, private garage, dedicated parking space, as well as provisions for acoustic and fire separation, it allows for clear independent use or rental. In 2026, the rental income was approximately €2,100 per month. Alternatively, the unit can be used for family, guests, or work, or it can be combined with the main apartment to form one expansive villa.

Two generous garages – approximately 5.80 × 3.60 m and 5.80 × 3.12 m – comfortably accommodate even large limousines and SUVs. Additionally, there are two parking spaces. A wallbox can be relatively easily retrofitted via the adjacent building connection room.

True FTTH fiber reaches into the house, and CAT7 cabling is installed in almost every room. The property stands on its own freehold land, not on leasehold.

All essential technical documents, plans, and certificates are fully available, including energy and building documents as well as electrical and network planning. This not only facilitates examination prior to purchase but also any future modifications or upgrades.

Viewings are by individual appointment. For a comprehensive first impression, it is recommended to visit the property website villa-phoenixsee.de in advance—with videos, a virtual tour, floor plans, detailed shots, and the complete exposé.