House for sale • 245 m² without real estateHengstbacherhof 7, , Rhineland-Palatinate

In the historic hamlet of Hengstbacherhof near Sankt Alban in the Donnersberg district, an exceptional farmstead is being offered for sale. The property combines a spacious residence with a large barn, stables, additional agricultural and ancillary buildings, a sheltered courtyard, and approximately 2,800 m² of land comprising gardens, meadows, and open spaces.

The two-storey residence offers approximately 245 m² of living space, a small self-contained apartment, and an attic with further conversion potential. Thanks to its size and basic layout, the building could eventually be developed into as many as four separate living areas or residential units.

The extensive agricultural buildings offer particularly significant potential. The large barn with its impressive roof spaces, former stables, and additional storage, work, and utility rooms provide an exceptional amount of space for a wide variety of ideas—for example, additional residential units, workshops and crafts, studios, workspaces, guest accommodation, communal areas, or other uses. This historically evolved farmstead ensemble therefore offers a wide range of potential uses and development opportunities.

The residence was fully occupied until the end of 2024. Renovation work was subsequently begun inside. Wallpaper and, in some rooms, older layers of plaster have been removed. In its current, partially renovated condition, the house is not ready for occupancy. However, the existing building fabric provides excellent conditions for further refurbishment. The building’s historic construction has remained largely authentic and has been altered comparatively little by later additions and conversions. Solid natural-stone walls, historic timber-framed walls with straw-and-clay infill, and timber-beamed ceilings with straw-clay material provide a particularly attractive basis for sensitive, healthy-building renovation using natural materials. An architect experienced in historic buildings has assessed the fabric of the farm buildings as very solid.

The outdoor areas also contribute to the property’s distinctive character. To the west, the farmstead opens directly onto the broad, rolling landscape of the North Palatine Uplands. Gardens and meadows create generous transitions between the historic buildings and the open countryside, providing space for gardening, self-sufficiency, outdoor living, or individual design ideas.

There is also an undeveloped section of land in the western part of the property being sold. According to the local municipality, this area is designated for mixed development in the land-use plan, offering additional development potential. Further arable land, grassland, agroforestry, and agro-orchard areas in the immediate vicinity may also be leased by separate agreement.

Hengstbacherhof 7 is therefore not an ordinary residential property, but an exceptionally versatile historic place in which to live and work—with generous living space, enormous additional capacity in the agricultural buildings, extensive outdoor areas, and a direct connection to the open countryside.

**Peace, space, and countryside—yet well connected:**

The location is one of the exceptional qualities of this farmstead. Hengstbacherhof forms part of the municipality of Sankt Alban in the Donnersberg district and is nestled within the broad, gently rolling landscape of the northern Palatinate. The farm is situated on the western edge of the small historic hamlet—exactly where the built-up area ends and the countryside opens out.

Meadows, fields, traditional orchards, and expansive horizons define the scenery. From the surrounding hills and the area around the farm, views extend across the rolling North Palatine landscape to the Donnersberg, which, at 687 metres, is the highest mountain in the Palatinate. Footpaths, field tracks, and agricultural roads begin practically at the front door. The road through the farmstead is for local access only and is used almost exclusively by the few residents and neighbours of Hengstbacherhof. There is virtually no through traffic. The location is correspondingly peaceful, both day and night. The low population density and minimal light pollution also make it possible to experience an impressive night sky in clear weather.

It is precisely this combination of tranquillity, spaciousness, nature, and an exceptionally generous rural setting that makes Hengstbacherhof such a special place to live.

**Rural living while still managing everyday life with ease:**

Despite its exceptionally peaceful setting, Hengstbacherhof is well connected to the region’s infrastructure. There is a daycare centre in nearby Sankt Alban, with free bus transport available for children aged three and over. A primary school is located in neighbouring Gerbach. Further primary and secondary schools are available throughout the region, and school transport is integrated into the public transport network.

A bus stop is located directly at Hengstbacherhof, providing connections to the surrounding villages and regional centres even without a private car.

Only a few kilometres away is Rockenhausen, the principal town serving the western part of the Donnersberg district. This compact small town offers good infrastructure for everyday needs, including supermarkets, a pharmacy and personal-care store, specialist shops, banks, restaurants, doctors, healthcare facilities, schools, and other services. At the same time, with its historic town centre, museums, and cultural attractions, Rockenhausen has retained the character of a traditional North Palatine town.

To the east lies Kirchheimbolanden, the historic “Little Residence” and administrative capital of the Donnersberg district. Its old town, palace gardens, and pedestrian zone are complemented by a wide range of shops, a weekly market, doctors, pharmacies, restaurants, schools, public authorities, and other everyday amenities.

**Good regional and interregional accessibility:**

Alsenz, Bad Kreuznach, Kaiserslautern, and Alzey are also easily accessible, expanding the range of employment, shopping, education, cultural, and healthcare opportunities.

Rail connections are available in Alsenz and Rockenhausen, with services including routes towards Bad Kreuznach/Bingen and Kaiserslautern. Kirchheimbolanden also has a railway station. Via the regional road network, the A63 motorway near Kirchheimbolanden, and connections towards the A61/Bad Kreuznach, the Rhine-Main and Rhine-Neckar economic and metropolitan regions are also within reach.

Hengstbacherhof thus combines qualities that are rarely found together today: exceptionally peaceful living amid an expansive cultural landscape, virtually no traffic, and immediate access to nature—while daycare, schools, shopping, public transport, rail connections, fibre-optic internet, and several regional centres remain within easy reach.

**Sustainable infrastructure and a distinctive setting:**

One of the farmstead’s special features is an infrastructure that is unusual for a historic property and already combines important elements of resource-efficient, nature-oriented living.

The residence is connected to a neighbouring energy centre via a small local heating network. Heat is supplied from renewable energy sources using solar thermal energy and wood pellets. Subject to agreement, the existing local heat supply can generally continue to be used. A renewable heating system is therefore already in place, with no immediate need to install a separate heating system.

Wastewater treatment has also been carried out in a nature-based manner for many years. Wastewater from the farm is treated by the existing constructed wetland at neighbouring Hengstbacherhof 5, and the necessary pipes are already in place. If the number of residents were to increase significantly in future, it would alternatively be possible in principle to connect Farm 7 to the larger constructed wetland below Hengstbacherhof, which is operated by the collective municipality.

The property also has its own historic farm well. Public drinking-water and electricity supplies are, of course, available. Fast fibre-optic internet is also provided for remote working, digital professions, and other commercial or private uses.

**A special neighbourhood environment:**

Immediately adjacent is Hengstbacherhof 5, which has been developed over many years as a practical and research site for regenerative agriculture and ecological circular systems. Topics addressed there include regenerative soil management, Terra Preta and soil fertility, agroforestry systems, nature-based water treatment, and the reuse and circular management of resources.

Today, the neighbouring farm is home to businesses and jobs in the environmental and sustainability sectors, regenerative agricultural and garden areas, and a village co-working office. The Hengstbacherhof Academy for Future Design is also currently being established there and will provide space for exchange, education, hands-on knowledge transfer, and new forms of learning and creative development.

Neighbouring Hengstbacherhof 6 also contains a modern, atmospheric music, cultural, and yoga space, which is available by arrangement for suitable events and activities.

This immediate neighbourhood may—if desired—offer interesting opportunities for exchange, cooperation, joint projects, culture, education, or professional activities.

The neighbouring facilities and structures may be used by interested parties and incorporated into their own projects, but they do not form part of the property being sold.

Together with the historic building fabric, spacious agricultural buildings, gardens and meadows, and open countryside, this creates an environment that combines historic living, modern digital infrastructure, and regenerative supply and circular-resource approaches in an unusual way.

**A sound planning basis for the farmstead’s further development:**

Extensive digital surveys and planning documents are available for the entire property. The buildings and land have been surveyed and recorded in drawings. These documents include a detailed site plan, floor plans of the residential levels, building sections, and elevations. This provides an excellent existing planning basis for refurbishment, conversion, and the potential further development of the farmstead.

The buildings have also been inspected by an architect experienced in historic structures, who assessed the existing construction as very solid. The largely authentic and comparatively unaltered building fabric offers particularly attractive conditions for careful refurbishment, including an approach based on healthy and ecological building principles.

**Listed heritage zone—historic character and development opportunities:**

The property itself is not individually listed as a cultural monument, but forms part of the protected Hengstbacherhof heritage zone. The protection therefore relates primarily to the special character and historically evolved appearance of the hamlet as a whole.

Nevertheless, Farm 7 offers a wide range of development options. Conversion, modernisation, and extension of the residence, as well as new uses for the spacious agricultural and ancillary buildings, are generally possible, provided that the respective measures comply with building and heritage-protection requirements.

Membership of the heritage zone therefore requires a certain degree of consideration for the historic appearance, while also helping to preserve Hengstbacherhof’s distinctive character in the long term.

Interesting funding opportunities for refurbishment, conversion, and changes of use may also be available under the Rhineland-Palatinate village renewal programme. In particular, the preservation and further development of buildings that shape the local character, conversions to new uses, and ecological building measures may generally qualify for funding. Specific eligibility must be agreed with the competent authorities before work begins.

**Additional land if required:**

The sale includes the buildings and approximately 2,800 m² of land comprising the courtyard, gardens, meadows, and open spaces.

Additional arable land, grassland, agroforestry, and agro-orchard areas in the immediate vicinity may also be leased by individual agreement. This provides the option of expanding the farm, if desired, with further land for horticulture, self-sufficiency, regenerative agriculture, or other agricultural uses.

**Sale and further information:**

The property is being sold directly by the private owner, with no buyer’s commission.

A detailed, richly illustrated brochure containing a comprehensive description of the property, site plan, floor plans, sections, building elevations, and further information is available upon request. Viewings are possible by appointment.