House for sale 5+kk • 357 m² without real estateKapellenbergstr. 58/1, , Baden-Württemberg

The light-filled architect’s house built in 1997 with timeless architecture, located in an unobstructed southern position directly by the nature reserve, is perfectly suited for a small family, freelancers, and anyone who appreciates spaciousness.

A few, exceptionally large rooms, interconnected and partly covered outdoor areas, lots of glass and stainless steel, elegant lime plaster, high-quality granite, underfloor heating, and a distinctive fireplace characterize the solidly built, very well-maintained country villa. Expansive rooms on the ground floor with ceilings of about 2.6 meters in height and an open ceiling structure with panoramic windows on the top floor create a unique spatial impression.

Entry is gained either through a large glass vestibule or directly via the double garage offering plenty of storage space. A carport, parking spaces, and a utility room adjoin the building.

The spacious entrance hall with an open spiral staircase leads through a glass door into the light-flooded living room, where the fireplace serves as a focal point and provides direct access to the outdoor seating areas. The nearly 90 m² large room comprises an integrated winter garden, the living-dining area, and an open kitchen.

On the top floor there is the master bedroom with a west-facing balcony and another room ideal as a children’s or guest room. A particularly beautiful room with a southwest view is connected to the living area on the ground floor via a lockable gallery. Also on the top floor there is a large daylight bathroom, a guest bathroom, and a small storage room. The corridor feels especially homey thanks to a built-in bookshelf.

The fully basemented house with large roof overhangs is flood-protected on the south slope. In the basement, there are living areas prepared for further development with a variety of usage possibilities, featuring underfloor heating, south-facing windows, and separate access, as well as the boiler room, a large laundry and hobby room, and the wine cellar made of natural brick.

The single-family home in an unobstructed location on a 1,448 m² plot directly adjoining the nature reserve and forest edge combines peaceful, nature-close living with spaciousness and comfort in a tranquil southern setting on the sought-after upper Kapellenberg in Grafenau. Enjoy sunny terraces and balconies with views over park-like gardens. Expansive walks, jogging circuits, or cycling trips in the nearby fields and woods promise pure relaxation.

The Kapellenberg is known as a well-kept and quiet residential area with green surroundings and many walking and cycling paths. The neighborhood is characterized exclusively by single-family homes with large gardens, making the location ideal for nature-loving escape-seekers and families with children.

The area around Grafenau is distinguished by vast, hilly landscapes as well as its proximity both to the Black Forest and to the economic region of Böblingen-Sindelfingen. At the same time, Grafenau offers good local amenities such as doctors, kindergartens, schools, and active clubs, as well as good public transport connections and proximity to the motorways A8 and A81. The state capital Stuttgart and the airport are about 30 km away.

Equipment on the ground floor:

High-quality features, including a lockable and perfectly drafting fireplace, floor-to-ceiling wood-aluminum windows with electric blinds, a sliding door to the west terrace, continuous underfloor heating, cashmere white granite floor tiles that were polished after installation, and an integrated winter garden.

Open Bulthaup kitchen with a surrounding cashmere white granite countertop.

Guest WC.

Equipment in the stairwell:

Open cashmere white granite spiral staircase with a stainless steel handrail running from the basement to the top floor. Schüco aluminum windows installed in 2006.

Equipment on the top floor:

Wood-aluminum panoramic windows in all three living areas. Continuous underfloor heating.

Bedroom and children’s/guest room with parquet flooring and built-in wardrobes. Ulme parquet installed in the bedroom in 2017.

Corridor and south room with cashmere white granite floor tiles, polished after installation. Gallery in the south room with sliding windows.

Large daylight bathroom with a whirlpool tub, a floor-level clear glass shower, bidet, WC, and two washbasins. Guest bathroom with WC and shower.

Equipment in the basement:

Stairwell and living area with underfloor heating; walls of the living area finished with red lime plaster.

Total living area ca. 357 m², comprising:

- Living area without terraces and balconies and excluding potential additional living space (ELW) ca. 251 m²,

- Potential additional living space in the basement ca. 54 m²,

- Terraces and balconies ca. 52 m² (calculated at 50%).

Exterior walls are 30 cm Poroton (ground and top floors) and 24 cm concrete (basement). Concrete exterior walls in the underground area are completely surrounded by drainage stones, providing optimal protection against moisture penetration. The roof covering is made of Biberschwand clay tiles and copper sheet (for the stairwell and hallway on the top floor).

The driveway and parking spaces were impeccably paved in 2017 with Mittweida granite; the terrace area on the west was laid in 2019 with highly durable Finnish Kuru Grey granite.

The south balcony was built in 2015 and the carport in 2017 as stainless steel constructions.

The unsanitized oil central heating system from 1996 with a Viessmann Vitola comferral burner and hot water preparation (maintenance due April 2025), an underground 10,000-liter oil tank (tank cleaning scheduled for April 2025).

Individual room-controlled underfloor heating on all floors, wall heating in the laundry/hobby room.

Flood-protected drainage leads to the lower lying forest path. Rainwater cistern is installed.

The house has been continuously renovated and can be occupied shortly. Remaining work can be carried out by arrangement. The sale is private.