House for sale • 326 m² without real estateNellinger Straße 47 Stuttgart Heumaden Baden-Württemberg 70619

Detached 12-room villa (built in 1957 / extension in 1993) with a total of 326 m² of heated living space (or 405 m² according to WoFlV – see photo) plus 64 m² of usable space.

The garden level (115 m²) is separately usable with its own entrance and includes a sauna.

The main residence (ground floor + first floor + second floor) is not suitable for subdivision into several separate living units (see floor plans).

Plot size: 1,366 m², of which

• 711 m² are buildable land (plot factor: 1.2, i.e. land value approx. €1.2 million) plus

• 655 m² of immediately adjoining garden area featuring a flower meadow, fruit trees, and berry bushes.

There is a rainwater cistern with 3 m³ capacity for irrigation.

This results in a favorable property tax assessment for 2025 of only €1,274 per year plus €147 per year for rainwater.

Planning rights according to §34 BauGB.

Situated on an east-facing slope in a quiet, unalterable peripheral and scenic location.

Subway, bus, school, doctors, and shopping are within a few minutes’ walk.

The downtown area of Stuttgart and the main train station are reachable by subway in about 20 minutes. The airport is approximately a half-hour away by bus, Esslingen in about 25 minutes, and the highway in about 10–15 minutes.

Nevertheless, the property is located in a peaceful suburban area with views of the Katharinenlinde and the Schurwald.

The forest directly opposite the property to the east, as well as the fields and orchard meadows bordering the east and south with views over the Swabian Alb, invite you to relaxing walks in every season.

Oblique aerial photos available:

https://www.bing.com/maps?FORM=Z9LH2&cp=48.742518%7E9.235655&lvl=20.0&style=g&dir=-60

The spacious, bright dining and living room (47 m²) on the ground floor, adjoining the library/office, features parquet flooring, while the bedrooms on the first and second floors are carpeted. The garden level has cork or laminate floors as well as tiles.

Overall well-maintained condition.

Windows were mostly replaced in 2009 (Uw = 1.1 W/m²K).

Roof: Insulation between the rafters with a U-value of 0.235 W/m²K

→ No retrofit requirement under the GEG.

Exterior walls: Double-skin hollow concrete blocks 24/36 cm

→ Energy efficiency class "E".

Gas low-temperature heating system renewed in 2009 (can currently be operated indefinitely).

Energy consumption for heating and hot water is around 55,000 kWh per year

→ Energy efficiency class "D" based on consumption.

Floor Area Overview:

Garden Level:

• Room 1: 13.9 m²

• Room 2: 16.1 m²

• Dining-kitchen: 11.0 m²

• Garden room: 36.1 m²

• Hallway: 12.1 m²

• WC/Shower: 5.4 m²

• Sauna/Shower: 8.3 m²

• Vestibule: 4.2 m²

• Storage room: 18.8 m²

• Terraces: 49.5 m²

Basement:

• Basement 1: 6.5 m²

• Basement 2: 6.7 m²

• Basement 3: 9.1 m²

• Ante-room: 6.1 m²

• Heating room: 5.7 m²

• Staircase: 11.4 m²

Ground Floor:

• Dining room: 19.5 m²

• Living room: 27.4 m²

• Room 3: 13.7 m²

• Kitchen: 12.6 m²

• Utility room: 7.5 m²

• Hallway: 9.8 m²

• Staircase: 6.6 m²

• Vestibule: 4.5 m²

• Shower: 5.2 m²

• WC: 3.2 m²

• Balcony: 24.0 m²

First Floor:

• Room 4: 21.1 m²

• Room 5: 10.3 m²

• Room 6: 14.5 m²

• Room 7: 14.2 m²

• Hallway: 16.1 m²

• Staircase: 6.6 m²

• Bathroom/Shower: 9.9 m²

• WC: 3.1 m²

• Balcony: 5.9 m²

Second Floor (fully developed):

• Room 8: 18.4 m²

• Room 9: 11.2 m²

• Hallway: 6.0 m²

Viewing appointments can be arranged on short notice.

Sale is from private party to private party, commission-free – no agents involved.

An exposé with floor plans, energy certificate, thermography, and a video tour in the cloud is available upon request.

Please provide your name, address, and landline number when inquiring!

Purchase price negotiable at €1,650,000.