House for sale 7+1 • 205 m² without real estate, Bavaria

Architect Villa with Upscale Features in the Spa Triangle

The urban villa consists of two residential units – one apartment on the ground floor and an office on the upper floor. The upper floor apartment/office has its own entrance!

The upper floor unit is separately metered for heating, electricity, water, and sewage with its own connections and meters, and could in principle be rented.

The urban villa is completely south-facing, so you enjoy sunshine in the living areas from morning until evening, while the entrance is located on the north.

Adjacent to the residential building is the winterproof garden house – a wellness area equipped with underfloor heating, a sauna connection, a shower, and a kitchenette with large sliding door elements that are triple-glazed (Schüco).

The garden is professionally landscaped. The property, including its access, is level and paved with high-quality pavers.

The urban villa features 3 garages with electric roller shutters.

On the property, in addition to the 3 garage parking spaces with 3 front parking spots, there are further car parking spaces and a designated spot for a motorhome.

The residential building is located in the spa triangle – Ruhstorf an der Rott.

Close to the center – peaceful surroundings – private access road without through traffic!

Nearby are the Baroque town of Schärding, Passau, Bad Füssing, Bad Griesbach, and a golf resort.

The A3 motorway towards Munich is scheduled for completion in 2026. The current travel time to Munich is approximately 90 minutes, which will shorten accordingly after 2026.

Upscale Features!

• Robust brick construction according to KFW-55 standards

• Solar system for hot water generation

• High-quality entrance door – high-quality, triple-glazed floor-to-ceiling windows and doors

• Electric aluminum blinds and roller shutters

• High-quality natural stone floors with light granite

• Solid wood floors

• Tiled stove with view glass, featuring its own chimney and a computer-controlled air supply for extremely low wood consumption / environmental efficiency

• Very high-quality studio kitchen on the ground floor with Siemens built-in appliances

• Fitted kitchen in the upper floor office/apartment 2

• Fitted kitchen in the garden/wellness house

• Partially custom built-in wardrobes by a carpenter

• Walk-in closet on the ground floor

• Ground floor bathroom with shower, bathtub, toilet, and rain shower

• Guest WC on the ground floor

• Upper floor shower bathroom with toilet

• Shower in the garden/wellness house

• High-quality bathroom furniture with soft-close mechanism

• Integrated ceiling lighting

• The upper floor is acoustically decoupled from the ground floor (no noise is transmitted from the upper floor to the lower apartment)

• Spacious, glass-covered terrace of approximately 18 m², paved with high-quality ceramic tiles; equipped with an awning featuring a motor and remote control

There is the possibility to assume a mortgage loan with an interest rate of around 1%.

The building comes with a total warranty of 5 years, and the urban villa is 3 years old.

If the upper floor continues to be used as an office, the value-added tax for that portion of the purchase price could be refunded (approx. 70,000 Euros).