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

Architect Villa with Upscale Features in the Spa Triangle

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

The upper floor unit is fully equipped with heating, electricity, water, and sewer systems – complete with its own connections and meters – and could, in principle, be rented out.

The city villa is completely oriented to the south, meaning the living areas enjoy sunshine from morning until evening, while the entrance is located on the north side.

Next to the main house is the winter-proof garden house/wellness area, equipped with underfloor heating, a connection for a sauna, a shower, and a kitchenette with large sliding door elements that are triple-glazed (Schüco).

The garden is landscaped professionally. The property, which includes its own access, is flat and paved with high-quality paving stones.

The city villa features 3 garages with electric roller shutters and 2 wallboxes.

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

The main house is located in the spa triangle – Ruhstorf an der Rott.

It offers a central yet quiet location with its own access road free of local traffic!

Close to the Baroque town of Schärding, Passau, Bad Füssing, Bad Griesbach, and a golf resort.

The A3 motorway to Munich is scheduled for completion in 2026. Travel time to Munich is approximately 90 minutes, and it will get correspondingly faster from 2026 onward.

Upscale Features Include:

• Massive brick construction built to KFW-55 standards

• Solar system for water heating

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

• Electric aluminum external blinds and roller shutters

• Premium natural stone floors featuring light granite

• Hardwood floors

• Tiled stove with a viewing glass – plus its own chimney – computer-controlled air supply for extremely low wood consumption/eco-friendly heating

• A very high-quality, studio-style kitchen on the ground floor with Siemens built-in appliances

• Fitted kitchen in the upper floor office/apartment (Unit 2)

• Fitted kitchen in the garden/wellness house

• Partial custom-built wardrobes by a carpenter

• Walk-in closet on the ground floor

• Bathroom on the ground floor with shower, bathtub, WC, and rain shower

• Guest WC on the ground floor

• Shower bathroom on the upper floor with WC

• Shower in the garden/wellness house

• High-quality bathroom furniture with soft-close drawers

• Integrated ceiling lighting

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

• Spacious, glass-covered terrace of approximately 18 m², finished with high-quality ceramic tiles, and equipped with a motorized awning and remote control

The building comes with an overall 5-year warranty, and the city villa is 3 years old.

Should the upper floor continue to be used as an office, the VAT on that portion of the purchase price (approximately 70,000 Euros) could be refunded.

A loan with an interest rate of approximately 1.1% could be assumed.