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Kapellenberg. Dream house on 1448 m² directly on the landscape conservation area
71120 Grafenau (Kapellenberg) – Baden-WürttembergThe light-flooded architect's house built in 1997 with timeless architecture in an unobstructable south-facing location directly on the landscape conservation area is perfect for small families, freelancers and anyone who appreciates spaciousness.
Few and particularly generously proportioned rooms, interconnected and partly covered outdoor seating areas, lots of glass and stainless steel, fine lime plaster, high-quality granite, underfloor heating and a striking fireplace characterize the solidly built, very well-kept country house villa. Spacious, approx. 2.6-meter-high rooms on the ground floor and an open ceiling construction with panoramic windows on the first floor convey a special sense of space.
Access is through a large glass vestibule or directly through the double garage with plenty of storage space. Carport, parking spaces and a utility room are adjacent.
The spacious hallway with open spiral staircase leads through the glass door into the light-flooded living room with its eye-catching fireplace and direct access to the outdoor seating areas. The almost 90 square meter room includes an integrated conservatory, the living/dining area and an open kitchen.
On the top floor there are 3 spacious rooms with panoramic windows, one of which has a west-facing balcony and a particularly beautiful room with a south-west view, which is connected to the living area on the ground floor by a gallery that can be closed off. There is also a large daylight bathroom, a guest bathroom and a small storage room on the ground floor.
The house has a full basement with large roof overhangs and is situated on a south-facing slope, protected from flooding. In the basement there are living rooms with underfloor heating, south-facing windows and separate access, which have been prepared for further expansion for a variety of uses, as well as the boiler room, a large laundry and hobby room and a wine cellar made of natural bricks.
Are you interested in this house?
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Object Number
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OM-354625
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Object Class
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house
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Object Type
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single-family house
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Is occupied
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Vacant
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Handover from
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by arrangement
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Purchase price & additional costs
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purchase price
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1.695.000 €
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Purchase additional costs
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approx. 104,426 €
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Total costs
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approx. 1,799,426 €
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Breakdown of Costs
* Costs for notary and land register were calculated based on the fee schedule for notaries. Assumed was the notarization of the purchase at the stated purchase price and a land charge in the amount of 80% of the purchase price. Further costs may be incurred due to activities such as land charge cancellation, notary escrow account, etc. Details of notary and land registry costs
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Estimated monthly rate: 5,876€
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Details
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Condition
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well-kept
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Number of floors
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3
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Usable area
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84 m²
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Bathrooms (number)
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2
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Number of garages
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2
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Number of carports
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1
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Number of parking lots
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1
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Flooring
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other (see text)
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Heating
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underfloor heating
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Year of construction
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1997
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Equipment
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balcony, terrace, winter garden, garden, basement, roof terrace, fitted kitchen, guest toilet, fireplace
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Infrastructure
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pharmacy, grocery discount, general practitioner, kindergarten, primary school, secondary school, middle school, comprehensive school, public transport
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Information on equipment
Equipment ground floor:
High-quality fittings, including a lockable and perfectly draughty fireplace, floor-to-ceiling wood-aluminum windows with electric blinds, sliding door to the west terrace, underfloor heating throughout, cashmere white granite tiles polished after laying, integrated conservatory.
Open Bulthaup kitchen with cashmere white granite worktop.
Guest WC.
Staircase fittings:
Open cashmere white granite spiral staircase with stainless steel banisters from the basement to the attic. Schüco aluminum windows installed in 2006.
DG fittings:
Wood-aluminum panoramic windows in all 3 rooms. Underfloor heating throughout.
2 of 3 rooms with parquet flooring and built-in wardrobes, including the west-facing balcony room with Drüsedau elm parquet flooring laid in 2017.
Hallway and south room with cashmere white granite tiles, polished after laying. Gallery in the south room with sliding windows.
Large daylight bathroom with whirlpool bath, floor-level clear glass shower, bidet, WC and 2 washbasins. Guest bathroom with WC and shower.
Hallway with custom-made solid wood bookshelf and plenty of daylight through staircase window and window to the porch.
Features in the basement:
Staircase and living room with underfloor heating, living room walls plastered all around with red lime.
Location
This detached house in an unobstructable location on a 1448 sqm plot directly on the edge of a nature reserve and forest combines peaceful, natural living with spaciousness and comfort in a quiet, south-facing location on the sought-after upper Kapellenberg in Grafenau. Look forward to sunlit terraces and balconies with views of park-like gardens. Long walks, jogging laps or bike rides in the fields and woods in the immediate vicinity 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 detached houses with large gardens, making the location ideal for nature lovers seeking peace and quiet and families with children.
The surrounding area of Grafenau is characterized by wide, hilly landscapes and its proximity to both the Black Forest and the Böblingen-Sindelfingen economic area. At the same time, Grafenau offers good local amenities such as doctors, kindergartens, schools and a lively club life, as well as good public transport connections and proximity to the A8 and A81 highways. The state capital Stuttgart and the airport are approx. 30 km away.
Location Check
Energy
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Final energy consumption
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89.90 kWh/(m²a)
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Energy efficiency class
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C
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Energy certificate type
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consumption certificate
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Main energy source
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oil
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Miscellaneous
Total living space approx. 357 sqm, thereof:
- Living space without terraces and balconies and without potential ground floor apartment approx. 251 sqm,
- Living space of potential ground floor apartment approx. 54 sqm,
- Terraces and balconies approx. 52 sqm (approach 50%).
External walls 30 cm Poroton (ground floor and attic) and 24 cm concrete (basement). Exterior concrete walls completely surrounded by drainage stones to provide optimum protection against moisture penetration. Roof cladding with plain clay tiles and copper sheeting (stairwell, hallway, attic).
Driveway and parking spaces perfectly paved with Mittweida granite in 2017, terrace area in the west laid in particularly durable Finnish Kuru Grey granite in 2019.
South-facing balcony built in 2015 and carport built in 2017 as a stainless steel construction.
Unrenovated oil central heating system built in 1996 with Viessmann Vitola comferral burner and hot water preparation (maintenance April 2025), underground 10,000 l oil tank (tank cleaning April 2025).
Individual room-controlled underfloor heating on all floors, wall heating in the laundry and hobby room.
Flood-protected drainage to the lower-lying forest path. Rainwater cistern.
The house has been continuously renovated and can be occupied soon. Remaining work can be done by arrangement. The sale is private.
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