Architect-designed house with garden, pool and exceptionally flexible room concept | ZELLMANN IMMOBILIEN

This property combines features that are rarely offered in this form: a generous house in solid masonry construction, a pleasantly sized plot, several private outdoor areas, a mature garden with a high degree of privacy as well as a full-fledged pool area with its own pool house.

The residential building, constructed in 2002-2004, presents itself as a custom-designed townhouse with a clear vertical articulation, generous room dimensions and a striking architectural language. Particularly characteristic is the curved roof construction, which gives the building an independent appearance and also creates a special spatial atmosphere in the attic.

The property is suitable both for a large family with corresponding space requirements and for a multi-generation concept or an intra-family use of several living levels. The two upper floors are each equipped with two generous rooms, a large bathroom, a separate toilet and their own outdoor area, offering a rare flexibility.

The garden, the pool and the separate pool house also give the property a special recreational quality that goes far beyond a classic single-family house.

The property at a glance

• Plot area: ca. 750 m² 
• Year of construction residential building: 2002-2004
• Type of construction: solid brick masonry construction with thermal insulation facade
• Roof type: striking arched roof / barrel roof with metal covering
• Living area according to plan documents: ca. 278,20 m²
• Ground floor: ca. 107,29 m² living area
• Upper floor: ca. 91,41 m² living area
• Attic: ca. 79,50 m² living area
• Terrace on the ground floor: ca. 38,76 m²
• further 3 generous balconies on the upper levels
• Pool: ca. 4 x 10 m
• Pool house: with kitchen, bathroom and toilet – ideal as a comfortable addition to the pool and garden area
• Heating: Gas Viessmann heating technology
• Windows: plastic windows with insulating glazing
• External shading: raffstores / external shading elements
• Garden: mature, quiet, private and very usable
• Central vacuum and air conditioning
• Usage potential: family, multi-generational living, living and working

Location and surroundings

The property is located in a mature residential area of the 12th district of Vienna. The surroundings are characterized by a pleasant residential structure, private gardens, small-scale development and a remarkably green atmosphere for Vienna.

Particularly noteworthy is the high proportion of greenery in the immediate vicinity. The rear garden area is densely grown and creates a very high level of privacy. From the upper levels there are beautiful sightlines over the garden and into the surrounding tree landscape. This combination of urban living, pleasant quiet location and tangible connection to greenery is one of the essential qualities of the property.

An additional advantage is the proximity to the U-Bahn line U6. Especially for young people, older children, students or working household members, this connection is a considerable added value, as different mobility needs within a family can be very well covered.

This combines two qualities that are particularly sought after on the market: generous living with garden, pool and privacy on the one hand – and an urban transport connection on the other.

Garden, pool and pool house

The garden is one of the special qualities of this property. It is mature, densely planted and offers a high degree of privacy. Mature trees, shrubs, lawns and paved paths create a pleasant, almost park-like atmosphere.

The generous pool area is harmoniously integrated into the garden and, together with the pool house, forms a private summer refuge in the middle of the city. The pool has a size of approx. 4 x 10 m and, according to the plan, has a water depth of approx. 1,40 m. Thus it offers not only visual quality but also very good usability for swimming, relaxing and for family life.

A particular highlight is the pool house located directly by the pool. This is not only to be understood as a storage or technical area, but as a full-fledged complement to the outdoor area. It has a kitchen, a bathroom and a separate toilet and thus makes the entire pool and garden area particularly comfortable to use.

Especially in summer, this creates an independent leisure and recreational area: drinks, small dishes, sanitary facilities and shower/bathing options are located immediately by the pool without having to enter the main house. This is just as practical in everyday family life as it is for guests, garden parties or relaxed weekends at home.

Pool, pool house, terrace and garden together form a very private outdoor area with a high recreational value – a rare quality for a townhouse of this size.

Architecture and construction

The residential building was built in 2002-2004 and appears as a solidly planned brick masonry house. According to the section plan, the external wall structure consists of 25 cm perforated brick masonry, an 8 cm thermal insulation facade, fine plaster as well as interior plaster. Thus, it is a classic massive brick construction with external thermal improvement.

Architecturally distinctive is the striking curved roof. This roof shape clearly distinguishes the building from classic single-family houses and gives the property an individual, recognizable character. According to the plan, the roof structure is described with metal roofing, roofing felt, full sheathing, spacer battens, roof timber construction and interior gypsum plasterboard lining.

The facade views show a clear vertical articulation of the house with generous window areas, balconies, terraces and external shading elements. This orientation creates a bright, open and strongly garden-oriented living character.

Floor plan concept with exceptional flexibility

The floor plan structure is one of the most essential advantages of this property. The house is suitable not only as a classic single-family house, but also as a generous multi-generation house or an intra-family multi-unit house.

The two upper floors are almost ideally organized: both on the 1st upper floor and in the attic there are each two generous rooms, a large bathroom, a separate toilet and their own outdoor areas. This allows clearly separated private areas to be created within one house.

This structure is particularly interesting for families with older children, multiple generations under one roof, living and working, or for households with guest areas, care staff or an au pair. At the same time, the house remains very usable as a generous single-family house due to the internal access.

Floor distribution

Ground floor – central living and garden level

The ground floor forms the main living area of the house. According to the plan, this level has approx. 107,29 m² of living space. At the centre is the generous living area with approx. 55,62 m², which is oriented towards the terrace and garden. 

The forecourt terrace with approx. 38,76 m² extends the living space directly to the outside and creates an attractive connection between the interior, garden and outdoor area. This level is complemented by an entrance hall, cloakroom, hallway with staircase area, WC and storage room.

This level is ideally suited as a representative and at the same time private family centre. The large window areas, the direct proximity to the garden and the above-average room size create a pleasant, generous living feeling.

Room layout ground floor:

• Entrance hall
• Utility room
• Guest room/office
• Guest bathroom
• Toilet
• generous living area
• Storage room
• Terrace with garden access ca. 38,76 m² 

1st upper floor – generous private living level

The 1st upper floor comprises according to the plan approx. 91,41 m² of living space. This level has two large rooms of approx. 30,28 m² and approx. 29,08 m², an exceptionally large bathroom of approx. 23,91 m², an anteroom and a separate WC. In addition, your balcony with approx. 6,5 m² is available. 

The room sizes are extremely comfortable and offer a variety of usage possibilities. This level can be used as a parents' area, children's/youth level, independent family area or as a separate living and working area.

Particularly valuable is that this level not only offers sleeping rooms, but with a large bathroom, separate WC and outdoor areas forms a very well functioning private unit in itself.

Room layout upper floor:

• Room ca. 30,28 m²
• Room ca. 29,08 m²
• spacious bathroom ca. 23,91 m²
• separate WC
• Anteroom
• Balcony/Terrace ca. 6,41 m²

Attic – independent level with terrace quality

The attic comprises according to the plan approx. 79,50 m² of living space and is organized similarly to the upper floor below. It offers two further rooms of approx. 29,94 m² and approx. 25,24 m², a bathroom of approx. 16,18 m², a hallway and a separate WC. In addition, this level has two generous balcony or terrace areas of approx. 12,83 m² each. 

Especially in the attic, the special architecture of the house comes into its own. The curved roof form creates an individual spatial effect and gives the rooms an independent character. The forecourt outdoor areas offer lovely views into the green surroundings and significantly expand the usage possibilities of this level.

This floor can also be understood as an independent retreat area – ideal for older children, guests, home office, hobby, studio or a second generation within the family.

Room layout attic:

• Room ca. 29,94 m²
• Room ca. 25,24 m²
• Bathroom ca. 16,18 m²
• separate WC
• Anteroom
• 2 balconies/terraces each ca. 12,83 m²

Usage potential and target groups

This property appeals to several demanding buyer groups.

For a large family, the house offers an exceptional amount of space, generous rooms, several bathrooms, separate retreat areas and attractive outdoor spaces on almost every level.

For a family with older children or young adults, the layout is particularly interesting because the two upper floors each offer independent areas with bathroom, separate WC and outdoor area. This creates a high degree of independence within a single house.

The property is also very suitable as a multi-generation house. Parents, adult children or close relatives can live under one roof without having to do without spatial separation and private areas.

Also conceivable is a combination of living and working. The generous rooms and the clear floor structure enable home office, practice, studio, guest area or retreat spaces without affecting the central living area on the ground floor.

This flexibility is a considerable advantage on the market because the property does not only serve a single life situation but can adapt to different family and usage concepts.

Technical and constructional description

The residential building was, according to the owner, built in 2003 and executed in solid construction according to the plan documents. The external wall structure consists of perforated brick masonry, thermal insulation facade, fine plaster and interior plaster. 

The roof construction is executed as a striking arched roof or barrel roof. According to the section plan, the roof structure includes, among other things, metal roofing, roofing felt, full sheathing, spacer battens, roof timber construction, counter battens and gypsum plasterboard lining. 

The existing building services appear well maintained and functional. In the photos a Viessmann heating system, a hot water storage tank, insulated pipe runs and heating circuit distributors are visible. The windows appear to be plastic windows with insulating glazing. External shading elements or raffstores are present and increase both the living comfort and the usability of the generous glazed areas.

The bathrooms are generously sized and functionally usable. In terms of visual design, certain equipment areas no longer fully correspond to a current design or new-build standard, but are in a well-kept and usable condition.

Overall, the property conveys the impression of a solidly built, well-maintained and generously usable house with a very good basic substance. Depending on the expectations of future owners, modernizations in the area of surfaces, bathrooms and individual equipment details may be advisable. However, the essential quality lies in the construction method, the room structure, the plot, the garden and the exceptional usage flexibility.

Equipment and condition

The house offers a pleasant combination of solid construction quality, generous room structure and attractive outdoor areas. Particularly noteworthy are:

• solid brick masonry construction with thermal insulation facade
• striking architecture with arched roof
• generous living area over three levels
• very large rooms on all living levels
• several bathrooms and separate toilets
• several balconies and terraces
• flexible use as a family house or multi-generation house
• Viessmann heating technology
• external shading
• well-kept garden with high privacy
• generous pool area
• separate pool house with kitchen, bathroom and toilet
• good public transport connection due to proximity to U6

The condition can generally be described as well-kept, functional and solid. Particularly buyers with sophisticated demands can elevate the house to a high-quality, modern living standard through targeted measures without having to change the essential quality of the property – construction, room structure, plot and garden.

Conclusion

This property is not an ordinary single-family house. It offers space, substance, privacy and a recreational value that has become rare in this form.

The house impresses with its solid brick masonry construction, the generous room structure, the striking architecture and the exceptionally attractive combination of living, garden, pool and pool house. Particularly interesting is the flexible floor plan logic: the two upper floors each have two rooms, a large bathroom, a separate toilet and their own outdoor areas. Therefore, the house is suitable not only for a large family but also for several generations or an intra-family use with separate retreat areas.

For buyers looking for a generous townhouse with garden, pool, good public transport connections and special usage potential, this property offers a rare opportunity.

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