Bad Kleinkirchheim | Alpines Wohnjuwel „Lärchegg“ — Zwei Wohneinheiten, Wellness Und Touristentopf

ALPINE JEWEL ”LÄRCHEGG” – TWO RESIDENTIAL UNITS, WELLNESS & TOURISTIC POTENTIAL IN BAD KLEINKIRCHHEIM

In a sought-after location in Bad Kleinkirchheim, the house ”LÄRCHEGG” presents itself as an exceptionally versatile property for those who want to combine alpine living, personal use, and tourist rental. Just a few minutes’ walk from the Bachlift and nestled in the impressive landscape of the Nockberge mountains, the property offers ideal conditions for a private retreat as well as for tourist use.

On a plot of approximately 769 m², there is a total of around 217 m² of living space divided into two separately accessible residential units. The larger main apartment covers about 157 m² over three levels, while the separate apartment of about 60 m² has its own entrance and is currently rented out to tourists.

The property was extensively renovated and fully refurbished between 2015 and 2017 and is in a very well-maintained and modern condition. Thermal insulation, triple-glazed wood-aluminum windows, district heating, and underfloor heating on the ground floor, combined with high-quality interior fittings, provide a solid foundation for comfortable living all year round.

Particularly appealing is the combination of alpine character and private wellness comfort: a high-quality Swiss pine wood sauna, an additional infrared sauna in the apartment, a whirlpool, and an open fireplace create the atmosphere associated with a retreat in the Austrian Alps.

QUICK READ – AT A GLANCE

- Plot: approx. 769 m²
- Total living area: approx. 217 m²
- Residential units: 2 separately accessible units
- Main apartment: approx. 157 m² on 3 levels | 6 rooms
- Apartment: approx. 60 m² | separate entrance
- Sleeping capacity: up to 14 people in total
- Terrace: approx. 50 m²
- Garden: well-maintained private outdoor area
- Renovation: extensively renovated/refurbished 2015–2017
- Windows: wood-aluminum, triple-glazed
- Heating: district heating
- Underfloor heating: on the ground floor
- Wellness: Swiss pine wood sauna, infrared sauna & whirlpool
- Fireplace: open fireplace in the living area
- Kitchens: 2 fully equipped fitted kitchens
- Winter sports: ski storage rooms & ski boot warmers for both units
- Parking: garage & 3 open parking spaces
- Own spring: on the property
- Secondary residence: permit available
- Tourist use: apartment currently rented to tourists
- Furnishing: furnished purchase possible
- Bachlift: approx. 4 minutes on foot

TWO RESIDENTIAL UNITS – FLEXIBILITY FOR PERSONAL USE & RENTAL

The clear separation into two independently accessible residential units is one of the key qualities of this property. This allows for different usage concepts without the living areas interfering with each other.

The main apartment of about 157 m² spans three levels and offers six rooms, providing plenty of space for family, guests, and private retreats. The approximately 60 m² second unit is accessible separately via the garden and can be used independently of the main apartment.

This makes the house suitable, for example, for a combination of private holiday home and tourist rental. Furthermore, within the existing legal framework, a broader tourist use of the property is conceivable.

MAIN APARTMENT – APPROX. 157 m² ON THREE LEVELS

The main apartment combines spacious alpine living with high-quality and comfortable fittings. The centerpiece is the generous living area with an open fireplace, which creates a warm and distinctive atmosphere, especially during the winter months.

Several bedrooms, three bathrooms/WCs, and a fully equipped kitchen provide ample space for larger families or numerous guests. In total, the entire house offers up to 14 sleeping places.

The approximately 50 m² terrace and adjoining garden significantly extend the living area outdoors, creating an attractive private space especially during the warmer months.

APARTMENT – SEPARATE & ALREADY USED FOR TOURISM

The approximately 60 m² apartment has its own entrance via the garden and is thus completely separate from the main apartment. The unit is designed for up to four people and includes living and sleeping areas, its own kitchen, and a bathroom with an infrared sauna.

The apartment is currently rented out to tourists. Three open parking spaces are available for this area or the property, facilitating use by holiday guests.

The spatial separation allows the main apartment to be used privately while generating income from the tourist rental of the apartment.

LAYOUT

Main apartment – approx. 157 m²

- 3 living levels
- 6 rooms
- Spacious living area with open fireplace
- Fully equipped kitchen
- Several bedrooms
- 3 bathrooms/WCs
- Swiss pine wood sauna
- Whirlpool
- Terrace approx. 50 m²
- Direct garden access

Apartment – approx. 60 m²

- Separate entrance via the garden
- Living/sleeping areas
- Own fully equipped kitchen
- Bathroom
- Infrared sauna
- Designed for up to 4 people

PRIVATE WELLNESS COMFORT IN THE ALPS

After a day on the ski slopes or a hike through the Nockberge, the house offers an exceptionally pleasant private wellness experience. The main apartment features a high-quality Swiss pine wood sauna by Deisl, complemented by a whirlpool in the bathroom.

The separate apartment additionally has its own infrared sauna. Thus, both units offer their own wellness comfort – a special added value for private use as well as for holiday guests.

MADE FOR WINTER – SKI LIFT WITHIN WALKING DISTANCE

The proximity to the ski area is one of the property’s special location advantages. The Bachlift is reachable in about four minutes on foot, allowing the ski day to start practically at the doorstep.

Next to the neighboring building is also a ski bus stop, providing a comfortable connection within the ski area and towards Kaiserburg.

Both residential units have appropriate storage for ski equipment and ski boot warmers – a practical detail that offers high comfort, especially for tourist use.

RENOVATION 2015–2017 – MODERN COMFORT IN AN ALPINE SETTING

The building was extensively renovated and refurbished between 2015 and 2017. During these measures, the property was fully insulated and equipped with high-quality triple-glazed wood-aluminum windows.

Heating is provided by district heating; underfloor heating is available on the ground floor. Two fully equipped fitted kitchens allow completely independent use of both residential units.

INCOME & TOURIST USE

The separate apartment is currently rented out to tourists, generating annual income of approximately €10,000 according to the owner. Annual management costs amount to about €3,000.

Based on these figures, there is currently a surplus before other property-related costs, taxes, and fees of around €7,000 per year. These figures refer to past rentals and do not guarantee future income or occupancy.

According to available information, the property is located in tourist core area 1, making tourist use generally possible. The larger residential unit also has potential for such use.

Additionally, a secondary residence permit is available. The exact legal permissibility, scope of tourist use, and any official requirements must be assessed based on existing permits and applicable laws and local regulations at the time of acquisition.

OWN SPRING – A SPECIAL FEATURE OF THE PROPERTY

Another special feature is the property’s own spring, emphasizing the natural character of the estate and representing an exceptional addition to the plot.

LOCATION – BAD KLEINKIRCHHEIM & THE NOCKBERGE

Bad Kleinkirchheim is one of Carinthia’s established alpine holiday and residential regions. The property is located in the Tiefenbachstraße area of 9546 Bad Kleinkirchheim, combining a quiet residential setting with short distances to ski lifts, thermal spas, shopping, and dining.

Supermarkets, sports shops, and other daily necessities are available in town. The two well-known thermal spas – Römerbad and Therme St. Kathrein – are also easily accessible, complementing the year-round leisure offerings.

YEAR-ROUND DESTINATION – MORE THAN JUST WINTER HOLIDAYS

Bad Kleinkirchheim offers much more than classic winter sports. During winter months, skiing, cross-country skiing, and other alpine activities are the focus. Extensive snowmaking capabilities support ski operations.

In warmer months, hiking, mountain biking, and nature experiences in the Nockberge region shape the leisure offerings. Together with the thermal spas, this creates a destination attractive both in winter and during summer and transitional seasons.

This combination of winter sports, wellness, and summer nature tourism forms an interesting basis for a tourist-used property.

PARKING, GARAGE & PRACTICAL FEATURES

The property includes a garage and three open parking spaces, providing sufficient parking even when used by multiple people or holiday guests.

Separate ski storage and ski boot warmers for both units are tailored to the needs of an alpine holiday home, facilitating both private and tourist use.

FURNISHED PURCHASE POSSIBLE

A furnished purchase is available on request. This is especially advantageous for continuing tourist rentals without extensive new furnishing.

The exact scope of included furnishings and equipment is to be determined during the purchase contract process or based on an inventory list.

FOR OWNER-OCCUPIERS, HOLIDAY HOME BUYERS & INVESTORS

The special strength of the house ”LÄRCHEGG” lies in its flexibility. The two separate residential units allow for different usage scenarios and can be adapted to various life and investment models.

Use one unit personally and rent the other to tourists, use the entire house as a spacious alpine holiday home, or – within the existing legal framework – use both areas for tourism: the property’s basic structure offers numerous possibilities.

The existing secondary residence permit, the already established tourist use of the apartment, and the immediate proximity to tourist infrastructure make the offer particularly interesting for buyers seeking both personal living and leisure value as well as economic use.

OUR SUMMARY

The house ”LÄRCHEGG” is an exceptionally versatile alpine residential and holiday property in one of Carinthia’s best-known tourist regions.

About 217 m² of living space, two separately usable residential units, up to 14 sleeping places, approximately 50 m² terrace, garden, sauna, infrared sauna, whirlpool, open fireplace, garage, and three open parking spaces create a comprehensive overall package.

Particularly interesting is the combination of personal use and existing tourist rental. While the spacious main apartment can serve as a private retreat, the separate apartment already has an established tourist use.

The proximity to the Bachlift, the thermal spas, the year-round leisure opportunities of the Nockberge, and the good infrastructure of Bad Kleinkirchheim complete the offer.

An alpine home with character – to arrive, enjoy, and rent out if desired. Summer and winter alike.

OUR SERVICE – TRUST. SERVICE. QUALITY.

For properties with various usage options, transparent information on zoning, permits, and existing tourist use is especially important. ZELLMANN IMMOBILIEN supports you personally and professionally throughout the entire real estate process.

We are happy to provide you with further property documents and the information we have on the secondary residence permit and tourist use, and to present both residential units during a personal viewing.

LEGAL NOTES

The information about this property is based on documents provided to us and information from the owner or client. Area, dimension, distance, income, and cost figures are approximate or as of a specific date unless otherwise stated. Changes, errors, and interim sales are reserved.

The figures on previous income and management costs from tourist rentals are based on disclosed values and do not guarantee or assure future earnings, occupancy, or economic results.

Information on the secondary residence permit, location in the tourist core area, and tourist use must be verified based on official documents and the legal framework applicable at the time of purchase. Future tourist use may depend on legal, official, spatial planning, or other regulations.

For furnished purchases, only the scope of furnishings and equipment agreed in the purchase contract or a separate inventory list is binding.

NOTE ACCORDING TO ENERGY CERTIFICATE REGULATION

Current energy figures were not provided in the property details and are therefore not included. The relevant figures can be found in the valid energy certificate for the property and must be used accordingly before publication.

COMMUNICATION NOTE

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Further digital edits, especially virtually cleared or furnished rooms and depictions of possible design variants, are clearly marked as AI-processed images or visualizations directly on the respective image.

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Note on the Energy Certificate according to EAVG 2012

Information on the energy certificate is based on the respective valid energy certificate. The legally required energy figures are displayed in the advertisement or exposé as applicable. The energy certificate will be provided to interested parties in accordance with legal requirements before signing a contract.