Mauer | Elegante Stadtvilla Im Neoklassizistischen Stil — Bj 2009 | 909 M² Grundfläche | Ca. 340 M² Wohn /

REPRESENTATIVE VILLA IN MAUER – SPACIOUS LIVING ON A 909 m² PLOT WITH APPROX. 340 m² LIVING/USABLE AREA

In one of the sought-after residential areas of the 23rd district, this exceptionally spacious villa in Kroisberggasse in Mauer is for sale. On a plot of approximately 909 m², the property combines representative architecture, high-quality construction, and a remarkably versatile space offering with the special living quality of a mature Viennese villa neighborhood. The villa, built around 2009, offers about 225 m² of living space. Additionally, there are approximately 65 m² of basement space and a roughly 52 m² double garage directly integrated into the building. In total, about 342 m² of usable space is available. Generous ceiling heights of up to around 2.80 m, high-quality materials, an open fireplace, tiled stoves, and a passenger lift characterize the house’s character. The clear division into representative living areas, private retreats, and a separately accessible guest/Au-pair area allows for comfortable and flexible living.

With 8–9 rooms, three bathrooms, and five toilets, the villa offers especially families with corresponding space requirements exceptionally generous conditions. At the same time, the separate areas provide options for guests, Au-pair, or individual living and working concepts.

QUICK READ – AT A GLANCE

• Plot size: approx. 909 m²


• Living space: approx. 225 m²


• Basement area: approx. 65 m²


• Double garage: approx. 52 m²


• Total usable area: approx. 342 m²


• Year built: approx. 2009


• Rooms: 8–9


• Bathrooms: 3


• Toilets: 5


• Levels: Basement, ground floor, and upper floor


• Comfort: Passenger lift between floors


• Living area: spacious and representative with open fireplace


• Additional features: tiled stoves


• Windows: triple-glazed wood-aluminum windows


• Floors: high-quality parquet, marble, and fine stoneware tiles


• Guest/Au-pair area: separately accessible with its own bathroom


• Outdoor area: spacious south/east terrace with direct garden access


• Garage: double garage directly in the building


• Heating: central gas heating


• Energy reference value HWB Ref,SK: 75 kWh/m²a


• Energy efficiency factor fGEE: 1.42

SPACIOUSNESS YOU CAN FEEL UPON ENTERING

The entrance area already conveys the villa’s representative character. The vestibule, cloakroom, and spacious foyer form an appropriate introduction and lead further into the expansive living and social rooms on the ground floor. The heart of the house is the generous living area with an open fireplace. Together with the dining room, it creates a representative yet cozy centerpiece for family and guests. Generous room dimensions and ceiling heights of up to around 2.80 m emphasize the special spatial feeling. The separate kitchen with an adjoining pantry or storage room allows a functional separation of cooking, dining, and living. A guest toilet completes this level. Particularly pleasant is the immediate connection to the outdoor area: from the living room, you access the spacious south/east terrace and continue into the garden. Inside and outside spaces naturally flow into each other, extending the living area during the warm season.

LAYOUT

Ground floor

• Vestibule


• Cloakroom


• Guest toilet


• Pantry / storage room


• Separate kitchen


• Dining room


• Spacious foyer


• Representative living area


• Living room with open fireplace


• Large south/east terrace


• Direct garden access

Upper floor

The upper floor forms the private retreat of the house. Three spacious bedrooms are complemented by closet and dressing areas as well as two bathrooms. The clear separation between the social areas on the ground floor and the private rooms upstairs creates a pleasant living structure, especially for families.

• 3 spacious bedrooms


• Closet room


• Dressing room


• 2 bathrooms


• Ante-room


• Hallway and access areas

Basement

The basement goes well beyond classic cellar and storage areas in function. In addition to technical, utility, and storage rooms, there is a separately accessible guest/Au-pair area with its own bathroom. This area can thus be used largely independently from the main family living space – for example, for guests or Au-pair.

• Cellar and ancillary areas totaling approx. 65 m²


• Technical/heating room


• Utility and storage areas


• Separate guest/Au-pair area


• Own bathroom


• Separate entrance


• Direct connection to the double garage

DOUBLE GARAGE – DIRECTLY IN THE HOUSE

The approximately 52 m² double garage is directly integrated into the building and comfortably accommodates two vehicles plus additional storage space. The direct access to the house is a significant convenience in everyday life, allowing weather-protected transitions between vehicle and living area.

BUILD QUALITY, EQUIPMENT, AND TECHNOLOGY

The villa presents itself in a well-maintained and contemporary overall condition. The high-quality choice of materials runs through the various living areas and supports the representative yet pleasantly understated character of the house. Features include high-quality parquet floors, marble and fine stoneware tiles, and triple-glazed wood-aluminum windows. The open fireplace and tiled stoves add additional cozy accents. The solid building envelope also emphasizes the sturdy construction. Documented features include a 30 cm thick hollow brick masonry with additional EPS thermal insulation and an insulated top floor ceiling. A special comfort factor is the passenger lift, which connects the floors together with the central staircase. This ensures comfortable access to the different levels even in the long term.

HEATING AND ENERGY

Heating is provided by a central gas heating system; hot water preparation is combined with space heating. Regulation is via a room thermostat zone control with timer. The current energy certificate was issued on June 24, 2026, showing an energy reference value HWB Ref,SK of 75 kWh/m²a and an energy efficiency factor fGEE,SK of 1.42.

909 m² PLOT – GENEROSITY ALSO OUTDOORS

Not only the house itself but also the plot conveys a remarkably spacious feeling for Vienna standards. The property covers a total of approximately 909 m², providing a generous setting for the house, terrace, and garden. The spacious south/east terrace extends the living area outdoors and creates a seamless transition to the garden. Here, a private outdoor space with ample room for relaxation, family, and social life is created. The corner location of the property and the generous garden areas further contribute to the open and representative impression of the plot.

LOCATION AND INFRASTRUCTURE – LIVING IN MAUER

Mauer is one of the traditional and particularly sought-after residential areas in the south of Vienna. The mature village center, spacious single-family homes and villa neighborhoods, as well as the immediate proximity to extensive green and recreational areas, give the district its special character. Kroisberggasse is located in a residential environment characterized by single-family homes, villas, and gardens. The combination of a quiet residential atmosphere, good infrastructure, and proximity to the Vienna Woods makes the location especially attractive for families. Maurer Hauptplatz with shops and daily necessities is easily accessible, as are kindergartens, schools, doctors, and pharmacies. Public transport ensures good connections within the district and towards Vienna city center. At the same time, the Maurer Wald and Vienna Woods offer extensive nearby recreational areas. Walking, running, and cycling paths as well as the well-known Heurigen culture of Mauer complement the high leisure and quality of life.

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We are happy to provide you with further documents about the property and personally inform you about all object details. For questions and appointment arrangements, you can reach us by phone or email at the contact details provided. At ZELLMANN IMMOBILIEN, personal consultation, transparency, and service are central. Viewings are non-binding and take place in a relaxed atmosphere. Even after contract conclusion, we support you with the necessary formalities – from handover documentation to coordination with property management and energy suppliers.

Legal Notice

Please also check your SPAM/JUNK folder after your inquiry; inquiries are usually processed within a few hours, including weekends. The voluntarily provided phone number may only be used for supplementary communication (e.g., SMS notification for exposé delivery). This offer is non-binding and subject to change. All information is based on the owner’s data and available documents; no liability is assumed for accuracy, completeness, or timeliness. Changes, errors, prior sale, and deviations are reserved; area specifications are approximate values. The exposé does not constitute a binding offer. In case of success, the buyer’s commission is 3% of the purchase price plus 20% VAT according to §§ 6 ff MaklerG and the Real Estate Agent Ordinance, BGBl. 262/1996 as amended. For rental properties, the statutory ordering principle (§ 17a MaklerG) applies: the commission is paid by the party who first commissioned the broker; generally, no commission is charged to apartment seekers.

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Texts and images may have been created, edited, or optimized using AI-supported technologies. All content is editorially reviewed and approved by ZELLMANN IMMOBILIEN. Visualizations and virtual furnishings serve solely for illustration and may differ from the actual condition. The actual condition and respective contract and object documents are authoritative.

Note on the Energy Certificate according to EAVG 2012

Information on the energy certificate is based on the respective available energy certificate. The legally required energy figures are indicated in the advertisement or exposé where applicable. The energy certificate will be provided to interested parties in accordance with legal requirements in good time before submitting a contract declaration.