Wohnen Zwischen Geschichte Und Natur Wien Um Die Ecke Mit Atelier, Eigenem Wald, Schnellbahnnähe &

In Eichgraben – just about 20 minutes by car from Vienna – a special property awaits you in an elevated location with approximately 2,725 m² total area. The plot combines around 1,012 m² of building land with an adjacent forest area of about 1,713 m² – a combination with unique charm and rarity. Such a plot size is now hard to find in Eichgraben.

The protected green and quiet location with mature trees, rose garden, natural swimming pond, and unobstructed views of the greenery offers a sense of retreat and high quality of life. At the same time, the Vienna city limits and the western districts of Vienna are quickly accessible.

A direct path from the garden gate at the back of the house leads to the S-Bahn station, which is only about 300 meters away.

The original historic solidly built house was constructed around 1905 and comprehensively modernized and extended in 1994. Special care was taken to preserve the character and historic substance of the house. For example, the historic vaulted ceilings from the original construction year were retained.

At the same time, the building was expanded with a generous and modern extension that harmoniously connects to the existing structure and meets the demands of contemporary living. This created spacious and high-quality family living space that blends historic elements with modern architecture.

Especially the large glass surfaces on the ground floor and the open floor plans create a bright atmosphere and provide a wonderful connection to the adjacent garden.

With a living area of approximately 173.31 m² and a garden house studio above the carport equipped with heating, air conditioning, and water connection, the property offers ample space for a family or for those who want to combine living and working. The existing layout allows for various uses – from spacious family living to a home office, studio, practice, or separate guest area.

The property is heated by a VAILLANT central heating system with underfloor heating on the ground floor and partially on the upper floor; additional radiators are also present on the upper floor. A pellet stove in the kitchen provides extra warmth.

On the ground floor, there are two entrances with views of the garden pavilion and natural swimming pond. Besides a shower bathroom with toilet, infrared cabin, and technical room, there is a separate living area here. The living kitchen with dining area and glass veranda forms a particularly attractive centerpiece of the house. Large glass surfaces create a seamless transition between indoor and outdoor spaces and offer views of the garden. A spiral staircase leads to the upper floor.

On the upper floor, there is an anteroom with access to the balcony and a vestibule (with a third exit to the terrace and back of the house), another room ideal as a children’s room, and a bathroom with corner bathtub and toilet. The spacious bedroom features a large walk-in closet. Another room and the cabinet can be used as a study, guest room, or living room depending on needs.

In addition to the living spaces, numerous other areas are available, including several storage rooms and a carport that accommodates two cars as well as bicycles and motorcycles. The garden house above the carport would still need official building approval.

Key Features:

• 3 bedrooms


• walk-in closet


• 1 cabinet


• living room


• fitted kitchen with all appliances, dining area, and glass veranda


• anteroom/home office with infrared cabin


• 2 bathrooms (bathtub and shower)


• 2 toilets


• pellet stove in the kitchen


• cloakroom


• technical room


• 3 entrances


• garden house studio with heating, air conditioning, and water connection


• balcony on the upper floor


• VAILLANT gas central heating


• underfloor heating on the ground floor and partially on the upper floor


• infrared cabin


• large rose garden


• natural swimming pond


• garden pavilion


• plastic windows with multiple glazing


• S-Bahn and bus within walking distance (approx. 300 m)


• several storage rooms


• carport


• dreamlike elevated location


• historic vaulted ceilings


• built around 1905 – modernized and extended around 1994


• floors: parquet, tiles, stone slabs, and terracotta

Areas:

Ground floor: approx. 90 m² living space (anteroom, hallway, living room, kitchen with dining area and glass veranda, bathroom with shower and toilet, and technical room)

Upper floor: approx. 80 m² living space (vestibule, hallway, 3 bedrooms, cabinet, bathroom with 2 sinks, corner bathtub, and toilet, covered balcony and covered terrace)

Terrace: approx. 15 m² plus garden pavilion and natural swimming pond

Garden house studio usable area: approx. 20 m²

Plot: approx. 2,725 m²

Building land area: approx. 1,012 m²

Forest area: approx. 1,713 m²

Zoning & Development

Zoning: Building land – residential area, open construction, I, II

Building height: max. 8 meters without exceeding (in case of division for a second residential unit)

Building land restrictions: 2 residential units, division into two building plots possible (minimum size 700 m² and 21.4% building density according to the ”7th amendment” ordinance of the market town Eichgraben dated 25.09.2023), subject to official determination and clearance permit; no building obligation

Soil condition: no entry in the suspected contaminated sites register or contaminated sites atlas

Municipal fees: approx. EUR 100 per month

Electricity, heating, and hot water costs are billed according to consumption (currently approx. EUR 280 per month)

A rare opportunity for those who appreciate spacious living, nature, and privacy – with your own forest and excellent connection to Vienna.

Note according to the Energy Performance Certificate Presentation Act: An energy certificate has not yet been presented by the owner or seller, despite our clarification about the general obligation to present one and the request to prepare it. Therefore, at least an overall energy efficiency corresponding to the age and type of the building is assumed. We assume no liability or warranty for the actual energy efficiency of the offered property.

The agent acts as a dual agent.

The location of the property combines tranquility and good accessibility: all local suppliers, kindergarten, as well as primary and secondary schools are available in the village.

The S-Bahn station with park & ride facility and the bus stop are only a few minutes’ walk away. The A1 and A21 highways provide quick access to Vienna and St. Pölten.