Mediterranean Elegance Meets Modern Luxury Living

Welcome to a property that combines the lifestyle of Tuscany with the demands of modern living. This impressive detached villa with approximately 260 m² of living space offers you a stylish retreat—completely move-in ready and immediately available.

Here, you will find not only thoughtful architecture but also numerous amenities such as a heated outdoor pool, a light-filled fitness pavilion, a spacious double garage, high-quality materials, and a garden designed for relaxation and comfort.

At first glance, the villa impresses with its harmonious, Tuscan-inspired design: two full floors under an elegant hipped roof give the house presence and timeless beauty. The classic facade is complemented by natural stone terraces and a generous driveway—here, you reside in style.

The heart of the property is undoubtedly the open-plan living, cooking, and dining area, serving as the home’s social center. Over 80 m² of pure spaciousness, flooded with daylight thanks to numerous floor-to-ceiling windows. An artistically built masonry stove provides cozy warmth that extends through the open gallery to the upper floor.

The stylish bay window in the dining room offers a picturesque view of the garden—a special pleasure in every season. From here, you can step directly onto the large south and west terraces. The south terrace, featuring a modern glass-steel canopy, invites you to unforgettable summer evenings—outdoor living at its finest.

The kitchen is open yet discreetly separated—perfect for those who enjoy entertaining guests or cooking with family. Every hobby chef’s dream: high-quality appliances, gas cooktop, Teppan Yaki, and a well-thought-out storage concept plus a pantry leave nothing to be desired.

A practical utility room with direct access to the cellar, a guest WC, and a stylish entrance hall with wardrobe complete the ground floor functionally.

The upper floor impresses with full ceiling height and offers a well-planned layout:
- Master bedroom with walk-in closet and direct access to the luxurious main bathroom
- Freestanding tub, walk-in shower, two sinks, and separate WC
- Two spacious, bright children’s or guest rooms
- Additional bathroom with shower
- Study with custom-built wardrobes—perfect for a home office

A true highlight is the fitness pavilion built in 2010, which can just as well be used as an office, gentleman’s lounge, or guest area: with two glazed sides and large sliding doors, it creates a year-round usable space with a fantastic view of the pool, garden, and house. The adjacent L-shaped terrace is covered and equipped with water and power connections, making it ideal for a hot tub or outdoor kitchen.

The 8 x 4 m heated pool blends harmoniously into the garden design—a place for relaxation, exercise, and joy of life. The ensemble is framed by high-quality natural stone terraces offering versatile uses—whether sunbathing, lounging, or dining under the open sky.

Perfectly thought out—inside and out:
- Completely level plot with wide driveway
- Double garage & additional outdoor parking spaces
- Professionally landscaped garden with automatic irrigation & private well
- Two covered terrace areas for weather-independent comfort

Another advantage you can soon enjoy: currently, occasional traffic noise from the nearby but not visible B12 can be heard in the garden area—a factor that will significantly improve in the near future. With the ongoing expansion of the more distant A94, which directly connects Munich, Passau, and Austria, this route will take over most of the through traffic. For you, this means a value-enhancing location development through quick connections, especially to Munich, and much more peace in your own garden—already within one to two years.

In summary: a villa for people with a sense of aesthetics and quality of life. This exceptional property is made for those who want to combine Mediterranean flair, functional design, and exclusive features. Whether as a stylish family home, a representative residence for couples, or a retreat with a holiday character—this villa is much more than a house: it is a way of life.