Nach über 60 Jahren In Familienhand: Villa Mit 4 Wohnungen, Garten Und Fernblick Am Wienerwaldrand

For more than 60 years, this house was the center of a family. Meanwhile, life has taken the family in all directions – and the villa on Himmelhofgasse is now looking for new residents: for four apartments, each on its own floor, for 454 m² of garden on two levels, and for a view that stretches over the Wiental valley to the golden dome of Otto Wagner’s church at Steinhof.

The white house with the red tiled roof was built in 1912 and stands on the slope of Ober St. Veit, where Hietzing transitions into the Vienna Woods. It is about an eight-minute walk to the Nikolaitor entrance of the Lainzer Tiergarten and around twelve minutes to the U4 subway station in Hütteldorf.

The most complex work is already done

Between 2019 and 2023, investments were made where costs are highest later: attic expansion, new cold roof with thermal insulation, thermal protection facade, new house sewer, new soakaways and ventilation shafts at the foundation. According to the owners, the switch from gas boilers to heat pumps and a connection for an e-charging station are already planned.

Four apartments, four floors

• Garden level (Top 01): 56.25 m² with 13.00 m² terrace and private garden area – currently under renovation, to be completed according to your preferences


• Ground floor (Top 02): 79.43 m², three rooms, 5.65 m² loggia, approximately 3.20 m ceiling height


• Upper floor (Top 03): 80.75 m², three rooms, modern kitchen, wood stove, 5.65 m² balcony with wide views, approximately 3.00 m ceiling height


• Attic floor (Top 04): 74.88 m², three rooms, wood stove, air conditioning, 6.45 m² roof terrace with the widest view in the house – newly expanded, leased until June 2027

Together 291.31 m² of living space and 307.59 m² of usable space (including loggia and ancillary rooms of the garden apartment), plus balcony, garden terrace, and roof terrace totaling 25.10 m². Herringbone parquet, high paneled doors, and stucco rosettes tell the story of the old building. A spiral staircase connects all floors; the garden level also includes a laundry room.

Four apartments today. Maybe two tomorrow.

Because each apartment occupies its own floor, the house can be lived in many ways: as a multi-generational home where each family has its own door; as a combination of owner-occupation and rental; or, after renovation, as two spacious maisonettes – upper and attic floors above, garden and ground floors below with direct access to the garden. The garden level with its own entrance is also suitable for a practice, studio, or office.

These options are non-binding usage ideas; their implementation requires structural assessment and official approval.

The garden

454 m² on two levels, mostly shielded from the street and not visible – with a front garden facing the street, a private garden area for the garden apartment, and a shared garden with mature trees and natural stone steps. It is currently left natural – a garden waiting to be reimagined.

Good to know

Three of the four apartments are free of tenancy; the attic apartment is leased until June 2027. The garden apartment is under renovation: new drywall partitions are in place, and bathroom installations are prepared. Kitchens and bathrooms in the old building floors partly date back several decades, and the surfaces of the garden terrace, loggia, and balcony have aged. Heating is currently via gas boilers per apartment, supplemented by wood stoves in the upper and attic floors; there is no elevator.

Who this house is made for

For families who want to bring multiple generations under one roof without sharing an apartment door. For people who want to separate living and working without leaving the house. And for anyone in Hietzing looking not just for square meters, but for land, garden, and a view that only a hillside location in this city can offer.

After a brief pre-qualification, we will gladly send you the document package with plans and the current land register excerpt. Viewings are preferably arranged in the late afternoon – when the city is bathed in the most beautiful light.

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Note: Some photos of this property have been edited or virtually furnished with the support of artificial intelligence. They show a design possibility and not the actual condition.

Ober St. Veit is the green, quiet edge of Hietzing: villas and gardens on the hillside, little through traffic – and right behind it begins the Vienna Woods. Himmelhofgasse connects both. In a few minutes, you reach local amenities and the subway, and after work, you can walk to the Lainzer Tiergarten.

NATURE AT YOUR DOOR
• Nikolaitor entrance of the Lainzer Tiergarten: about 8 minutes on foot
• Lainzer Tiergarten nature reserve and forest and meadow belt: from about 130 m
• Vienna Woods edge landscape protection area from about 135 m, recreational park area from about 85 m
• Schönbrunn Palace: about 4.2 km as the crow flies

EVERYDAY LIFE
• Dominican schools, Schloßberggasse: kindergarten, primary school, middle school, high school
• International schools (AMADEUS, American International School, Lycée Français de Vienne): about 6.7 to 8 km
• Heurigen and restaurants within about one kilometer

GREEN THAT REMAINS
Just a few steps from the house begin the nature reserve and forest and meadow belt – protected as green space.