This exceptional farmhouse, several hundred years old, is situated in a quaint hamlet in the municipality of Babensham near Wasserburg am Inn in the district of Rosenheim, and combines historic character with a well-thought-out, eco-friendly living concept. It offers a rare combination of a lifestyle close to nature, generous living space and versatile usage options. Originally referred to as a woodcutter’s cottage, the house has been extensively renovated in recent years with great care, high standards of craftsmanship and high-quality natural materials. In the process, the building’s original charm has been preserved and complemented by modern living comforts and sustainable technology.

The property exudes a special atmosphere even from the outside: the classic tiled roof, the traditional timber and rendered façade, and the way it blends harmoniously into the surrounding countryside lend the farmstead a timeless, almost idyllic charm. The integrated solar panels blend unobtrusively into the overall appearance and underline the house’s commitment to sustainability.
The property is situated in a quiet and secluded location, surrounded by woodland and green spaces, far from traffic noise. At the same time, the B15 and B304 are within easy reach.

With a living area of around 360 m², currently divided into two residential units, the property offers plenty of space for personalised living. In addition, there are approximately 160 m² of workshop and storage space available, which can be converted into living space, a studio or an office if required. The plot, measuring around 2,380 m², is complemented by approximately 7,000 m² of private woodland, making it ideal for nature lovers, those seeking self-sufficiency or as a long-term investment.

Inside, it is immediately apparent how consistently natural and high-quality materials were used during the renovation. Clay, timber and natural stone define the overall sense of space and create a warm and authentic living atmosphere. Exposed timber beams, uncovered natural stone walls, historic timber doors and impressive vaulted ceilings lend the house its unmistakable character. Particularly impressive is the large, open-plan vaulted room in the central section – newly extended between 2024 and 2026 – with its brick ceilings and natural, high-quality materials. Here, spaciousness and authenticity are combined in a special way.

The left-hand, historic part of the house retains many original features and exudes a special cosiness. Here you will find a traditional living room with a wood-burning stove for cooking and heating, a modern fitted kitchen with a larder, original wooden floors, and five individually designed rooms. This area is complemented by two bathrooms, one on the ground floor and one on the upper floor. They are fitted with high-quality features such as a tadelakt shower, a river stone washbasin and natural travertine stone.

The central part of the house, formerly the stable and threshing floor, has been renovated to a particularly high architectural standard with great sensitivity to its historical character. On the ground floor, there is a vaulted room of approximately 60 m² with exposed stone walls and a kitchen connection ready for installation, as well as another room with a vaulted ceiling and a modern loft door. Upstairs, there is a bright, spacious living area centred around a handcrafted rammed-earth stove. This not only serves as a source of heat but also enables traditional cooking and baking. Exposed timber structures, two bedrooms and a stylish bathroom with a freestanding bath and walk-in shower complete this area.

The right-hand section of the house is currently used as a workshop and storage area and, with around 160 m², offers considerable potential for conversion into additional living space, creative workspaces or commercial use.

The property has also been brought up to the latest technical standards. The roof was completely replaced and insulated in 2022, and a modern gas heating system was installed in the same year. A 5,000-litre gas tank, solar panels for hot water, a private well and a three-chamber biological sewage treatment plant complete the sustainable utility concept. The heating system is well thought-out and exceptional: clay wall heating provides pleasant radiant heat in almost every room, whilst clay underfloor heating in the bathrooms, hallways and vaulted rooms ensures additional comfort. The wood-burning stove in the historic vaulted room and the rammed-earth stove on the upper floor of the central main building complete the system.

The outdoor area has also been lovingly designed and offers numerous opportunities for living close to nature. A large orchard with a chicken run, a cottage garden, a greenhouse, a garden shed, wild fruit hedges, nut trees and numerous berry bushes and herbs create an environment that facilitates both relaxation and self-sufficiency.

The property is ideally suited to multi-generational living, combining living and working, holiday lettings, or creative and craft projects. It is far more than just a property; rather, it is a place steeped in history, atmosphere and potential for development. For people who value sustainability, individuality and a healthy living environment, it offers an exceptional quality of life in one of the most beautiful regions of Upper Bavaria.

Its location in the Chiemgau region combines tranquillity, nature and good transport links. The town of Wasserburg am Inn, just around ten kilometres away, offers a full range of shopping facilities, medical care and schools. Rosenheim, Ebersberg and Lake Chiemsee are also within easy reach.

Distances: nearest amenities 5 km, Wasserburg am Inn 10 km, Seon-Seebruck 19 km, Trostberg 26 km, Rosenheim 32 km, Traunstein 43 km, Ebersberg (Munich S-Bahn) 25 km. Airports: Munich 68 km, Salzburg 79 km.

Equipped with: Electricity, mains water, own well water, central heating, solar thermal system, underfloor heating, fireplace, gas tank, telephone, broadband internet access, balcony, carport, terrace, garden.

Energy performance:
An energy performance certificate is not yet available.

Buyer's commission: 3.57% (3% plus 19% VAT) of the purchase price.

Property M4301