For more than 60 years, this house was the heart of one family. Life has since carried the family to all corners of Austria – and the villa on Himmelhofgasse is ready 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 across the Wien valley to the golden dome of Otto Wagner's Church am Steinhof.
The white house with its red tiled roof was built in 1912 and sits on the hillside of Ober St. Veit, where Hietzing meets the Vienna Woods. The Nikolaitor gate to the Lainzer Tiergarten is about an eight-minute walk away, the U4 underground at Hütteldorf about twelve.
The costly work has already been done
Between 2019 and 2023 the owners invested where it matters most later on: attic conversion, a new ventilated roof with insulation, a thermal insulation façade, a new main sewer line, new soakaways and ventilation shafts along the foundation. According to the owners, a switch from gas boilers to heat pumps and a connection for an EV charging point are already planned.
Four apartments, four floors
- Garden level (Top 01): 56.25 m² with 13.00 m² terrace and its own garden area – currently under renovation, ready to be finished to your taste
- Ground floor (Top 02): 79.43 m², three rooms, 5.65 m² loggia, ceiling height approx. 3.20 m
- First floor (Top 03): 80.75 m², three rooms, modern kitchen, wood-burning stove, 5.65 m² balcony with views, ceiling height approx. 3.00 m
- Attic floor (Top 04): 74.88 m², three rooms, wood-burning stove, air conditioning, 6.45 m² roof terrace with the widest view in the house – newly converted, let on a fixed-term lease until June 2027
In total 291.31 m² of living space and 307.59 m² of usable floor area (including the loggia and the garden apartment's ancillary rooms), plus a balcony, a garden terrace and a roof terrace totalling 25.10 m². Herringbone parquet, tall panelled doors and stucco ceiling roses speak of the house's origins. A spiral staircase connects all floors; the garden level also has a laundry room.
Four apartments today. Perhaps two tomorrow.
Because every apartment has its own floor, the house can be lived in many ways: as a multi-generation home where every family has its own front door; as a combination of owner occupancy and rental; or, after conversion, as two generous maisonettes – upstairs the first and attic floors, downstairs the garden and ground floors with direct access to the garden. With its own entrance, the garden level also suits a medical practice, studio or office.
These scenarios are non-binding ideas; their implementation requires a structural assessment and building permits.
The garden
454 m² on two levels, mostly facing away from the street and largely private – with a front garden towards the street, a garden area for the garden-level apartment and a shared garden with mature trees and natural stone steps. Currently kept close to nature – a garden waiting to be reimagined.
Good to know
Three of the four apartments are vacant; the attic apartment is let until June 2027. The garden-level apartment is under renovation: new drywall partitions are in place and the installations for a bathroom have been prepared. On the period floors, some kitchens and bathrooms date from earlier decades, and the surfaces of the garden terrace, loggia and balcony have aged. Heating is currently provided by gas boilers in each apartment, complemented by wood-burning stoves on the first and attic floors; there is no lift.
Who this house is for
For families who want several generations under one roof without sharing a front door. For people who want to separate living and working without leaving the house. And for anyone looking in Hietzing not just for square metres, but for land, a garden and a view you only get on the hillside.
After a brief pre-qualification we will gladly send you the document package with plans and a current land register extract. We prefer to arrange viewings in the late afternoon – when the light over the city is at its most beautiful.
Please note that there is a close familial or economic relationship between the broker and the client.
The agent acts as a double broker.
Ober St. Veit is the green, quiet edge of Hietzing: villas and gardens on the hillside, hardly any through traffic – and right behind them the Vienna Woods begin. Himmelhofgasse connects both worlds: the underground and shops are only minutes away, and after work you can walk straight into the Lainzer Tiergarten.
NATURE ON THE DOORSTEP
• Nikolaitor gate to the Lainzer Tiergarten: approx. 8 minutes on foot
• Lainzer Tiergarten nature reserve and Vienna's protected woods and meadows belt: from approx. 130 m
• Vienna Woods landscape protection area from approx. 135 m, public park area from approx. 85 m
• Schönbrunn Palace: approx. 4.2 km as the crow flies
EVERYDAY LIFE
• Schools of the Dominican Sisters, Schloßberggasse: kindergarten, primary, middle and secondary school
• International schools (AMADEUS International School, American International School, Lycée Français de Vienne): approx. 6.7 to 8 km
• Heurige wine taverns and restaurants within about one kilometre
GREEN THAT STAYS
Just a few steps from the house, the nature reserve and the protected woods and meadows belt begin – land protected as green space.
