This extraordinary villa is located in a quiet and picturesque location on the edge of a forest, directly adjacent to a nature reserve. With a spacious plot of approx. 2,777 m², the property offers an incomparable symbiosis of luxurious living comfort, natural idyll and flexible usage perspectives. Thanks to the location in a mixed-use area, the possibility of discreet commercial use also opens up.The living space of approx. 278.43 m² extends harmoniously over one level and combines high-quality furnishings with well-thought-out design. The light-flooded living/dining and kitchen area forms the heart of the house and impresses with an impressive, floor-to-ceiling glass front that offers a view of the surrounding nature. The modern fitted kitchen with integrated counter invites you to socialize and combines functionality with exclusive style.With a total of six rooms, including five generously designed bedrooms, every requirement for space and comfort is met. The master bedroom sets standards with a free-standing bathtub, a luxurious en-suite bathroom and a separate dressing area - all embedded in a backdrop of natural views and elegance. Two maisonette children's rooms with their own terraces offer young residents individual retreats. A separate children's bathroom with bathtub, toilet and sink completes the area.Another room is ideal as a guest room or office, complemented by a private guest bathroom with a floor-level shower. There is also a separate room for children, guests or au pairs, which emphasizes the flexible use of this refuge.The spacious hallway offers space for a representative cloakroom and underlines the exclusive character of the reception area. Underfloor heating throughout the house ensures a comfortable living environment.Sustainability is a top priority: a modern PV system with 9.9 kWp output and its own storage underlines the future-oriented approach of the property. A utility room and a partial basement for the heating and technical room offer practical additions.The complete renovation carried out in 2016 brings the property up to the latest standards, while the first-class infrastructure of the area ensures convenient access to all important facilities.This property is much more than just a home - it is a statement of style, functionality and closeness to nature. Experience a property that leaves nothing to be desired and see for yourself this unique opportunity.Let us convince you of its elegant overall concept during a personal viewing. Please understand that we only allow viewings upon presentation of a financing confirmation. You can get support with this from VON POLL FINANCE. Our colleagues will be happy to issue you with a mortgage certificate free of charge and without obligation.PositionAsbach-Bäumenheim is a modern, livable and lovable residential and business location. The community, which has over 4,785 inhabitants (as of December 31, 2020), offers families and start-ups an attractive range of residential building land, as well as commercial and industrial building land.In terms of transport, the community is optimally developed with connections to the B2 and B16 federal highways, the Genderkingen special airfield, a railway station and several bus lines and has a very good infrastructure. From Asbach-Bäumenheim you can reach Augsburg in around 30 minutes and the airports in Munich or Nuremberg in around 60 minutes each.The largest companies and employers are AGCO/Fendt, the Grenzebach Group and GEDA-Dechentreiter GmbH & Co KG. As well as Airbus Helicopters in Donauwörth and Zott in Mertingen (each around 5-7 minutes by car). Shops for daily needs, restaurants and doctors are on site. There are also two day care facilities and a primary and secondary school. A golf course is 5 km away and the town also has an indoor swimming pool.The Nuremberg - Augsburg and Donauwörth - Ingolstadt railway lines run through the town. The Bäumenheim stop is on the Nuremberg - Augsburg railway line in the centre of Asbach-Bäumenheim with regional trains stopping every hour in both directions.equipment+ exclusive and breathtaking villa in a quiet location on the edge of the forest+ approx. 2777 m² large and sunny plot on the landscape conservation area+ mixed use area (commercial use possible)+ approx. 278.43 m² living space on one level+ magnificent and light-flooded living/dining and cooking area with floor-to-ceiling glass front+ luxurious and high-quality fitted kitchen with counter+ a total of 6 rooms, including 5 bedrooms+ master bedroom with free-standing bathtub, bathroom en suite, dressing area and view of nature+ bathroom en suite with double washbasin, floor-level shower and toilet+ two maisonette children's rooms with access to their own terrace+ children's bathroom with bathtub, sink and toilet+ guest room/office with their own guest bathroom+ guest bathroom with floor-level shower, sink and toilet+ additional children's or au pair room+ spacious hallway with space for a large wardrobe+ underfloor heating in all rooms+ PV system with an output of 9.9 kWp and its own storage+ utility room+ partial basement (heating or technical room)parking space2 x free placeOther InformationAn energy consumption certificate is available.This is valid until October 11, 2034.Final energy consumption is 111.00 kWh/(m²*a).The main energy source for heating is gas.The year the property was built according to the energy certificate is 1988.The energy efficiency class is D.MONEY LAUNDERING: As a real estate agency, von Poll Immobilien GmbH is obliged under Section 2 Paragraph 1 No. 14 and Section 11 Paragraphs 1 and 2 of the Money Laundering Act (GwG) to establish and verify the identity of the contractual partner when establishing a business relationship, or as soon as there is a serious interest in executing the property purchase contract. To do this, it is necessary that we record the relevant data from your ID card (if you are acting as a natural person) - for example by means of a copy. For a legal entity, we require a copy of the commercial register extract showing the beneficial owner. The Money Laundering Act stipulates that the broker must keep the copies or documents for five years. As our contractual partner, you also have a duty to cooperate in accordance with Section 11 Paragraph 6 of the GwG.LIABILITY: We would like to point out that the property information, documents, plans, etc. that we pass on come from the seller or landlord. We therefore do not accept any liability for the accuracy or completeness of the information. It is therefore the responsibility of our customers to check the property information and details contained therein for accuracy. All property offers are non-binding and subject to errors, prior sale and rental or other interim use.OUR SERVICE FOR YOU AS AN OWNER:If you are planning to sell or rent your property, it is important for you to know its market value. Have the current value of your property professionally assessed by one of our property specialists free of charge and without obligation. Our nationwide and international network enables us to bring sellers or landlords and interested parties together in the best possible way.