A new standard in luxury living near Frankfurt
A property that sets new standards on the Darmstadt property market and, with its exceptional interplay of architecture, design, technical sophistication and quality of life, holds a special position even within the exclusive luxury segment of the Greater Frankfurt area.
Set in a quiet, natural residential location in the south of Darmstadt, this private family residence was created to an individual design by Karl Kaffenberger Architektur | Einrichtung – and its quality extends far beyond generous space and high-end fittings. Rooms relate to one another, sightlines are deliberately staged, and inside and outside merge into one cohesive living experience.
On entering, a sightline runs from the generous entrance hall through the open-plan living, kitchen and dining area out to the balcony and the pool. This area of approx. 100 sqm forms the heart of the main living level. The representative main kitchen is complemented by a fully separate prep kitchen that discreetly keeps functional processes apart from the entertaining area.
Large-format glazing lets architecture, terrace, water and landscape flow visually into one another. In the morning the sun rises behind the house; in the evening it sets over the pool and the surrounding landscape – visible from the pool terrace as well as from the west-facing terraces.
With approx. 422 sqm of living space and 8 rooms, the estate combines representative generosity with everyday practicality. Four bathrooms and two additional separate WCs provide comfort for family and guests. On the upper level, the private master suite with en-suite bathroom, freestanding bathtub, sauna, bespoke built-ins and balcony forms a special retreat.
The lower level extends the living concept with business, fitness and flexibility: a separately accessible office area is complemented by a room of approx. 32 sqm with kitchenette, currently used among other things as a fitness and multi-purpose room – professional work, sport and private life come together effortlessly here.
A passion for cars is also well catered for: seven garage spaces with integrated car lift technology plus two outdoor spaces provide room for a discerning collection of vehicles.
This estate is therefore far more than the sum of its features. It is a home for people who value architecture and design as much as nature, family, sport, cars, social life and personal retreat – and who would rather not have to choose between these worlds.
The fittings follow a holistic architectural and design concept in which materials, colour, technology and individually developed solutions are in harmony with one another.
Large-format Schüco aluminium window systems define the transparent architectural language and create strong visual connections between living spaces, garden and pool. The high-quality thermal insulation glazing combines transparency with very good energy performance. External, individually controllable venetian blinds and roller shutters provide sun, glare and privacy protection depending on the area – and thus a high degree of privacy.
The representative main kitchen is part of the open-plan living, kitchen and dining area and is complemented by a fully separate, street-facing prep kitchen. It offers space for preparation, storage and organisation and keeps functional processes – especially when entertaining – discreetly away from the living area.
The extensive, individually designed bespoke joinery defines the interior architecture: wardrobe and cupboard systems, dressing rooms, office fittings and illuminated display areas combine fine craftsmanship with an exceptionally high design standard and are an integral part of the overall concept.
Alongside the staircase, a high-quality KONE passenger lift connects the three levels. The master suite on the upper level combines bedroom, en-suite bathroom with freestanding bathtub, sauna, bespoke built-ins and balcony into a private retreat. There are four bathrooms and two separate WCs in total – one of them directly accessible from the pool and garden area without having to enter the living spaces.
The heated outdoor pool of approx. 9 × 4 m has its own heat pump and multicoloured lighting. In the evening, the sun sets directly over the pool to the west.
Modern building technology works quietly in the background: an air-to-water heat pump with heating and cooling function, a water-based surface heating system and controlled mechanical ventilation with heat recovery ensure a comfortable indoor climate. Smart home functions with Apple integration, an alarm system and video surveillance add comfort and security.
The outdoor areas follow the same standard: fair-faced concrete enclosure, landscaped garden, generous terraces, pool and sheltered fire pit create a private outdoor space for relaxation, family and social life.
