FINE. FINER. FINEST - Top 3

THE PROJECT

At Glanzinggasse 3, in one of Döbling’s quietest residential areas, ‘finest’ is a new development that seamlessly blends architecture and nature. Seven freehold flats, ranging from around 104 to 294 m² of usable living space, are spread across six levels – from the basement, which features a private spa, right up to the rooftop terrace. The property is situated on the edge of the vineyards: from the open spaces, the view stretches across the greenery to the Kahlenberg, yet the Ring is just a few minutes’ drive away.

The building features a clear, understated design language. The façade is constructed as a composite thermal insulation system with clinker brick slips; the top floor features a rear-ventilated panel façade, above which lies a 45-degree pitched roof with light bronze-coloured Alucobond cladding. Large-format wood-aluminium windows by Josko, featuring triple glazing and floor-to-ceiling lift-and-slide elements, open up every flat onto its own outdoor space – be it a garden, terrace, balcony or roof terrace. Not a single unit is without an outdoor space.

Three types of flat characterise the project. The two Garden Apartments on the ground floor each have their own garden measuring 325 and 387 m² respectively and extend over two levels: upstairs is the living and sleeping area with a kitchen-diner of around 56 m², and below, a private wellness and spa area with a sauna, fitness and hobby room, as well as a private wine cellar – with direct access to the garden. A pool house with a kitchenette, toilet and outdoor shower, as well as a garden pool, can be provided on request. The Modern Apartments on the first floor feature open-plan kitchen-diners, a master bedroom with an en-suite bathroom and balconies overlooking the garden; the two units can be combined, on request, to form a 294 m² ten-room residence. And at the very top is the penthouse: a single-level living space with an 82 m² kitchen-diner, four terraces and a 162 m² roof terrace featuring an outdoor kitchen, dining and lounge areas.

Behind all this lies state-of-the-art technology. Heating is provided by an air-source heat pump and underfloor heating throughout; the concrete ceilings are thermally active and help to cool the rooms. Heat metering is carried out on a flat-by-flat basis via radio-controlled reading, whilst temperature control is room-by-room. All flats are pre-wired for smart-home functionality: lighting, sun blinds, temperature, the intercom system and switchable sockets can be centrally controlled via a Loxone bus system and app as a special request. There are 13 parking spaces available in the building’s own underground car park, and each flat has its own cellar compartment.

HIGHLIGHTS

• 7 owner-occupied flats ranging from approx. 104 to 294 m²
• Three types of flat: Garden Flats with their own garden and private spa | Modern Flats with spacious balconies | Penthouse with a rooftop terrace
• Each unit has its own outdoor space
• Private wellness and spa level with sauna, fitness and hobby room, plus a private wine cellar in the two Garden Apartments | direct access to the garden
• Pool house with kitchenette | WC and outdoor shower, plus a garden pool available on request | Jacuzzi and outdoor kitchen
• Air-source heat pump | Underfloor heating throughout | Ceilings with integrated cooling elements
• Pre-wired for app-controlled smart home | Parcel boxes | KONE lift | 13 parking spaces in the on-site underground car park
• Admonter parquet flooring | brushed and oiled | flat white skirting boards
• Bathrooms with floor-level, tiled showers and floor-to-ceiling shower screens | Shower channel by Hansgrohe | Sanitary ware by Duravit and Laufen | Taps by Laufen and Dornbracht | Vanity units | Round LEDbacklit mirror by Vallone | electric towel warmer by TUBES
• Full-surface underfloor heating via an air-source heat pump | Structural activation of the concrete ceilings for room cooling
• Split air-conditioning system: all pipework pre-installed | Installation available on request | Outdoor units (LG) in the private garden or on the roof terrace | The Top 8 penthouse will be fitted with full air-conditioning
• Wood-aluminium windows with triple glazing | large lift-and-slide windows opening onto the open spaces | Attic with sun-protection and sound-insulating glazing
• External electric sun blinds
• Apartment entrance doors with burglary protection, resistance class 3
• Media box with pre-installed A1 connection
• Kitchen connections for electric hob, oven, dishwasher, fridge and freezer, extractor fan and warming drawer | Washing machine and tumble dryer connections in the utility room or bathroom
• A cellar compartment for each flat
• Green inverted roof above the underground car park
• Gardens with rolled turf and planting | Terrace flooring in porcelain stoneware

• Special feature: Garden Apartments (Top 1 and 2): Pool house with kitchenette, WC and cross-laminated timber windows, garden pool with in-ground cover | optional counter-current system, heat pump and smart pool control, freestanding frost-proof outdoor shower (Fontealta)
• Special request for the wellness area (Top 1 and 2): High-voltage, water and electrical connections are in place for the retrofitting of a sauna
• Special request: Penthouse (Top 8): Jacuzzi and freestanding outdoor shower on the roof terrace, pergola, outdoor kitchen | Fireplace connection in the living area

SERVICE CHARGES

For the sake of clarity, we note that, unless otherwise stated in the offer, a commission will be payable upon successful completion of the sale, in accordance with the rates set out in the Estate Agents’ Regulations BGBI. 262 and 297/1996 – that is, 3% of the purchase price plus 20% VAT. This obligation to pay commission also applies if you pass on the information provided to you to third parties. There is a close financial relationship with the seller. Please note that we act as dual agents. The drafting of the contract and escrow settlement are handled by the law firm of Dr Rumpf, Freyung 6, 1010 Vienna. The costs amount to 1.5 per cent of the purchase price plus 20 per cent VAT, as well as out-of-pocket expenses and certification fees.

Top 3

Top 3 is the entrance to the house – and demonstrates what a truly good floor plan can achieve in a compact space. Of the 104.51 m² of usable living space, 45.15 m² is taken up by the kitchen-diner – almost half of the flat is an open-plan, interconnected living space with direct access to the balcony. By contrast, circulation areas account for just 9.66 m² – comprising the entrance hall and corridor combined.

Despite its compact layout, the flat offers four full-sized rooms – the master bedroom measuring 13.26 m², with an en-suite bathroom and dressing room, as well as two further rooms, each measuring 10.73 m². A second bathroom and a separate toilet ensure comfort and privacy for children or guests – a layout rarely found in a property of this size.

The 11.88 m² balcony overlooks the landscaped garden and beyond into the countryside. A green privacy screen made of climbing plants separates it from the neighbouring balcony. At 8.03 m², the cellar storage room is also one of the more spacious ones in the building. Top 1 is therefore the obvious choice for couples, small families – and for anyone looking for a high-quality investment property in Döbling.

Please note that there is a family or financial relationship between the estate agent and the third party on whose behalf the property is being marketed.

The agent is acting as a dual agent.