Maison à vendre 6 Pièces 443 m2 / 4768 sq ft Novi Iskar

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We present a private residence immersed in nature, set in the highest and most secluded part of the villa area of Katina village, approximately 30 minutes from the centre of Sofia. The property offers a rare combination of privacy, impressive panoramic views and immediate proximity to nature, while remaining within easy reach of the conveniences and dynamic lifestyle of the capital. The residence is set on a generous 2,052 sq.m plot, conceived as a private green retreat with lush landscaping, mature vegetation and its own orchard. The beautifully maintained grounds are among the property's most distinctive features, with ornamental trees, flowers and shrubs complemented by magnolia, Greek fir, hazelnut and walnut trees. A separate area of nearly 1,000 sq.m has been transformed into an orchard with pear, apple, plum, quince and other fruit trees. The swimming pool, summer kitchen with barbecue area and spacious verandas extend the living spaces outdoors, creating an exceptional setting for open-air living throughout the warmer months. Location The location is one of the residence's most significant advantages. The villa area of Katina lies at the foot of the southern slopes of the Balkan Mountains, while the property occupies an exceptionally private position as the last house at the highest point of the area. From here, uninterrupted panoramic views unfold over Sofia, Vitosha Mountain and the surrounding mountain landscape. The immediate surroundings further enhance the feeling of living in close connection with nature. To the north lies the natural park with the distinctive Katina Pyramids rock formations, while to the east the property borders the local lake. To the west is the Monastery of the Holy Forty Martyrs of Sebaste. Despite the tranquillity and sense of seclusion, central Sofia is approximately 30 minutes away by car. The Residence The house has a total built-up area of 443 sq.m and has had an occupancy permit since 2012. Its architecture is characterised by dynamic volumes, high ceilings, an abundance of natural light and a strong visual connection between the interiors and the surrounding landscape. The living spaces comprise a spacious living room with kitchen and dining area, three bedrooms, four bathrooms, a gallery with an internal staircase, a large room with a fireplace on the basement level, a sauna, utility and storage rooms, as well as generous verandas with wooden canopies. Natural travertine throughout the main living spaces and staircase, Italian porcelain stoneware in the bathrooms and carefully selected materials complement the architectural concept. The house is offered fully finished and furnished. Main Level At the heart of the residence is an impressive 90 sq.m living space combining a lounge with fireplace, dining area and kitchen. In the section beneath the gallery, the ceiling height reaches 8 metres, lending an exceptional sense of scale to the interior and allowing natural light to fill the space throughout the day. The living area enjoys south, west and east exposures and provides direct access to the veranda and swimming pool, creating a seamless transition between the home and the garden. The interior is completed with bespoke furniture from Italy, while the kitchen is fitted with high-end integrated appliances. The dining area is subtly elevated from the main living space and features a solid wood dining table for ten. Also located on this level are a bedroom with an en-suite bathroom, a second bathroom with WC, an entrance vestibule with wardrobe area, hallway and corridor with stairs leading to the basement. The spacious verandas, with a total area of 49 sq.m, wrap around part of the house and create additional areas for relaxation and alfresco dining, with immediate access to the garden and swimming pool. Second Level The principal bedroom spans 30 sq.m and features an en-suite bathroom and access to an 18 sq.m terrace. Floor-to-ceiling windows reveal panoramic views over Sofia, Vitosha and Rila mountains, making the landscape a natural extension of the interior. The en-suite bathroom is equipped with a hydromassage bathtub and shower cabin. On the same level is a spacious 28 sq.m room currently arranged as a children's bedroom, with access to two terraces and views towards the natural park. An architectural highlight is the 20 sq.m gallery, which visually connects the two main levels and accentuates the impressive height of the living area. From here, the staircase continues to the highest point of the residence - the tower. Panoramic Tower At the highest level is a distinctive space designed for relaxation and privacy, offering 360-degree panoramic views over the natural park, Sofia and the surrounding mountains. Its timber roof structure and elevated position above the rest of the residence give the space a character of its own and make it one of the property's most distinctive architectural features. Basement Level The basement offers an additional 61 sq.m room with a fireplace and pantry, providing considerable flexibility to be adapted to the future owners' individual lifestyle. This level also accommodates a sauna, laundry room, boiler room and storage areas with a total area of 38 sq.m. Garden and Outdoor Spaces The grounds are an essential part of the character of this private residence. Extending over a total of 2,052 sq.m and comprising three interconnected plots, they provide an exceptional sense of space, privacy and a private natural setting. The main 1,115 sq.m plot, on which the house and swimming pool are situated, has been professionally landscaped according to an individual design. The carefully selected vegetation includes ornamental and fruit trees, flowers and shrubs, among them magnolia, Greek fir, hazelnut, walnut and wild pear. An automatic irrigation system ensures that the garden can be maintained in excellent condition. The remaining part of the grounds, extending over nearly 1,000 sq.m, has been transformed into a private orchard with apple, pear, plum, quince and other fruit trees. This part of the property creates a distinctive sense of living immersed in nature and sets the residence apart from a conventional suburban home. The garden also features an 8 x 4 m swimming pool and a separate summer kitchen with a barbecue area of approximately 25 sq.m. The space is equipped with a fireplace, an outdoor kitchen with sink and a dining area, while an outdoor shower is positioned directly behind it. The additional plot has its own well and a separate 28 sq.m outbuilding comprising a kitchen, bathroom, sleeping area and storage space. Technical Features The residence is equipped with underfloor heating powered by an electric boiler combined with a solar system, as well as infrastructure prepared for the installation of a heat pump. The property has its own water source and a hydrophore system with a buffer reserve, ensuring the necessary water pressure for everyday use and the automatic irrigation system. Four parking spaces are provided within the grounds. This is a property for those seeking more than a house outside Sofia - it is a private retreat immersed in nature, defined by a generous garden, panoramic views, tranquillity and the freedom to move effortlessly between indoor and outdoor living. Here, seclusion does not mean isolation from the city, but rather the rare opportunity to live surrounded by greenery and serenity while remaining within easy reach of the capital.