New Construction Project PROMENADE.21
CONCEIVED FROM WITHIN THE MOUNTAIN.
High above the center of Zell am See, on the Sonnberg, the PROMENADE.21 project is taking shape—four residential units at a one-of-a-kind address. Lake Zell lies at your feet, and the mountains frame the horizon on all sides: the Schmittenhöhe behind you and, in every direction,
peaks as far as the eye can see. Here, you don’t just live with a view of a mountain panorama—you live right in the middle of it. This is not just another residential development, but a deliberately exclusive address: only four residences share this location, each with an unobstructed view of the lake and mountains. The historic district, the gondola, and the lakefront promenade are still just a few minutes away. In total, there are three spacious condominiums and a standalone sky residence.
PROMENADE.21 was designed by the local architectural firm Watzek + Paulitsch, based on Sonnbergstraße in Zell am See. They are known for an exceptional standard they call “Experience Architecture.” The idea for the project came directly during the “site visit”: The buildings are staggered down the slope so that each level opens unobstructed to the south toward the lake and the mountains.
Vertical slats, dark metal and wood accents, and a green roof give the complex a serene, timeless character that will still feel as natural years from now as it does today.
SKY RESIDENCE TOP 4 — VILLA
Top 04 · approx. 376.22 m² on three levels (4th–6th floors)
The Sky Residence is part of the residential complex yet offers complete privacy—it stands above it all. Higher up the slope, as a standalone building, with its own access via a private road and an elevator that is exclusively for its use and connects all three levels. No shared stairwell, no shared hallway, no shared front door. When you arrive here, you’re already home before you even open the apartment door. 376.22 m², spread across three levels, each with its own distinct character.
The top level—living space. 107.77 m² where living, dining, and cooking take place without a
single dividing wall. The southern side is fully glazed across its entire width. In front of it lies a 42.62 m² balcony with wooden decking, and since the residence towers above everything else, there’s a perfect, unobstructed view of Lake Zeller in its entirety and the surrounding mountains. A panorama that changes with the light throughout the day and never looks the same twice. A practical fireplace connection is provided for cozy evenings—it is room-air-independent, and the fireplace itself is available upon special request. Behind the open kitchen lies a separate prep kitchen with a pantry. This is where the tasks that shouldn’t be visible in a formal living area take place: preparing food, storing items, and cleaning up.
The middle level—bedrooms. Four bedrooms ranging from 11.73 to 12.17 m², three bathrooms, an 11.35 m² closet room, and a separate 11.82 m² walk-in closet. All rooms open to the south/east onto a continuous balcony measuring 38.26 m². Each room thus has its own access to the outdoors and the same view of the lake and mountains as the level above.
The lower level—Relaxation. The wellness level is entirely dedicated to relaxation: 35.76 m² of wellness space with a panoramic sauna, shower, and toilet, plus a 24.02 m² fitness area. This level is designed in the same spirit as the entire house: a floor-level shower channel, rain shower, and handheld showerhead with Dornbracht fixtures. The utility room, storage, and mechanical spaces are located on the same level, keeping the living areas free from the hustle and bustle of daily life. From here, you step out onto the 17.63 m² terrace into a private garden measuring 98.15 m². In the center of the garden is a Nirosta-style pool, measuring 5 x 2.5 m, 1.20 m deep, and facing southeast. (Pool design per detailed concept & structural analysis). When standing in the water and looking up, you gaze over the edge directly onto Lake Zeller: two bodies of water in a straight line.
What sets the Sky Residence apart from the apartments:
It is completely self-contained in every respect: its own private road, its own entrance, and its own elevator connecting the wellness, sleeping, and living levels. The two spacious carport parking spaces are directly assigned to the house and included in the purchase price. In addition, there is also an open area and a turning circle in front of the property.
The house is also self-sufficient in terms of energy: The photovoltaic system on the gable roof, with a capacity of approximately 12.18 kWp, is dedicated solely to the Sky Residence. The Sky Residence is controlled via a Loxone BUS system, which is included in the purchase price. Ventilation is provided through insulated supply air elements.
AMENITIES & TECHNOLOGY:
– Heating. The property is heated by a heat pump with a deep borehole (geothermal energy), and heat is distributed via underfloor heating. Each bathroom features an electric towel warmer.
-Floors: Solid wood parquet in wide plank style in the living room, bedrooms, and kitchen.
-High-quality porcelain tile by Imola Ceramica
-The doors are designed according to the architectural concept: smooth door panels with flush wood paneling extending to the ceiling to create a floor-to-ceiling visual effect with a door height of 2.40 m.
-Plumbing & Finishes. Faucets and accessories by DORNBRACHT.
– Smart Home. The Sky-Residenz Top 04 comes standard with a BUS-controlled system (Loxone or equivalent).
– Outdoor video surveillance
PROMENADE.21 is a home for those who have found their place—and know exactly how they want to live. It is designed for people with a keen sense of what makes a home special: discerning buyers who value thoughtful architecture, high-quality details, and a home with character. It is designed for families who appreciate spacious, single-level living—and who want the lake not just within sight, but right on their doorstep. The residences are designed and intended for use as primary residences.
Detailed information on design options and the complete description of construction and finishes is available upon request. Special requests that are permitted under building codes can be accommodated and can be discussed in detail with our team. Some images and renderings are AI-generated and are for illustrative purposes only. The furnishings shown in the renderings are not included in the purchase price; the property will be delivered unfurnished. We are happy to assist you with our expertise and can implement the furnishings shown upon request.
The transaction is conducted in accordance with the Real Estate Development Contract Act. Minor deviations from the renderings may occur.
Notice pursuant to Section 6(4) of the Real Estate Brokerage Act (MaklerG): There is a close relationship between Ferstl Immobilien (real estate broker) and HEFE Projekt GmbH (developer).
LAKE, MOUNTAIN, AND TOWN—ALL WITHIN WALKING DISTANCE.
Zell am See is one of the most famous towns in the Salzburg region. The town combines a well-preserved historic center with a good selection of shops, restaurants, and cultural attractions, as well as a wide range of recreational activities around the lake and in the mountains. Directly above the town lies the Schmittenhöhe, Zell am See’s local mountain—a vast ski resort in winter and, in summer, a starting point for hikes with views across the lake. With Kaprun and the Kitzsteinhorn, there’s also a glacier ski area in the immediate vicinity, making the region attractive year-round—for residents as well as for visitors from Austria and abroad.
The Sonnberg is one of the town’s most sought-after residential areas. Above the town center, the area consists mainly of villas and single-family homes with gardens; the neighborhood is quiet, green, and intended solely for residential use. Here, residents enjoy a secluded lifestyle while still being close to the town center and the lake—a combination that is rarely found in this form.
Well-located properties on the Sonnberg are limited and rarely come onto the market. This gives the location strong value stability: supply remains scarce, while demand remains constant. For buyers, this means a secure, long-term location for a primary residence—in an established and prestigious neighborhood.
