Rem Koolhaas/OMA: Austrian House

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Text: Phillip Denny
Photography: Pernille Loof and Thomas Loof
Styling: Marvin Unger


The weather changes quickly on the Austrian Zeller See. At daybreak, fog rises from the tranquil lake, creeping into the quiet village on its western shore. The midday sun pierces passing clouds, light and shadow playing in chiaroscuro over the Alpine landscape. An afternoon sun shower dampens the valley; rooftops glisten and the surface of the lake glimmers.

This is the scene witnessed from the Austrian House, the latest residence by Dutch architect Rem Koolhaas. It is his first built house in almost three decades—his most recent, the Maison à Bordeaux was completed in 1998; it was preceded by the Dutch House in 1995, and the Villa dall’Ava in 1991—while several later projects remain unrealized. All have been hailed as masterpieces. Created in close collaboration with architect Federico Pompignoli, this home for a couple and their young son marks a surprising evolution in the late career of one of the world’s most celebrated designers.

The roofline zigzags down the steep, narrow plot toward the lake.

First glimpsed from town, the house resembles an outcropping of white marble emerging from the hillside. After a winter snowfall, it is all but invisible. Slipped between two squat, Alpine-style buildings along a narrow drive, the structure occupies a steep site scarcely more than 40 feet wide, the former side yard of the house next door. After subtracting setbacks required by the local building code—12 feet on either side—the resulting mass is a narrow tower rising from the street, half of its bulk buried, like an iceberg, within the hillside. “How can an underground house enable the penetration of daylight and views that are crucial for living?” Koolhaas said, neatly summarizing the project’s fundamental contradiction. “It meant that the section of the house was critical.”  Above ground, the house’s white concrete, infused with pulverized Carrera marble, has a lustrous finish that looks and feels like fine porcelain.

The bottom of the house sits at street level, where a discreet entryway presents all the heft and charm of a bunker’s blast door. Turning a key prompts the large metal slab to silently pivot inward, revealing three-and-a-half flights of stairs rising straight ahead. To the left, a room lined in warm okoume wood offers a place to store ski boots and jackets. Here, street shoes are traded for felt slippers to protect the home’s immaculate, glacier-white resin floors. Back in the hall the stairs rise in parallel to—never touching—a luminous wall covered in what resembles insulation foil. The aluminum paper wall covering calls to mind Andy Warhol’s legendary, foil wrapped Factory. Far ahead, at the stairwell’s summit, sunlight leaks through the underside of a cast-resin bath basin perched above the steps.

The white resin staircase rises alongside aluminum-paper-covered walls that call to mind Andy Warhol’s Silver Factory.

Climbing the staircase is akin to an Alpine climb in miniature: each level of the house delivers a corresponding vista. On the first floor, a plastic strip curtain divides the stairwell from a double-height sitting room. The tall space is framed by opposing blank walls that loom like sheer cliffs. The floor runs outward to a terrace and yard while the underside of an upper-floor terrace hovers overhead. A Marco Pettinari-designed “Bon Bon” coffee table—found by Koolhaas at auction—is a polychrome bombshell in the austere space. Inside and outside are divided by two broad panes of glass spanning the space’s full width. The turn of a hidden knob causes the bottom panel to slide smoothly upward, soon becoming flush with the upper pane. Looking out across the valley, the mountain ridgeline cuts its zigzag silhouette across the sky.

Behind the sitting room, translucent sliding doors and crimson velvet curtains complete a cylindrical volume that is subdivided by a cross-shaped wall: a pair of guest suites. The twin bedrooms combine the diminutive proportions of a monastic cell with the extravagant plush of faux fur walls. A pair of wood-lined bathrooms feature showers entered through six-foot-tall circular openings finished in brushed metal. The cylindrical figure of the guest rooms spills out into the stair hall, its convex arc reducing the stair’s width by half at its outermost point. The concrete protuberance quietly marks the threshold between the house’s public rooms and the private realm of the family upstairs.

The second level’s “Gemütlich space” is furnished with a square bed by Edra for lounging. Daylight filters from above through green fiberglass-reinforced resin panels on the floor above.

On the next landing, a pair of wooden boxes jut from the concrete wall; entering the second level reveals them to be the backsides of kitchen cabinets. At the lakeside end of the space, a wood-faced wall serves as the backdrop for a stainless steel kitchen with the cool polish of minimalist sculpture. Opposite, an oval Saarinen-designed “Tulip” dining table is positioned askew to a custom, wall-mounted bench, the table’s outer edge tracing an elliptical orbit through the center of the room. An antique “Suppenbrunzer”—a blown glass sphere containing a carved-wood dove—is suspended above the table, one of the Austrian-born father’s prized possessions. A wood wall-mounted bench runs along the wall. The low, concrete ceiling turns downward in a quarter-circle arc before giving way to a balcony overlooking the sitting room and the lake beyond.

The uphill side of the second floor expands vertically, a hulking beam running lengthwise overhead. To one side of the ceiling, structural glass plates support the translucent, pale-green grating of the floor above. On the other side, a long skylight opens onto the upper yard. The bare walls and glossy floor form a blank screen for the changing daylight: on a rainy afternoon the space takes on a soft, green tinge, creating the dreamy impression of swimming underwater. In one corner, a trapezoidal opening has been excised from the concrete wall, revealing a view into the sauna and adjacent shower. In the opposite corner, a short run of steps lead to a darkened corridor that tunnels deeper into the hillside. A ninety-degree turn at the end of the hall leads to a steep and narrow staircase, and, at the landing, a solid door.

Trapdoors rise to reveal the tub. Transparent flooring of green glass-fiber-reinforced resin panels allows light into the lower level. and massive windows pivot open to the outdoors.

Crossing the threshold, the space stretches spectacularly forward. Like stepping into a telescope, the house’s sawtooth roofline rises and falls along its length, rhythmically pushing one space into the next: bedroom to bathroom to living room to terrace. The space is startlingly Spartan: a Marcel Breuer-designed tubular steel writing desk and chair, and a freestanding mattress, are all that occupies the lofty sleeping area. A limited palette of materials unifies the expansive space, a contrast to the collage-like quality of the architect’s early work. “I’ve become increasingly skeptical of the compulsion to differentiate,” Koolhaas admitted. “I value reduction of the repertoire, but also the intensification of experience.” The architect has distilled the adjacent bathroom to a set of bare surfaces. The flip of a switch causes two glass floor hatches to open, revealing a bath and shower basin—submerged to preserve the view. Another wall-mounted switch opens the hatch to the main stairwell.

A lacquered curtain with an “oculus” passage by Petra Blaisse/Inside Outside divides the primary bedroom from the living top-level space.

Opposite the bathroom, a long glass wall pivots easily by hand, the several-ton assembly opening a portion of the house outward, fan-like, toward the lake. The mirror-finish glass reflects the landscape, seeming to extend the panorama. A sky-blue curtain by Dutch designer Petra Blaisse slips between the sleeping area and the living space; a circular “oculus” in the fabric adds another lens to the optical array. At the far end, a pair of mechanical platforms can rise from the floor to create a tea table, or sink to form a conversation pit. A broad glass panel slides up into the ceiling to give access to the terrace. This final space offers the most expansive view and, ironically, it is also the least complicated. Merely a platform, the architecture slips away in quiet deference to the landscape. Turning back inside, clerestory windows in the roof deliver unexpected glimpses of Alpine chalets nestled amidst trees.

A long glass wall weighing several tons pivots easily by hand, opening a portion of the house outward, fan-like, toward the lake.

Planning for this house began over a dinner seven years ago. No sooner had the client revealed he owned a microscopic, perhaps unbuildable, hillside plot near his hometown, Koolhaas proposed a project, intrigued by the challenge. It was a relief, the client recalls, from the megaprojects that have become standard fare for Koolhaas’s firm OMA, the Office for Metropolitan Architecture. Measured against Koolhaas’s considerable oeuvre, this comparatively small project—about 3000 square feet—undoubtedly ranks among the architect’s greatest investments of time-per-square-foot. Koolhaas presented his plans for the house in-person at the town hall. “The city architect hailed it as the most significant building in Zell since the church,” the client recalls. “St. Hippolytus was built in 1215.”

The project represents a different scale and pace of practice for an architect famous for dozens of big buildings in big cities, known even for defining the concept of “Bigness” itself in a 1995 essay. In the financial boom of the late 90s, clients approached Koolhaas to design grand residences. “Large scale is very difficult to capture in the formula of a house,” Koolhaas explained. “What attracted me to this project was the narrow and small site—it would be impossible to create a big house here. That condition liberated me to do a house again.”

The small looms large here. The house is full of enigmatic details, but consider just three indicative episodes: a cast-concrete bench on the house’s south facade, a folded-metal rain scupper, and a circular void cut into the eaves of the floating terrace. In contrast to the house’s sophisticated machinery—a familiar Koolhaasian trademark—these simple gestures register a new architectural regard for living in the natural world: a place to sit and rest, a path for rain to flow, and an opening for the sun to enter. The architect’s long-running research project on the rural culminated in his blockbuster exhibition “Countryside, The Future” at New York’s Guggenheim Museum in 2020, but its influence on Koolhaas’s architecture is only now coming into focus.


Phillip Denny, “Rem Koolhaas/OMA: Austrian House,” Architectural Digest (Cover Story, December 2023).

Photography: Pernille Loof and Thomas Loof
Styling: Marvin Unger

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