ᐅ Overview of Cost-Effective Building Styles

Thank you very much for the initial feedback!

I was indeed not aware that flat roofs tend to be more expensive compared to pitched roofs.

A semi-detached house is not an option for us; firstly, only detached single-family homes are allowed in our building area, and secondly, we want a detached house without a neighbor’s terrace directly next to ours. We currently live in a multi-generational house, and that is precisely the reason we want to move away...

The plots we are considering all have only a slight slope, so we will probably forgo a basement and instead plan a large double garage including a garden shed.

How do you assess the feasibility based on our budget?

Budget: 30,000 EUR (about 33,000 USD) equity + 300,000 EUR (about 330,000 USD) loan = 330,000 EUR (about 363,000 USD)
1.) Land including additional costs approx. 93,000 EUR (about 102,000 USD)
2.) Additional construction costs 25,000 EUR (about 28,000 USD)
3.) Development costs 7,000 EUR (about 7,700 USD)

That would leave 205,000 EUR (about 226,000 USD) for the actual building costs. We understand that with this budget we will need to do a lot of the work ourselves and that some elements, such as the landscaping, will have to be done step by step. We are planning 1.5 to 2 full floors with about 150 square meters (1,615 square feet) of living space plus a double garage.

Best regards

alex280

Hello Alex,

I hate being the bad guy all the time...

alex280 schrieb:

How do you assess the feasibility based on our budget?

Budget €30,000 equity + €300,000 loan = €330,000
1.) Plot including additional costs approx. €93,000
2.) Incidental construction costs €25,000
3.) Development costs €7,000

That would leave €205,000 for the actual house construction costs. We understand that with this budget we’ll need to do a lot of the work ourselves and tackle some things like the outdoor area gradually. We plan 1.5 to 2 full floors with about 150 m² (1,615 sq ft) of living space plus a double garage.

Here’s a more realistic view:

Plot including additional costs: €93,000
Incidental construction costs: €40,000

Budget for new construction: €197,000 all in!

I fully understand the desire for your own home; public opinion—including polling agencies—also supports this goal. But with €197,000 you won’t manage to build a detached single-family house as a new build. Assuming you face higher foundation costs—which are not uncommon, even on a smaller scale—you will at least need earthworks for import/export of soil. Then you may own a plot, but you will no longer have the funds to build a single-family house!

Doing electrical work yourself always sounds easy. I’m not talking about painting, flooring, or landscaping, which most of the time are handled by the homeowner—you need time and knowledge to do electrical work. Materials don’t come for free either; even with contacts at building material suppliers, depending on the trade, you will end up with a significant amount. Some trades also require approval from a certified master craftsman.

You also have—perhaps out of lack of experience—costly wishes. The double garage alone—as a prefabricated garage—will cost around €12,500 including the necessary strip foundations from your existing budget. Building it out of masonry is not even worth considering unless you get the materials very cheaply and can actually do the electrical installation yourself. For completeness: a single-family house of this size in Bavaria is likely to cost about €240,000, turnkey—that is, excluding painting and flooring and plus additional incidental construction costs.

Your dream home might come true if you consider a single-family house of about 110 to 120 m² (1,184 to 1,292 sq ft). But then nothing should be hidden underground, or the contract must not contain any pitfalls.

Therefore, I think it would be more sensible to start looking for existing properties. Your budget may not get you the newest build, but—with guidance from an expert—you might find a new home where you can gradually carry out necessary work. You could cover or at least save for these costs over time from ongoing income (for example, for a new heating system or roof covering).

Best regards,
Bauexperte

I want to take some of the burden off Martina and unfortunately have to say: she is right.

I don’t think (especially not in Bavaria) that you will be realistically satisfied with the construction costs mentioned. Too much house for too little money.

I will now discuss our project with the local construction company that built our multi-generational house six years ago. If we don’t find a viable solution there, we can still consider prefabricated house suppliers, right?

What do you think?

Bauexperte schrieb:
I hate being the scapegoat all the time...

I believe that with these expectations and the budget, the answer from the homeowners would have been enough. The gap between what is desired and the budget is simply too large.

If 300,000 EUR (approximately 320,000 USD) is the maximum loan, that also means there probably isn’t much left monthly, unless there are significant upcoming salary increases. That would also mean the exterior landscaping will take a very long time to complete.

As a homeowner, I would find it frustrating to not be able to finish the landscaping for years due to lack of funds, with garden furniture sitting on gravel, and weeds growing everywhere. And as a neighbor, you probably wouldn’t exactly gain popularity if weeds are spreading all over the place.

And the prefabricated house provider is supposed to be significantly cheaper than the local home builder? I hardly believe that, unless you are willing to make considerable compromises on quality and comfort. But even a traditional masonry builder can deliver that.

I also don’t think you can get a prefabricated house of this size for 200,000 (currency). At least not reasonably finished.