ᐅ Prefabricated House or Solid Construction – Looking for a Cost-Effective Solution

Hello everyone,

We are considering building a detached single-family house next year. We have already reserved a plot of land.

Since we currently own a prefab house (which I built as a shell construction in 1999), our initial focus was on another prefab house.

Because we want to limit the budget for the new house, we have about 180,000 euros available for a turnkey single-family house of approximately 120 sqm (1290 sq ft) on a slab foundation. The plot, additional costs, connection fees for water/electricity, earthworks, etc. are not included. For these, I estimate around 35,000–40,000 euros.

180,000 euros corresponds to 1,500 euros per sqm (139 sq ft) for a turnkey 120 sqm (1290 sq ft) house. In the forum, I’ve seen a rough estimate of 1,300–1,400 euros per sqm (139 sq ft) for turnkey execution.

By turnkey, I mean ready to move in — including wall and floor coverings etc., with standard finishes (no luxury options).

However, all offers from the current prefab manufacturers (at the showroom in Wuppertal) start at a minimum of 230,000 euros. We were even somewhat condescendingly laughed at when we mentioned our budget (e.g., at the company Fingerhaus).

Have prices risen that much, or are these companies just trying to overcharge us?

We haven’t received an offer yet from a builder of solid construction houses. But from what I see online, they seem to be somewhat cheaper.

What are your experiences? Is it unrealistic to build a ready-to-move-in house of about 120 sqm (1290 sq ft) on a slab foundation, meeting a good KfW standard (70 or better 55), for 180,000 euros?

Regards,
Frenzi

Hello,

Frenzi schrieb:

We are possibly planning to build a detached single-family house next year.
We have already reserved a plot of land.

Frenzi schrieb:

€180,000 corresponds to €1,500/sqm (sq. meter) for a turnkey house of 120sqm (1290 sq. ft.).
In the forum, I have read something about €1,300 - 1,400 as a guideline for turnkey completion.

Since you mention W’thal, I assume you want to build in that area (every region [including within NRW] has different prices).

A small detached single-family house in the "turnkey" version costs roughly €185,000; if the attic is later intended for use (depending on the development plan), it’s closer to €200,000. This means you can’t rely on your figures! Square meter prices should always be considered only as rough estimates. Generally, the larger the house, the more the price per sqm decreases.

If you factor in your additional construction costs, keep in mind that landscaping and extras like buffers are not included: ack

Frenzi schrieb:

By turnkey, I understand ready to move in, including wall and floor coverings etc. with standard finishes (no luxury version).

In the industry, "turnkey" usually means _without_ painting and _without_ floor coverings; often only the entrance area + bathrooms are covered by the shell and core package. What you mean is closer to "painted and move-in ready."

Frenzi schrieb:

But all offers from the current prefab house manufacturers (showroom Wuppertal) are at least €230,000. We were even somewhat arrogantly laughed at when we mentioned our price expectations (e.g., at the company Fingerhaus).

Every provider only looks at what their salespeople say, not behind the scenes. Meaning, there are good salespeople and ones like you describe.

Frenzi schrieb:

Have prices risen that much now, or are these companies trying to rip us off?

I have asked myself this more than once, where this premature assumption comes from that everyone wants to rip off the “poor” homebuyer. If you approach a salesperson with that mindset, it’s not surprising you have the experiences you described. The fact is that material and labor costs have risen significantly in recent years.

Frenzi schrieb:

What are your experiences? Is it unrealistic to build a ready-to-move-in house in a good KfW standard (70 or better 55) with about 120sqm (1290 sq. ft.) on a slab for €180,000?

There is no longer a KfW 70 standard, building to KfW 55 with your budget is out of the question; your target budget of €180,000 is also unrealistic… even in the “turnkey” version. Painting and floor coverings are not rocket science now and can be done well by yourself or as DIY, provided you don’t have two left hands. It just takes a little longer, which shouldn’t be a problem.

Best regards, Bauexperte

Hello building expert,

you really tore apart my post and shared your opinion about my words. Thanks! But you didn’t exactly help me with that...

The KfW 70 standard definitely still exists. It’s just that since April 1, 2016, it is no longer subsidized by KfW. "Rip-off" was not a statement or assumption, but a question from me. You are putting words in my mouth by suggesting I’m accusing someone of a rip-off. That is not the case.

Yes, I can and will do the painting and wall coverings myself. But I want to compare apples to apples. That’s why I chose the standard "ready to move in."

To get back to my question:

So in your opinion, is it not possible to build a detached single-family house on a slab foundation, ready to move in, for that amount? Exterior landscaping and things like a garage are not included. I’m only talking about the house itself.

When I search online, I do find offers from solid construction companies that at least provide that:

Example for a 132 m² (1,420 sq ft) house

Ok, this example certainly does not meet the KfW 55 standard, but it is miles away (about €50,000) below the offers from prefabricated house manufacturers. I haven’t compared the quality and features (turnkey?) in detail either. But it does make me think...

Best regards
Frenzi

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Thank you very much!
Building expert

Hello,

Frenzi schrieb:

There definitely still is a KfW 70 standard. It just hasn’t been supported by KfW funding since 1 April 2016.

There is no longer a KfW 70 standard. Builders who submitted their planning application by 31 December 2015 could still apply for funding until the end of March this year. Until the end of March 2016, funding was still available for the former KfW 70 and the Energy Saving Ordinance 2016 for construction applications from 1 January 2016; from 1 April 2016 there were changed funding conditions for KfW 55, 40, 40+ and Passive House standards—no more than that.

Frenzi schrieb:

"Rip-off" was not a statement or assumption but a question from me. You are putting words in my mouth by suggesting that I’m accusing someone of ripping off. That’s not the case.

I am not putting words in your mouth; you offered two alternatives in your first post. If you don’t want anyone—in this case me—to take what you say literally, you should, in my opinion, phrase it differently.

Frenzi schrieb:

Yes, I can and will do the painting and wall coverings myself. But I want to compare apples to apples. That’s why I chose the standard “ready to move in.”

Then it’s better to compare “turnkey” with “turnkey”; most providers (including the one in your example) have that as their standard.

Frenzi schrieb:

So, in your opinion, is it not possible to build a detached single-family house on a slab foundation, ready to move in, for that amount? Landscaping and things like a garage are not included. I am only talking about the house itself.

No. Only with solid construction and that, in my view, is misleading because you still have to pay for all the necessary materials and may need professional help. If it were different, I would have answered differently.

Frenzi schrieb:

When I search online, I do find offers from solid construction companies that at least suggest this:

Example of a 132sqm house

Okay, this example does not exactly meet the KfW 55 standard, but it’s miles (about €50,000) below the offer of the prefabricated house manufacturers. And I haven’t compared quality or fittings (turnkey?) in detail. But it does make me think...

First of all, this is a provider who states they operate in Berlin, Brandenburg, Saxony-Anhalt, and Saxony. Prices there are (still) lower than here; you want to build in NRW? Where exactly?

Then it makes little sense to evaluate an offer if the specifications are unknown. But looking at what is supposed to be included in the offer price:

• Custom planning based on client’s wishes
• Built according to Energy Saving Ordinance 2016
• Free floor plan modifications
• 132 sqm (1420 sq ft) of living and usable space
• External dimensions: 9.38 x 8.88 m (30.8 x 29.1 ft)
• Gable roof with 45° pitch
• Gable dormer
• Clay roof tiles with thin glaze in various colors
• Knee wall (Drempel) 1.00 m (3.3 ft)
• Architect services and building permit application
• Groundworks, slab foundation & frost protection edge
• Exterior masonry 36.5 cm (14.4 inches) thermal brick, monolithic construction without external insulation system
• Interior walls on ground floor masonry, upper floor drywall frame construction
• Heat pump + underfloor heating
• Energy-efficient windows, color: white
• Front door with WK2 security locking system, color: white
• Roller shutters on ground and upper floors
• Natural stone window sills: granite outside, marble inside
• Solid wood staircase, beech or similar, treated finish
• Tiles: bathroom & WC
• Walk-in shower & ergonomically shaped bathtub
• Frost-proof outdoor water tap
• Colored exterior plaster, painted
• Continuous base plaster

*Promotional price [B]€158,990[/B]
(turnkey, excluding painting and floor covering work)
Prices include 19% VAT! House image shows special features!


Then I naturally wonder why not every builder builds *only* with this provider?

Again – you will not be able to build a single-family house in NRW as you wish with your budget; perhaps with some luck in the Münsterland region, but not a KfW 55 energy efficiency house. The only alternative is to consider self-build shell packages. But then you still have to buy materials yourself and possibly require professional support. It goes without saying that you should be skilled in almost all trades.

PS: Since I had to remove the link, the image for the offer is attached below.

*Source and image: EWA Hausbau

Regards, Bauexperte

Let me add something, building expert:

So you really believe that you alone can compare apples to apples. Well, I’ll quote my old mentor: there are 17 different trades involved in construction. And we’re only talking about a 1000-Mark note. As a layperson, you want to oversee all 17 trades?

Let’s take building expert’s list: energy-efficient windows. What exactly does that mean? Many already fail the Uw value because they compare it with the Ug value. And I haven’t even started on the frame yet, whether it’s version A or B. Or interior doors. Yes, they’re supposed to be white. There are solid wood doors, hollow core, panel doors, and so on. They’re all white and look similar. Price difference for a “normal” room door: 300 Marks per door!

Electrical fittings: high quality, the absolute highlight.
Sanitary fittings: branded products.

Excavation work: probably not fully included unless he’s crazy, and definitely with reservations.

to be continued....

All right,

Thank you!

Best regards from Westphalia
Frenzi