Hello everyone
Here are some details about our house construction project.
Development plan/restrictions
Plot size: 591 sqm (6359 sq ft)
Slope: Yes, slight, about 1-1.5 m (3-5 ft) within the building area
Floor area: 150-160 sqm (1615-1722 sq ft)
Building envelope: approx. 13 x 19 m (43 x 62 ft)
Basement: Yes
Granny flat: Yes (approx. 50 sqm / 538 sq ft)
Number of floors: 2 full floors or knee wall minimum 160 cm (63 inches)
Roof type: Gable roof (approx. 15-25°)
Architectural style: not specified
Orientation: Eaves-side (ridge runs southeast/northwest)
Additional requirements:
Number of people and ages: Currently 2 people + 2 planned children
Room needs:
Ground floor: living/dining room, kitchen, entrance area, shower bath, guest room/office
Upper floor: 2 children’s rooms, large bathroom, master bedroom - attic
Office use: file storage and guest sleeping
Guests per year: approx. 10-20
Open or closed architecture: open
Conservative or modern construction: modern
Semi-closed kitchen: with sliding door to close
Number of dining seats: 8
Fireplace: yes
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: yes, both
Personal budget limit for plot, house, and basement including fittings, additional building costs, and materials for DIY work (everything included): 450,000 €
We have currently held discussions with four prefab house manufacturers and are now waiting for their offers. However, a few questions arose when we roughly communicated some concerns from these manufacturers.
One of the main questions we have now is whether to build with a prefab house manufacturer or a conventional (solid) house builder/developer.
The next question is whether it makes sense, given the current interest rates, to pay extra for technology and insulation for a KfW55 house standard. (Clearly, with prefab houses this question hardly arises, but since prefab prices are currently increasing sharply, we wonder whether a conventional solid build without extensive KfW requirements might be cheaper or more efficient.)
Resulting from this is the question of technology, meaning heating, ventilation, etc.
Would it be sufficient to use a gas condensing boiler and solar panels without a ventilation system (manually opening windows is also an option), or is a heat pump (air-to-water) plus controlled ventilation and maybe photovoltaics better?
Everyone seems to say something different. One says you can’t achieve KfW55 without an air-to-water heat pump. Another says it’s possible even with gas because they have the best insulation on the market.
Another suggests adding photovoltaics with ventilation and an air-to-water heat pump... all in all, we’re quite confused about what really makes sense.
As mentioned, we will also talk to developers who build traditionally, brick by brick, and possibly consult an architect to see what results from that.
I will upload some floor plan sketches we made ourselves in the next few days, although honestly the basic questions about construction method and technology are more important to me.
Regards from Baden-Württemberg
Here are some details about our house construction project.
Development plan/restrictions
Plot size: 591 sqm (6359 sq ft)
Slope: Yes, slight, about 1-1.5 m (3-5 ft) within the building area
Floor area: 150-160 sqm (1615-1722 sq ft)
Building envelope: approx. 13 x 19 m (43 x 62 ft)
Basement: Yes
Granny flat: Yes (approx. 50 sqm / 538 sq ft)
Number of floors: 2 full floors or knee wall minimum 160 cm (63 inches)
Roof type: Gable roof (approx. 15-25°)
Architectural style: not specified
Orientation: Eaves-side (ridge runs southeast/northwest)
Additional requirements:
Number of people and ages: Currently 2 people + 2 planned children
Room needs:
Ground floor: living/dining room, kitchen, entrance area, shower bath, guest room/office
Upper floor: 2 children’s rooms, large bathroom, master bedroom - attic
Office use: file storage and guest sleeping
Guests per year: approx. 10-20
Open or closed architecture: open
Conservative or modern construction: modern
Semi-closed kitchen: with sliding door to close
Number of dining seats: 8
Fireplace: yes
Music/sound system wall: no
Balcony, roof terrace: no
Garage, carport: yes, both
Personal budget limit for plot, house, and basement including fittings, additional building costs, and materials for DIY work (everything included): 450,000 €
We have currently held discussions with four prefab house manufacturers and are now waiting for their offers. However, a few questions arose when we roughly communicated some concerns from these manufacturers.
One of the main questions we have now is whether to build with a prefab house manufacturer or a conventional (solid) house builder/developer.
The next question is whether it makes sense, given the current interest rates, to pay extra for technology and insulation for a KfW55 house standard. (Clearly, with prefab houses this question hardly arises, but since prefab prices are currently increasing sharply, we wonder whether a conventional solid build without extensive KfW requirements might be cheaper or more efficient.)
Resulting from this is the question of technology, meaning heating, ventilation, etc.
Would it be sufficient to use a gas condensing boiler and solar panels without a ventilation system (manually opening windows is also an option), or is a heat pump (air-to-water) plus controlled ventilation and maybe photovoltaics better?
Everyone seems to say something different. One says you can’t achieve KfW55 without an air-to-water heat pump. Another says it’s possible even with gas because they have the best insulation on the market.
Another suggests adding photovoltaics with ventilation and an air-to-water heat pump... all in all, we’re quite confused about what really makes sense.
As mentioned, we will also talk to developers who build traditionally, brick by brick, and possibly consult an architect to see what results from that.
I will upload some floor plan sketches we made ourselves in the next few days, although honestly the basic questions about construction method and technology are more important to me.
Regards from Baden-Württemberg
Pritscher schrieb:
Plot around 95,000 thousand euros
All in all, 450 thousand euros, so after deducting additional construction costs, etc., about 250-270 thousand euros remain just for the house, and I think that should be enough....
Possibly, the granny flat could be finished later and initially used as a music room or something like that. The connections should be prepared accordingly.
That’s why I asked initially about solid construction and so on, because prefab house manufacturers seem to charge a lot at the moment. As I said, we are waiting for the offers and the discussions with the general contractors.But not for 150-160 sqm (approximately 1,600-1,700 sq ft) including basement and garage.
Here are our costs in North Rhine-Westphalia: 160 sqm (1,722 sq ft), KfW 40 standard, air-to-water heat pump, underfloor heating, controlled residential ventilation with heat recovery, no basement, 2 bathrooms, some smart home features and other extras for around 300,000 euros, move-in ready. We will still handle the flooring, doors, and tiles ourselves or have them installed, so we can save a bit there.
The plot is 630 sqm (6,781 sq ft) for 100,000 euros, plus 50,000 euros in additional construction-related costs. This brings the total to about 450,000 euros, but without a basement.
Just for comparison.
This prefabricated house provider is more in the upper price range.
The plot is 630 sqm (6,781 sq ft) for 100,000 euros, plus 50,000 euros in additional construction-related costs. This brings the total to about 450,000 euros, but without a basement.
Just for comparison.
This prefabricated house provider is more in the upper price range.
P
Pritscher2 Feb 2016 13:27What would be an appropriate budget for this project with prefab house manufacturers? The specifications can be slightly above standard.
B
Bauexperte2 Feb 2016 13:28Hello,
So the granny flat should be located in the basement. I would estimate the costs roughly as follows for solid construction:
Plot: 95 thousand euros
Single-family house 160 sqm (1,720 sq ft), built according to the energy saving regulations: 270 thousand euros
Usable basement: 50 thousand euros
Basement finishing for granny flat: 25 thousand euros**
Carport and prefab garage 3.00 x 6.00 m (10 x 20 ft): 12 thousand euros
Ancillary construction costs: 40 thousand euros
Painting/floor coverings in living areas: 20 thousand euros
Exterior works in living areas: 10 thousand euros (only essentials)
Reserves for extras: 10 thousand euros
**If the finishing is *only* to be prepared, you can calculate about 12 thousand euros (basement insulation, floor height adjustment, and utilities)
All in all, approx. 532 thousand euros
Serious prefab house providers do not charge excessive prices; the production process and marketing costs (many have show homes) justify the price. Labor and materials have to be paid.
As you can see from my estimate, you will not meet your desired budget with solid construction either; that amount of living area is simply not realistic. A piece of house always has a price “x,” no getting around that.
Regards, Bauexperte
Pritscher schrieb:
Plot size: 591 sqm (6,360 sq ft)
Slope: Yes, slight, about 1–1.5 m (3–5 ft) within the building envelope
Floor area: 150–160 sqm (1,615–1,720 sq ft)
Building envelope: approx. 13 x 19 m (43 x 62 ft)
Basement: Yes
Granny flat: Yes (approx. 50 sqm / 540 sq ft)
Number of floors: 2 full floors or knee wall minimum 160 cm (63 inches)
Roof type: Gable roof (approx. 15–25°)
Architectural style: not specified
Orientation: eaves side facing
Plot approx. 95,000 thousand euros
All in all, that would be 450 thousand euros left after deducting ancillary construction costs, etc., so about 250–270 thousand euros available solely for the house, which I think should be enough….
If necessary, the granny flat could be finished later and initially used as a music room or similar. The connections should just be prepared accordingly.
So the granny flat should be located in the basement. I would estimate the costs roughly as follows for solid construction:
Plot: 95 thousand euros
Single-family house 160 sqm (1,720 sq ft), built according to the energy saving regulations: 270 thousand euros
Usable basement: 50 thousand euros
Basement finishing for granny flat: 25 thousand euros**
Carport and prefab garage 3.00 x 6.00 m (10 x 20 ft): 12 thousand euros
Ancillary construction costs: 40 thousand euros
Painting/floor coverings in living areas: 20 thousand euros
Exterior works in living areas: 10 thousand euros (only essentials)
Reserves for extras: 10 thousand euros
**If the finishing is *only* to be prepared, you can calculate about 12 thousand euros (basement insulation, floor height adjustment, and utilities)
All in all, approx. 532 thousand euros
Pritscher schrieb:
That’s why my initial questions were about solid construction and such, as prefab house manufacturers apparently are charging a fortune at the moment. As I said, we are waiting for the quotes and discussions with the general contractors.
Serious prefab house providers do not charge excessive prices; the production process and marketing costs (many have show homes) justify the price. Labor and materials have to be paid.
As you can see from my estimate, you will not meet your desired budget with solid construction either; that amount of living area is simply not realistic. A piece of house always has a price “x,” no getting around that.
Regards, Bauexperte
P
Pritscher2 Feb 2016 13:31ONeill schrieb:
Here are our costs in NRW: 160 sqm (1722 sq ft), KfW 40, air-to-water heat pump, underfloor heating, controlled indoor ventilation with heat recovery, no basement, 2 bathrooms, some smart home features and other extras for around 300,000, move-in ready. We still plan to do the floors and doors ourselves or have the tiling done, so we will save a bit there.
Plot 630 sqm (6785 sq ft) for 100,000, 50,000 construction additional costs. So overall about 450,000 euros, but without a basement.
Just for comparison.
This prefabricated house provider is more on the higher end.
Yes, that matches my impression. As I said, one prefabricated house manufacturer also offered us 150-160 sqm (1615-1722 sq ft) without a basement, and we ended up around 412,000 euros.
For us, a basement definitely makes sense because due to the sloping site we need retaining walls anyway, so the additional cost for the basement is not that much more, but you get the extra living space.
P
Pritscher2 Feb 2016 13:35Bauexperte schrieb:
Hello,
So, the granny flat is planned for the basement. I would estimate the costs for a solid construction roughly as follows:
Land: 95,000 EUR
Single-family house 160 sqm (square meters), built according to the Energy Saving Ordinance: 270,000 EUR
Utility basement: 50,000 EUR
Basement finishing for granny flat: 25,000 EUR**
Carport and prefabricated garage 3.00 x 6.00 m (10 x 20 feet): 12,000 EUR
Additional construction costs: 40,000 EUR
Painting and flooring included in other costs: 20,000 EUR
Outdoor facilities included in other costs: 10,000 EUR (only essentials)
Reserves for extras: 10,000 EUR
**If the finishing is to be _only_ prepared, you can budget about 12,000 EUR (basement insulation, floor height increase, and piping)
All in all, approximately 532,000 EUR
Reputable prefab house providers don’t overcharge; production methods and advertising costs (many have show homes) justify this price. People and materials need to be paid.
As you can see from my estimate, even with solid construction you won’t meet your desired budget; so much included in other costs isn’t realistic. A house always comes at a price “x,” no way around it.
Regards, BauexperteThanks for the cost breakdown, that already gives me an idea that we might skip the granny flat and just go with around 140 sqm (square meters).
But why did you estimate 25,000 EUR for finishing the granny flat? It shouldn’t cost that much. The basement insulation is included in the basement price.
Also, on the 50 sqm (square meters), we only want laminate flooring and a bathroom of about 6–8 sqm (65–85 sq ft), plus a small kitchen unit that should cost max 1,000–2,000 EUR.
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