Since I plan to build next year or at the latest the year after, I am now starting to look more closely into the topic of house construction and hope to get some suggestions or answers to my questions.
The plot (2400 sqm (about 26,000 sq ft)) is already available, approximately 40 km (25 miles) south of Hamburg. I am not allowed to build a two-story house; otherwise, everything is allowed.
Basically, I want two things: unusual architecture and a very spacious, open design.
- Point 1 is very important to me. I want to stand in front of my house and be impressed by it every day. It should definitely not be a standard design. I have many pictures of houses from magazines and the internet that I like, but I never know what such houses cost or how large they need to be at minimum to realize them. I do not yet know exactly what I want.
- Point 2: I expect a lot of criticism or comments that it is too large, but I am planning about 400-500 sqm (4300-5400 sq ft) of living space. I currently live alone in 190 sqm (2045 sq ft) and do not consider that too large.
Rough idea:
Ground floor: 100 sqm (1075 sq ft) living room as the heart of the house, with ceiling height over two floors. Kitchen 40 sqm (430 sq ft), dining room 30 sqm (320 sq ft), bathroom 15 sqm (160 sq ft), guest room 20 sqm (215 sq ft), utility room 30 sqm (320 sq ft), office 25 sqm (270 sq ft).
First floor: Bedroom 35 sqm (375 sq ft), bathroom 30 sqm (320 sq ft), walk-in closet 30 sqm (320 sq ft), small office 15 sqm (160 sq ft) (all en suite).
Three children’s rooms each 30 sqm (320 sq ft), full bathroom 20 sqm (215 sq ft).
Currently, the area distribution between the ground and first floor does not quite fit yet, but these are just my initial ideas without having spoken to an architect.
Unfortunately, it is quite difficult to find information online about projects of this size—prices, floor plans, pictures, etc.
What is the best way to proceed now? I have two architects nearby who have built quite unusual reference projects that I like and plan to schedule appointments with them soon. Does anyone have recommendations for architects in Hamburg and the surrounding area who could realize such a project? An architect who typically works with more traditional single-family houses is probably not the right contact. Where can I find an architect suitable for my building project?
All trades will be contracted separately. Would the architect also handle the tendering, negotiation, and acceptance, or should I hire a second person for this?
How much time should I plan for the entire project? Three to six months for planning and then another six months for construction, or is that too long or too short?
And now perhaps the most difficult question: What kind of budget should I expect? The house fully move-in ready—meaning kitchen, flooring, painting, lighting for all rooms, incidental construction costs, but excluding garage, furniture, and landscaping, which will be extra. Of course, this question is very general. You can spend $5,000 on a kitchen or $200,000. It should be very high-end quality but no golden faucets needed. Can I expect to manage with around one million euros?
I appreciate any suggestions or experiences; feel free to contact me via PM as well.
The plot (2400 sqm (about 26,000 sq ft)) is already available, approximately 40 km (25 miles) south of Hamburg. I am not allowed to build a two-story house; otherwise, everything is allowed.
Basically, I want two things: unusual architecture and a very spacious, open design.
- Point 1 is very important to me. I want to stand in front of my house and be impressed by it every day. It should definitely not be a standard design. I have many pictures of houses from magazines and the internet that I like, but I never know what such houses cost or how large they need to be at minimum to realize them. I do not yet know exactly what I want.
- Point 2: I expect a lot of criticism or comments that it is too large, but I am planning about 400-500 sqm (4300-5400 sq ft) of living space. I currently live alone in 190 sqm (2045 sq ft) and do not consider that too large.
Rough idea:
Ground floor: 100 sqm (1075 sq ft) living room as the heart of the house, with ceiling height over two floors. Kitchen 40 sqm (430 sq ft), dining room 30 sqm (320 sq ft), bathroom 15 sqm (160 sq ft), guest room 20 sqm (215 sq ft), utility room 30 sqm (320 sq ft), office 25 sqm (270 sq ft).
First floor: Bedroom 35 sqm (375 sq ft), bathroom 30 sqm (320 sq ft), walk-in closet 30 sqm (320 sq ft), small office 15 sqm (160 sq ft) (all en suite).
Three children’s rooms each 30 sqm (320 sq ft), full bathroom 20 sqm (215 sq ft).
Currently, the area distribution between the ground and first floor does not quite fit yet, but these are just my initial ideas without having spoken to an architect.
Unfortunately, it is quite difficult to find information online about projects of this size—prices, floor plans, pictures, etc.
What is the best way to proceed now? I have two architects nearby who have built quite unusual reference projects that I like and plan to schedule appointments with them soon. Does anyone have recommendations for architects in Hamburg and the surrounding area who could realize such a project? An architect who typically works with more traditional single-family houses is probably not the right contact. Where can I find an architect suitable for my building project?
All trades will be contracted separately. Would the architect also handle the tendering, negotiation, and acceptance, or should I hire a second person for this?
How much time should I plan for the entire project? Three to six months for planning and then another six months for construction, or is that too long or too short?
And now perhaps the most difficult question: What kind of budget should I expect? The house fully move-in ready—meaning kitchen, flooring, painting, lighting for all rooms, incidental construction costs, but excluding garage, furniture, and landscaping, which will be extra. Of course, this question is very general. You can spend $5,000 on a kitchen or $200,000. It should be very high-end quality but no golden faucets needed. Can I expect to manage with around one million euros?
I appreciate any suggestions or experiences; feel free to contact me via PM as well.
Peanuts74 schrieb:
It almost feels like being at the tax advisor's office. And yet he just wants to build a house.
Back to the topic, after the financial matters were settled, @Steffen80 wanted to give it some thought.
Since most people have not built in this size range, the original poster should probably follow the advice to consult an architect for a luxury single-family house. There was also a thread about extras that homeowners here have treated themselves to. With this budget, some of those ideas should be feasible:
https://www.hausbau-forum.de/threads/plaudern-was-habt-ihr-euch-beim-Haus-gegoennt-worauf-verzichtet.11606/
For the large budget, I recommend page 24.
Since most people have not built in this size range, the original poster should probably follow the advice to consult an architect for a luxury single-family house. There was also a thread about extras that homeowners here have treated themselves to. With this budget, some of those ideas should be feasible:
https://www.hausbau-forum.de/threads/plaudern-was-habt-ihr-euch-beim-Haus-gegoennt-worauf-verzichtet.11606/
For the large budget, I recommend page 24.
S
Steffen8021 Apr 2016 15:51I already mentioned this… my first post on the topic was meant as a "joke" only.
Since this construction project is very, very different from my completely normal house build, I obviously cannot and do not want to comment on it. However, I also think the advice about consulting an architect for a suitable single-family home is very good.
Otherwise, just one more thought: Unless you have a few million more saved up, I would seriously consider financing part of it through a loan. As a big fan of using own equity, I see this as an exception. Having a lot of liquidity can actually help you sleep better even with a larger loan, and with ample liquidity you can respond well to certain market situations. Keyword: concentration risk. We currently have over 150,000 (150k) leftover, which we are not putting into the house or early repayment. Who knows what that might be good for later. At the next crash (and one is overdue), I would invest a significant part of that into the stock market. Also, from a tax perspective, a loan amount over 1 million or more should already become interesting. You have to find a way to make the property "commercially usable" in some way.
Of course, these are all considerations that are not relevant for the "normal" house builder. I count myself among them. After intensive discussions with my tax advisor, I decided on full private financing, even though an office will be included in the house. In our case, the balance between “noticeable taxes” and “potential tax risks” in a later sale and removal from the company would not have been favorable. It always depends on the individual case.
Regards, Steffen
Since this construction project is very, very different from my completely normal house build, I obviously cannot and do not want to comment on it. However, I also think the advice about consulting an architect for a suitable single-family home is very good.
Otherwise, just one more thought: Unless you have a few million more saved up, I would seriously consider financing part of it through a loan. As a big fan of using own equity, I see this as an exception. Having a lot of liquidity can actually help you sleep better even with a larger loan, and with ample liquidity you can respond well to certain market situations. Keyword: concentration risk. We currently have over 150,000 (150k) leftover, which we are not putting into the house or early repayment. Who knows what that might be good for later. At the next crash (and one is overdue), I would invest a significant part of that into the stock market. Also, from a tax perspective, a loan amount over 1 million or more should already become interesting. You have to find a way to make the property "commercially usable" in some way.
Of course, these are all considerations that are not relevant for the "normal" house builder. I count myself among them. After intensive discussions with my tax advisor, I decided on full private financing, even though an office will be included in the house. In our case, the balance between “noticeable taxes” and “potential tax risks” in a later sale and removal from the company would not have been favorable. It always depends on the individual case.
Regards, Steffen
B
Bieber081521 Apr 2016 19:58Steffen80 schrieb:
Why pay so much in taxes? His average tax rate should be just under 41.x %. The tax assessment says otherwise. What is still missing to reach 41 %?
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Steffen8021 Apr 2016 20:37Bieber0815 schrieb:
The tax assessment notice indicates something different. What else is missing to reach 41%?Trade tax. Take a look at Wikipedia’s splitting chart. It shows this quite clearly.
Umbau-Susi21 Apr 2016 20:48Dear OP, maybe try googling "Ottmar Stadermann" Hausen.
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