ᐅ Single-family house on a sloped site, basement partially used as living and utility space – expensive shell construction?
Created on: 30 Aug 2016 11:32
K
Kaspatoo
Hi,
we already have a plot of land, which is on a slope that can be evened out by exactly one floor height.
Therefore, there will be a basement, with half of it containing two living rooms (above ground with windows and a door to the garden) and the other half having two cellar rooms (with two light wells).
The floor plan exterior dimensions are 8.60m x 9.60m (28.2 ft x 31.5 ft).
The above-ground part will be fully brick-faced, with a 45° (45°) gable roof and a dormer.
The building will meet KfW55 energy standards and will include a ventilation system.
In total, this results in about 170m² (1,829 sq ft) of usable and living space.
The street runs above / uphill from the property.
We have been in talks with two builders and have developed plans so far at no cost to us.
Both have offered a turnkey price of approximately €275,000.
For both, the shell construction is estimated to cost around €191,000.
I find that excessive. That is almost 70% of the total price. Online, I often read that the shell construction usually accounts for about 45% of the total cost.
Earlier, I was often told that a basement is very expensive, around €50,000, or even €60,000 in some cases. Others mention €25,000.
Okay, the basement living rooms have underfloor heating, windows, and a separate external door, which costs about €2,500. Also, one more course of bricks is used in the basement to achieve a clear ceiling height above 2.40m (7.9 ft).
But €190,000...
Or am I just on the wrong track here?
we already have a plot of land, which is on a slope that can be evened out by exactly one floor height.
Therefore, there will be a basement, with half of it containing two living rooms (above ground with windows and a door to the garden) and the other half having two cellar rooms (with two light wells).
The floor plan exterior dimensions are 8.60m x 9.60m (28.2 ft x 31.5 ft).
The above-ground part will be fully brick-faced, with a 45° (45°) gable roof and a dormer.
The building will meet KfW55 energy standards and will include a ventilation system.
In total, this results in about 170m² (1,829 sq ft) of usable and living space.
The street runs above / uphill from the property.
We have been in talks with two builders and have developed plans so far at no cost to us.
Both have offered a turnkey price of approximately €275,000.
For both, the shell construction is estimated to cost around €191,000.
I find that excessive. That is almost 70% of the total price. Online, I often read that the shell construction usually accounts for about 45% of the total cost.
Earlier, I was often told that a basement is very expensive, around €50,000, or even €60,000 in some cases. Others mention €25,000.
Okay, the basement living rooms have underfloor heating, windows, and a separate external door, which costs about €2,500. Also, one more course of bricks is used in the basement to achieve a clear ceiling height above 2.40m (7.9 ft).
But €190,000...
Or am I just on the wrong track here?
I recalculated. The turnkey painting offer was 275,000. All interior trades were listed together at 75,000€. That means the shell construction alone actually costs 200,000€.
Now, I’m talking about the shell construction.
If we leave the basement unfinished (no electrical work, etc.), that costs 40,000–50,000€.
The rest of the shell construction for a 1.5-story brick-veneered house still costs 150,000€. (The brick portion is about 15,000€, including the above-ground part of the basement).
Assuming I skip the basement, then the shell for an 8.5m (28 feet) x 9.6m (31.5 feet) footprint is twice as expensive as the interior finishing.
Am I mistaken? Something doesn’t add up.
Now, I’m talking about the shell construction.
If we leave the basement unfinished (no electrical work, etc.), that costs 40,000–50,000€.
The rest of the shell construction for a 1.5-story brick-veneered house still costs 150,000€. (The brick portion is about 15,000€, including the above-ground part of the basement).
Assuming I skip the basement, then the shell for an 8.5m (28 feet) x 9.6m (31.5 feet) footprint is twice as expensive as the interior finishing.
Am I mistaken? Something doesn’t add up.
B
Bauexperte1 Sep 2016 23:22Kaspatoo schrieb:
Or am I on the wrong track here?Recommendation: don’t argue, just sign one of the two contracts!275,000 euros is pure wishful thinking under the conditions mentioned above. However, if your preferred candidate believes they can build at that price—and the contract clearly reflects your requirements in writing—then it probably doesn’t matter to you.
Regards, Bauexperte
B
borderpuschl2 Sep 2016 09:46I requested about 10 different quotes from general contractors, prefab house manufacturers, and also directly from smaller companies. (I submitted the same plan from the architect to all of them.) In the end, all the offers were quite similar, and for a comparable size of 170m² (1830 sq ft) without a slope (which would have to be supported due to the one-story gradient), the price for us always started with a 4.
Therefore, I consider your offer to be very, very good—unless there is some hidden catch.
Therefore, I consider your offer to be very, very good—unless there is some hidden catch.
Similar topics