Hello,
we are just at the very beginning of our house planning process, and we don’t have a plot of land yet. However, we want to inform ourselves early about the different options that could lead us to our dream home. Our rough plan is a single-family house either with about 140 sqm (1,500 sq ft) plus a basement or with a larger living area but no basement (of course, this depends on costs and also on the plot of land, etc.). Our planned budget is roughly 250,000 euros (without land, without additional acquisition costs, without later planned expansions).
Basically, it should be a very modern house, but not a designer house with unusual architecture. Rather simple, clean lines with optimal use of space. Now we face the choice between a prefab house (but definitely solid construction), an architect, or a property developer. Regarding own work, we have thought about doing some of the classic tasks ourselves: painting, flooring, and landscaping, as well as interior work on the roof space and, if applicable, the basement over time. We are still relatively young, both securely employed (civil servants, actually^^), and both expect noticeable salary increases in the foreseeable future. Therefore, we do not plan to do everything immediately but possibly postpone some things, especially since we don’t yet need the full space of the house for the two of us. Initially, the basic structure plus a finished ground floor and first floor would basically be enough.
We already have specific ideas about the floor plan. Some prefab house providers come quite close, but I find the prices sometimes really outrageous, especially since with almost all providers not all costs are included and additional expenses due to material selections are not yet considered. The costs for a few additional electrical outlets alone are really shocking (my partner is a tech enthusiast, so we need quite a few outlets). Also, I dread the idea of random subcontractors building our house. I would prefer to work with smaller local companies that are easy to reach. Moreover, I imagine it is generally more flexible to contract individual trades separately, to contribute own work, and to respond to circumstances that only become apparent during construction. Not to mention the possibility to conduct an exact price comparison for each trade among different providers. A friend of ours is currently doing a full renovation and is very knowledgeable. The price differences he has negotiated are truly amazing.
We must say, we are complete novices when it comes to construction and have no knowledge of the subject. However, we have some experienced contacts, are absolutely willing to learn, and like to keep control over offers and such. We are also already certain that, regardless of the path we choose, we want to hire an external expert who supervises the individual construction steps (such as TÜV, DEKRA, or similar).
Does it even make sense to hire an architect for a “simple” single-family house without the costs getting out of hand? Is it manageable for laypersons to commission an architect for planning, obtaining the building permit (planning permission / building permit), etc., contract the respective trades themselves, and hire an external construction supervisor? With a property developer or prefab house, the company also wants to make a profit, which I could presumably save with an architect. But then the architect will probably be comparatively more expensive than a standard house, and I might have to pay a bit more for a smaller craftsmen company than for the crew of a prefab house provider who installs many houses of the same kind.
I know I can’t get a definitive consultation here, but I would be grateful for experiences from homeowners who were in a similar situation, recommendations regarding property developers or architects in the region, or whether a prefab house provider might actually be the most sensible alternative.
So many questions, but I guess everyone who has ever started planning from scratch began like this.
Many thanks in advance and sorry for the long text^^
we are just at the very beginning of our house planning process, and we don’t have a plot of land yet. However, we want to inform ourselves early about the different options that could lead us to our dream home. Our rough plan is a single-family house either with about 140 sqm (1,500 sq ft) plus a basement or with a larger living area but no basement (of course, this depends on costs and also on the plot of land, etc.). Our planned budget is roughly 250,000 euros (without land, without additional acquisition costs, without later planned expansions).
Basically, it should be a very modern house, but not a designer house with unusual architecture. Rather simple, clean lines with optimal use of space. Now we face the choice between a prefab house (but definitely solid construction), an architect, or a property developer. Regarding own work, we have thought about doing some of the classic tasks ourselves: painting, flooring, and landscaping, as well as interior work on the roof space and, if applicable, the basement over time. We are still relatively young, both securely employed (civil servants, actually^^), and both expect noticeable salary increases in the foreseeable future. Therefore, we do not plan to do everything immediately but possibly postpone some things, especially since we don’t yet need the full space of the house for the two of us. Initially, the basic structure plus a finished ground floor and first floor would basically be enough.
We already have specific ideas about the floor plan. Some prefab house providers come quite close, but I find the prices sometimes really outrageous, especially since with almost all providers not all costs are included and additional expenses due to material selections are not yet considered. The costs for a few additional electrical outlets alone are really shocking (my partner is a tech enthusiast, so we need quite a few outlets). Also, I dread the idea of random subcontractors building our house. I would prefer to work with smaller local companies that are easy to reach. Moreover, I imagine it is generally more flexible to contract individual trades separately, to contribute own work, and to respond to circumstances that only become apparent during construction. Not to mention the possibility to conduct an exact price comparison for each trade among different providers. A friend of ours is currently doing a full renovation and is very knowledgeable. The price differences he has negotiated are truly amazing.
We must say, we are complete novices when it comes to construction and have no knowledge of the subject. However, we have some experienced contacts, are absolutely willing to learn, and like to keep control over offers and such. We are also already certain that, regardless of the path we choose, we want to hire an external expert who supervises the individual construction steps (such as TÜV, DEKRA, or similar).
Does it even make sense to hire an architect for a “simple” single-family house without the costs getting out of hand? Is it manageable for laypersons to commission an architect for planning, obtaining the building permit (planning permission / building permit), etc., contract the respective trades themselves, and hire an external construction supervisor? With a property developer or prefab house, the company also wants to make a profit, which I could presumably save with an architect. But then the architect will probably be comparatively more expensive than a standard house, and I might have to pay a bit more for a smaller craftsmen company than for the crew of a prefab house provider who installs many houses of the same kind.
I know I can’t get a definitive consultation here, but I would be grateful for experiences from homeowners who were in a similar situation, recommendations regarding property developers or architects in the region, or whether a prefab house provider might actually be the most sensible alternative.
So many questions, but I guess everyone who has ever started planning from scratch began like this.
Many thanks in advance and sorry for the long text^^
R
R.Hotzenplotz10 Dec 2016 17:35Hello supernana,
I read in another thread that you found a plot of land. Where are you planning to build now?
Sürther Feld?
We want to build a detached house in the western or southern part of Cologne, but currently, there simply are no available options. Maybe we’ll spend a day driving through Brühl, Wesseling, Bornheim, and Alfter to see if that could be an alternative. I’m not familiar with those areas yet. I just need to be able to get to the southern part of Cologne in the morning, so it would be an emergency compromise if a great plot came up. Mainly because we don’t want a garden where the neighbor can look directly in, and also no sidewalk passing just two meters (about 6.5 feet) from the front door...
I’ll probably create a flyer and distribute it in the preferred streets of Cologne-Weiß.... Family looking for a building plot.
Good luck!
I read in another thread that you found a plot of land. Where are you planning to build now?
Sürther Feld?
We want to build a detached house in the western or southern part of Cologne, but currently, there simply are no available options. Maybe we’ll spend a day driving through Brühl, Wesseling, Bornheim, and Alfter to see if that could be an alternative. I’m not familiar with those areas yet. I just need to be able to get to the southern part of Cologne in the morning, so it would be an emergency compromise if a great plot came up. Mainly because we don’t want a garden where the neighbor can look directly in, and also no sidewalk passing just two meters (about 6.5 feet) from the front door...
I’ll probably create a flyer and distribute it in the preferred streets of Cologne-Weiß.... Family looking for a building plot.
Good luck!
Hello Hotzenplotz,
We are currently moving away from Bornheim, or building about 16km (10 miles) further out towards Euskirchen, because options like this simply don’t exist here. Plots of land are really scarce. If there are any, it’s either a small gap within the village center or quickly sold off the record. Larger development areas are built by developers, so there’s no individuality. Nothing for us there, so we’re moving further out. But of course, it’s always a question of budget. At some point, we just shook our heads seeing prices well over €300 per square meter (€300/m²) (28 USD per square foot).
But in Cologne you’re probably used to much of that.
Good luck!
We are currently moving away from Bornheim, or building about 16km (10 miles) further out towards Euskirchen, because options like this simply don’t exist here. Plots of land are really scarce. If there are any, it’s either a small gap within the village center or quickly sold off the record. Larger development areas are built by developers, so there’s no individuality. Nothing for us there, so we’re moving further out. But of course, it’s always a question of budget. At some point, we just shook our heads seeing prices well over €300 per square meter (€300/m²) (28 USD per square foot).
But in Cologne you’re probably used to much of that.
Good luck!
R
R.Hotzenplotz11 Dec 2016 09:26Hello Bellanina,
You’re right about that. It’s going to be difficult to find anything under €1,000 per square meter in Cologne. Even in Sürth, recently, plots with houses to be demolished were going for over €1,000 per square meter (there are still some listed on Immoscout under houses with various developers. With €1,270,000 you’re in). While that area is still technically Cologne, it’s more than a kilometer from the nearest public transport connection. For me, that’s no longer a big city connection, which would justify such prices even remotely. In Widdersdorf, there’s also a 700m² (7,535 sq ft) undeveloped plot for over €1,000 per square meter. Insane. If it would work out in other respects, I might be willing to accept it, but if the plots come with such big compromises like no nearby bus or train stop… I definitely don’t want to have to drive kids to the high school, they need public transport access! The dream remains Weiß. But I have a feeling that if a suitable plot ever comes up there, it will be around €1,200 per square meter.
So my conclusion is: You mean Bornheim? I don’t need to waste energy searching there, right? I have zero contacts there, only Immoscout or real estate agents. It doesn’t have to be an empty lot; it could also be an older existing building… demolishing is quick, and in rural areas prices are so low that we still have enough budget left. I’ve set up a special search on Immoscout for all houses built up to 1985, explicitly looking for houses to be demolished. Whether they’re still habitable or not is secondary if the price is right.
Where have you found anything near Euskirchen?
Otherwise, I agree with you. Developer-built houses with zero individuality are a no-go! We’d rather stay in the rental apartment in the two-family house.
€300 per square meter — that would be a dream!
You’re right about that. It’s going to be difficult to find anything under €1,000 per square meter in Cologne. Even in Sürth, recently, plots with houses to be demolished were going for over €1,000 per square meter (there are still some listed on Immoscout under houses with various developers. With €1,270,000 you’re in). While that area is still technically Cologne, it’s more than a kilometer from the nearest public transport connection. For me, that’s no longer a big city connection, which would justify such prices even remotely. In Widdersdorf, there’s also a 700m² (7,535 sq ft) undeveloped plot for over €1,000 per square meter. Insane. If it would work out in other respects, I might be willing to accept it, but if the plots come with such big compromises like no nearby bus or train stop… I definitely don’t want to have to drive kids to the high school, they need public transport access! The dream remains Weiß. But I have a feeling that if a suitable plot ever comes up there, it will be around €1,200 per square meter.
So my conclusion is: You mean Bornheim? I don’t need to waste energy searching there, right? I have zero contacts there, only Immoscout or real estate agents. It doesn’t have to be an empty lot; it could also be an older existing building… demolishing is quick, and in rural areas prices are so low that we still have enough budget left. I’ve set up a special search on Immoscout for all houses built up to 1985, explicitly looking for houses to be demolished. Whether they’re still habitable or not is secondary if the price is right.
Where have you found anything near Euskirchen?
Otherwise, I agree with you. Developer-built houses with zero individuality are a no-go! We’d rather stay in the rental apartment in the two-family house.
€300 per square meter — that would be a dream!
A
AlbertKamika17 Jan 2020 16:17Hello everyone,
We are also planning to build near Bonn. May I ask which construction companies / architects you used and whether you were satisfied? Are there any recommendations for a solid (masonry) house?
Thank you
We are also planning to build near Bonn. May I ask which construction companies / architects you used and whether you were satisfied? Are there any recommendations for a solid (masonry) house?
Thank you
The problem is indeed the limited or unattractive supply of existing properties, let alone available building plots outside newly designated development areas. Land prices naturally decrease noticeably toward the outskirts, for example, from Bonn-Endenich at €530/m2 (approximately $55/sq ft) in a currently planned extension project, through Euskirchen (€220-280/m2 or about $20-26/sq ft), the greater Bad Münstereifel area (€120-200/m2 or roughly $11-19/sq ft), to Mechernich (€90-120/m2 or about $8-11/sq ft), which is close to the highway. Further into the Eifel region towards Ahr/Südeifel, (developed) plots are available for €50-70/m2 (around $5-6.50/sq ft). All prices are official land values and apply to building-ready plots without development costs.
Since buildable and individual plots are scarce, I recommend that those interested in a new build specifically look for properties ready for demolition with an appealing plot. However, when seriously considering such options, it is essential to verify which possibilities exist for new construction under current building regulations after demolition of the existing structure. Significant restrictions often apply, especially when dealing with adjacent buildings, as is almost always the case with historic buildings or traditional Eifel farms.
I find the Euskirchen/Bad Münstereifel/Pre-Eifel region quite attractive—I have built, live, and work there myself. The distance to Cologne/Bonn is reasonable, and travel times outside peak hours are moderate at 30-45 minutes. There has been a noticeable increase in people moving out of large cities to these more rural B and C locations over the past five years, especially among young families and those planning to start one. Land prices in the Euskirchen/Bad Münstereifel area are steadily rising but remain manageable.
Since buildable and individual plots are scarce, I recommend that those interested in a new build specifically look for properties ready for demolition with an appealing plot. However, when seriously considering such options, it is essential to verify which possibilities exist for new construction under current building regulations after demolition of the existing structure. Significant restrictions often apply, especially when dealing with adjacent buildings, as is almost always the case with historic buildings or traditional Eifel farms.
I find the Euskirchen/Bad Münstereifel/Pre-Eifel region quite attractive—I have built, live, and work there myself. The distance to Cologne/Bonn is reasonable, and travel times outside peak hours are moderate at 30-45 minutes. There has been a noticeable increase in people moving out of large cities to these more rural B and C locations over the past five years, especially among young families and those planning to start one. Land prices in the Euskirchen/Bad Münstereifel area are steadily rising but remain manageable.
We have built twice in Bonn - Vilich-Müldorf: once in 2009 and again in 2016, each time a semi-detached house (plots are quite expensive here, so bigger plots are not really an option), both with Viebrockhaus. The company is priced on the higher side, but the specifications are also good – I compared with other companies the first time, and with the same features (basement with waterproof tub, finished attic, KfW 40 or KfW 55 energy standards, underfloor heating, roller shutters), the prices were comparable.
Unfortunately, the experience greatly depends on which advisor you get; whether you feel pressured or well advised. Both times, we were satisfied with Mr. Hermann. Communication is and will increasingly be a weak point. You should generally question everything, ask a lot, and stay persistent. Hopefully, you only build once. Hiring an independent building surveyor shouldn’t be skimped on – it costs around 3,000 to 5,000 Euros. If everything goes well, you just pay for peace of mind; if something goes wrong, it's money well spent. Viebrockhaus is generally correct when it comes to mistakes, but you do have to follow up quite actively afterward (though issues do get resolved eventually).
An advantage of Viebrockhaus: at the start of construction, you get a fixed handover date (our site manager only missed this twice in 9 years), usually after 3 months, or 4 months if there is a basement. We didn’t experience any substantial defects like some neighbors who built with other companies. If you have a sufficient budget but not much flexibility for surprises, cannot manage a lot yourself, and want to move in as quickly as possible (important if you are already paying interest on a loan and rent for your old place), I can recommend Viebrockhaus. However, the houses only allow a limited degree of customization.
I recommend looking through relevant groups on *ding*book (there are groups for each home builder). Feel free to reach out if you have more detailed questions – we are happy to show our house.
Unfortunately, the experience greatly depends on which advisor you get; whether you feel pressured or well advised. Both times, we were satisfied with Mr. Hermann. Communication is and will increasingly be a weak point. You should generally question everything, ask a lot, and stay persistent. Hopefully, you only build once. Hiring an independent building surveyor shouldn’t be skimped on – it costs around 3,000 to 5,000 Euros. If everything goes well, you just pay for peace of mind; if something goes wrong, it's money well spent. Viebrockhaus is generally correct when it comes to mistakes, but you do have to follow up quite actively afterward (though issues do get resolved eventually).
An advantage of Viebrockhaus: at the start of construction, you get a fixed handover date (our site manager only missed this twice in 9 years), usually after 3 months, or 4 months if there is a basement. We didn’t experience any substantial defects like some neighbors who built with other companies. If you have a sufficient budget but not much flexibility for surprises, cannot manage a lot yourself, and want to move in as quickly as possible (important if you are already paying interest on a loan and rent for your old place), I can recommend Viebrockhaus. However, the houses only allow a limited degree of customization.
I recommend looking through relevant groups on *ding*book (there are groups for each home builder). Feel free to reach out if you have more detailed questions – we are happy to show our house.
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