ᐅ Offer for a single-family house, 2 full stories, basement plus an additional floor—what do you think?
Created on: 12 Jun 2018 13:53
C
chewbacca123
Hello everyone,
we are currently in the planning stage and are in talks with three construction companies. Our house will be built on a slope with a 3.5 m (11.5 ft) drop over 34 m (111.5 ft). The land is 26 m (85 ft) wide, with a total area of 881 sqm (9,485 sq ft).
We have almost finished the floor plans for both levels. In the "basement," meaning the lower ground floor, we will have a bedroom, main bathroom, guest room, and utility room. Through the utility room, you can access our hobby room, as well as a cellar garage (or carport).
What still bothers us is that the living room should have a minimum width of 3.70 m (12 ft); 3.51 m (11.5 ft) is too narrow for us. What could be changed?
We are experiencing a planning block... :-( Do you have any other tips for us? Attached are the floor plans.
We will probably have a kitchen island.
Turnkey price including all painting and floor installation, including a double carport and storage room with cellar garage, was quoted at 412,000 Euros.
An extract from the offer:
It is a solid construction with a ventilation system Wolf Comfort CWL residential ventilation, underfloor heating (air-to-water heat pump); underfloor heating on the lower and upper floors (calculation based on energy certificate)
with separate controls (room thermostats) in every room; heating in the utility room / house connection room but no separate control; no heating in the hobby room!
Tiles at 25 €/sqm (2.32 $/sq ft), bay window with balcony on top, roof overhang all around at least 60 cm (24 inches), roof covering with Koramic clay tiles, triple-glazed windows with burglar resistance (some floor-to-ceiling), sliding door to the balcony, 2 outdoor water taps.
Aluminum front door, white or colored on both sides according to color chart, push/pull handle and lever set, security profile cylinder lock, steel bolt locking with 3 hinges, multiple burglary-resistant features.
Non-load-bearing interior walls on the living floors made of gypsum plasterboard stud walls about 15 cm (6 inches), including double-layer sound insulation, OSB reinforcement in utility room / kitchen, WC and bathrooms. Electric shutters on all elements (switch and connection at the window), high-voltage connection (for possible external plastering after moving in), 1 connection each for telephone and TV or CAT 6 cables (in 6 rooms).
Interior and exterior window sills made of granite. Interior stairs: cantilevered solid wood staircase with railing.
No terrace, no landscaping, we will pave the terrace and driveway/carport ourselves.
Do you think this is reasonable? We welcome any advice.
Thank you very much in advance.
Best regards
Ina
we are currently in the planning stage and are in talks with three construction companies. Our house will be built on a slope with a 3.5 m (11.5 ft) drop over 34 m (111.5 ft). The land is 26 m (85 ft) wide, with a total area of 881 sqm (9,485 sq ft).
We have almost finished the floor plans for both levels. In the "basement," meaning the lower ground floor, we will have a bedroom, main bathroom, guest room, and utility room. Through the utility room, you can access our hobby room, as well as a cellar garage (or carport).
What still bothers us is that the living room should have a minimum width of 3.70 m (12 ft); 3.51 m (11.5 ft) is too narrow for us. What could be changed?
We are experiencing a planning block... :-( Do you have any other tips for us? Attached are the floor plans.
We will probably have a kitchen island.
Turnkey price including all painting and floor installation, including a double carport and storage room with cellar garage, was quoted at 412,000 Euros.
An extract from the offer:
It is a solid construction with a ventilation system Wolf Comfort CWL residential ventilation, underfloor heating (air-to-water heat pump); underfloor heating on the lower and upper floors (calculation based on energy certificate)
with separate controls (room thermostats) in every room; heating in the utility room / house connection room but no separate control; no heating in the hobby room!
Tiles at 25 €/sqm (2.32 $/sq ft), bay window with balcony on top, roof overhang all around at least 60 cm (24 inches), roof covering with Koramic clay tiles, triple-glazed windows with burglar resistance (some floor-to-ceiling), sliding door to the balcony, 2 outdoor water taps.
Aluminum front door, white or colored on both sides according to color chart, push/pull handle and lever set, security profile cylinder lock, steel bolt locking with 3 hinges, multiple burglary-resistant features.
Non-load-bearing interior walls on the living floors made of gypsum plasterboard stud walls about 15 cm (6 inches), including double-layer sound insulation, OSB reinforcement in utility room / kitchen, WC and bathrooms. Electric shutters on all elements (switch and connection at the window), high-voltage connection (for possible external plastering after moving in), 1 connection each for telephone and TV or CAT 6 cables (in 6 rooms).
Interior and exterior window sills made of granite. Interior stairs: cantilevered solid wood staircase with railing.
No terrace, no landscaping, we will pave the terrace and driveway/carport ourselves.
Do you think this is reasonable? We welcome any advice.
Thank you very much in advance.
Best regards
Ina
You mean the 10–30 cm (4–12 inches) of topsoil? Of course, you can do that. But what about the rest? I don’t think you realize how over 1000 cubic meters (cbm) of soil excavation actually behaves in reality.
Example:
- Slope over 34 meters (113 feet) of 3.5 meters (11.5 feet) + 25 cm (10 inches) basement floor slab
- Width 26 meters (85 feet)
= (3.5 + 0.25) / 2 * 34 * 26 (assuming a uniform slope; if it drops 3.5 meters (11.5 feet) directly within 2 meters (6.5 feet), then you got lucky)
If you now assume you want a flat surface from the terrace all the way to the edge of the property, you’re looking at 1657 cubic meters of soil excavation (not loose soil, since there’s an additional factor of 1.3 for transport volume because excavated soil expands).
To keep it simple, you would slope the ground slightly outward to reduce excavation (estimated reduction of 200–300 cubic meters).
1300 cubic meters * 1.3 = 1690 cubic meters
If the soil analysis sample shows no roots, broken tiles, gravel particles, etc., then the removal and landfill cost here would be around €44,000. If there’s any root material (organic matter) in the sample, then you’re in for a much bigger problem.
I’m currently facing this issue myself, as I’m planning a hillside property with a high terrace.
Example:
- Slope over 34 meters (113 feet) of 3.5 meters (11.5 feet) + 25 cm (10 inches) basement floor slab
- Width 26 meters (85 feet)
= (3.5 + 0.25) / 2 * 34 * 26 (assuming a uniform slope; if it drops 3.5 meters (11.5 feet) directly within 2 meters (6.5 feet), then you got lucky)
If you now assume you want a flat surface from the terrace all the way to the edge of the property, you’re looking at 1657 cubic meters of soil excavation (not loose soil, since there’s an additional factor of 1.3 for transport volume because excavated soil expands).
To keep it simple, you would slope the ground slightly outward to reduce excavation (estimated reduction of 200–300 cubic meters).
1300 cubic meters * 1.3 = 1690 cubic meters
If the soil analysis sample shows no roots, broken tiles, gravel particles, etc., then the removal and landfill cost here would be around €44,000. If there’s any root material (organic matter) in the sample, then you’re in for a much bigger problem.
I’m currently facing this issue myself, as I’m planning a hillside property with a high terrace.
W
WilhelmRo13 Jun 2018 07:53160 sqm (1,722 sq ft) * 1900 = 304,000€
Basement + garage substructure: 80,000€
Additional construction costs (+ extra earthworks): 70,000€
Double garage: 30,000€
= 484,000€
Your offer 412,000€ => Go for it 😀 xD
(I just don’t think it’s that “cheap,” since the figures above are already on the lower end)
And the question was about 90% regarding the offer, not “how much will the earthworks cost”?
Best regards
Basement + garage substructure: 80,000€
Additional construction costs (+ extra earthworks): 70,000€
Double garage: 30,000€
= 484,000€
Your offer 412,000€ => Go for it 😀 xD
(I just don’t think it’s that “cheap,” since the figures above are already on the lower end)
And the question was about 90% regarding the offer, not “how much will the earthworks cost”?
Best regards
The offer is missing quite a few things, including the entire drainage system with a sewage-compatible lifting station. The amount of tiles is also underestimated, etc. A lot more will be coming your way—things you don’t know about yet.
The plan with the specified fittings looks more like 500,000€ plus additional costs, because the bathrooms will cost you far more than the offer suggests. If the general contractor is budgeting at 25€ per square meter (2.3 sq ft) for tiles, I can already imagine what the sanitary fittings in the offer look like. You definitely won’t want those.
The plan with the specified fittings looks more like 500,000€ plus additional costs, because the bathrooms will cost you far more than the offer suggests. If the general contractor is budgeting at 25€ per square meter (2.3 sq ft) for tiles, I can already imagine what the sanitary fittings in the offer look like. You definitely won’t want those.
B
bierkuh8313 Jun 2018 08:09WilhelmRo schrieb:
160 sqm*1900 = 304,000€
Basement + garage cellar: 80,000€And with that, the basement has been counted twice...W
WilhelmRo13 Jun 2018 08:28bierkuh83 schrieb:
And with that, the basement is then calculated twice... You’re right. However, I still believe it will cost around 470,000 euros, mainly due to the earthworks.
It’s a pity that hardly anyone updates their old threads to say, “Well, the house is finished and it actually cost xyz euros.” That would always be very interesting 😀
You won’t need the amount of excavated soil. The small amount of topsoil doesn’t really matter. The question is whether you even want the rest. In our case, there were more stones than soil. Some friends took the trouble to pick out the nicest stones for a natural stone wall, which you wouldn’t have noticed among their 20 truckloads of excavation.
I also find the cost estimate a bit tight. Regarding the floor plan, I don’t like the guest room or the location of the children’s room. The children’s room is quite dark. Maybe swap the bathroom and children’s room.
Have you ever considered designing the living area facing down to the garden and the bedrooms upstairs?
I also find the cost estimate a bit tight. Regarding the floor plan, I don’t like the guest room or the location of the children’s room. The children’s room is quite dark. Maybe swap the bathroom and children’s room.
Have you ever considered designing the living area facing down to the garden and the bedrooms upstairs?
Similar topics