ᐅ Floor Plan Design for a Single-Family Home (140 sqm Urban Villa) on a Slope with a Double Garage
Created on: 13 Jul 2018 11:06
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Franky73
Hello everyone,
Two months ago, we purchased a serviced building plot on a hillside and are currently deeply involved in the floor plan design, which is proving quite challenging due to the elevation difference.
I have been following the forum for a while and recently found a great template for our project that I think just needs some adjustments to fit our requirements. I would really appreciate your feedback and am, of course, open to criticism!
Development Plan / Restrictions
Owner’s Requirements
House Design
If you have to give up something, which details or features
Why does the design look the way it does?
We really like the design here by "kaho674." It truly reflects our ideas. The upper floor should still fit now but, of course, with our minimum required room sizes and the requirement to build only 1.5 storeys.
What is really important to us, especially since the plot is on a slope — the highest point at the street is just under 1m (3.3 ft) above the zero level and it drops 5.11m (16.8 ft) to the lowest point — is how everything can be integrated into the plot without the costs for filling and leveling running out of control. We have also considered an alternative to the urban villa in the style of a split-level house. What have your experiences been building on such a plot?
Many thanks
Two months ago, we purchased a serviced building plot on a hillside and are currently deeply involved in the floor plan design, which is proving quite challenging due to the elevation difference.
I have been following the forum for a while and recently found a great template for our project that I think just needs some adjustments to fit our requirements. I would really appreciate your feedback and am, of course, open to criticism!
Development Plan / Restrictions
- Plot size: 722sqm (7,770 sqft)
- Slope: Yes (southwest)
- Site coverage ratio: 0.3
- Floor area ratio: 0.8
- Building window, building line and boundary: -
- Edge development: No (only carport)
- Number of parking spaces: 1-2 (in front of the garage and next to the house)
- Number of storeys: 1.5
- Roof style: No restrictions
- Architectural style: No restrictions
- Orientation: No restrictions
- Maximum heights / limits: 3m (10 ft) distance to neighbor
Owner’s Requirements
- Style, roof type, building type: Urban villa, hipped roof
- Basement, storeys: No basement, 1.5 storeys
- Number of occupants: 4 (ages: 44, 45, 16, 6 years)
- Space requirements on ground and upper floor: Upstairs minimum bedroom 11sqm (118 sqft), walk-in closet 8sqm (86 sqft), 2 children’s rooms 12sqm (129 sqft) each, bathroom 13sqm (140 sqft)
- Office: Family use or home office?: Not needed
- Guest overnight stays per year: Rare
- Open or closed architecture: Open downstairs, rather closed upstairs
- Conservative or modern design: Modern
- Open kitchen, kitchen island: Open kitchen with island
- Number of dining seats: Minimum 6, possibility for a large dining table (big family)
- Fireplace: No
- Music / stereo wall: No
- Balcony, roof terrace: If possible, a partially covered terrace
- Garage, carport: Preferably a double garage
- Utility garden, greenhouse: Yes
- Other: Storage space necessary, as no basement
House Design
- Who designed the plan: Currently from the forum
- What do you like most? Why? Great layout on the ground floor, still open upstairs
- What do you not like? Why?: The upper floor layout still fits 3 children, which we don’t need
- Estimated price by architect/planner: We thought, excluding land, max $250,000 - realistic?
- Personal price limit for house, including fittings: €250,000
- Preferred heating system: We are open!
If you have to give up something, which details or features
- You can give up: Walk-in closet, double garage
- You cannot give up: Large bathroom
Why does the design look the way it does?
We really like the design here by "kaho674." It truly reflects our ideas. The upper floor should still fit now but, of course, with our minimum required room sizes and the requirement to build only 1.5 storeys.
What is really important to us, especially since the plot is on a slope — the highest point at the street is just under 1m (3.3 ft) above the zero level and it drops 5.11m (16.8 ft) to the lowest point — is how everything can be integrated into the plot without the costs for filling and leveling running out of control. We have also considered an alternative to the urban villa in the style of a split-level house. What have your experiences been building on such a plot?
Many thanks
So, I’m probably going to get criticized again!
When I look online, for example at Bien-Zenker, they offer prefab houses "turnkey" starting at 200k, including single-story options. Where’s the catch, apart from the foundation slab not being included? Of course, I understand that most features are basic and that the final price usually ends up higher. But wouldn’t this be an alternative to the planned 400k? Maybe someone can briefly explain this to me.
When I look online, for example at Bien-Zenker, they offer prefab houses "turnkey" starting at 200k, including single-story options. Where’s the catch, apart from the foundation slab not being included? Of course, I understand that most features are basic and that the final price usually ends up higher. But wouldn’t this be an alternative to the planned 400k? Maybe someone can briefly explain this to me.
B
Bauprinzessin16 Jul 2018 13:27Franky73 schrieb:
So now I’m sure I’ll get criticized again!
When I look online, for example at Bien-Zenker, they offer prefabricated houses “turnkey” from 200,000 (currency) including single-story options. Where’s the catch, apart from the foundation slab not being included? I understand that most features are then just basic, so the final price increases again. But isn’t this an alternative to the planned 400,000 (currency)? Maybe someone could briefly explain this to me. “Turnkey” is a very flexible term. The issues are in the fine print. Just have a general contractor or Bien-Zenker or whoever plan a house according to your wishes, as others here have suggested already (planning does not mean you must sign immediately!). Then you should read the construction scope description very carefully: what is included, what is not, what kind of tiles, electrical installations (number of outlets?), etc. This means work, and no one here can spoon-feed that to you. But significantly more will be added on top of the advertised price… what about, for example, the garage you want?
Franky73 schrieb:
I have just roughly calculated the areas we need, and I come to 130 sqm (1400 sq ft). Whether your estimated 400k will be the final cost, others here have different opinions. We will see who is right in the end, but that’s not the main point. It’s better to have a well-calculated estimate and end up with a bit extra than the other way around. And the amount of equity we still have available is known only to us, right? Another question mark! What does your room layout look like? I mean in writing.
Regarding your other questions, especially your last one: the forum is already full of your answers. We don’t need to repeat Adam and Eve here; you have to work out the numbers yourself to get a sense of what other things cost or why they cost what they do.
The search function is in the top right. Or you can start new threads. It has become quite confusing here. How is anyone supposed to find your site plan again?
Regarding your question: you won’t attract clients by posting prices online including extras that may or may not be needed. Sometimes a basic shell or a shell-and-core house is offered that people fall for.
I believe I’ve mentioned this here before, that these standard houses advertised as turnkey for under €300,000 (around $320,000) are definitely not realistic for that price (or maybe that was in another thread? Anyway).
Usually, not only do these offers include the bare minimum, but they also exclude things like:
- Utility connections
- Temporary toilets for construction workers
- At most one power outlet in the kitchen – meaning you will always need to upgrade if you want a house that meets modern requirements
- Typically no blinds or other sun protection
- Concrete slab foundation
- Development fees
- Garage including foundation
- Landscaping work
- And so on...
- Etc...
Therefore: get quotes and compare them carefully.
And these quotes usually do not include any changes you might want (adding or removing a wall, making one room bigger and another smaller, rearranging windows) or need (for example, if your plot is on a slope).
These changes then become exorbitantly expensive.
Usually, not only do these offers include the bare minimum, but they also exclude things like:
- Utility connections
- Temporary toilets for construction workers
- At most one power outlet in the kitchen – meaning you will always need to upgrade if you want a house that meets modern requirements
- Typically no blinds or other sun protection
- Concrete slab foundation
- Development fees
- Garage including foundation
- Landscaping work
- And so on...
- Etc...
Therefore: get quotes and compare them carefully.
And these quotes usually do not include any changes you might want (adding or removing a wall, making one room bigger and another smaller, rearranging windows) or need (for example, if your plot is on a slope).
These changes then become exorbitantly expensive.
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