ᐅ Terraced House on a 240 sqm Plot – Fundamental Questions / Feasibility?
Created on: 11 Nov 2018 09:00
M
Mbk84
I have been following the forum for a while now, but this is my first post. After several years of searching in the Stuttgart metropolitan area, we suddenly have the opportunity to buy a relatively small plot of land on the edge of a new residential development.
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
Our requirement was that the connecting structure (garage/carport/it could theoretically have been a living space) must be at least 5 m (16 feet) wide and no more than 3 m (10 feet) high. Since your neighbor has already built theirs that way, the 3 m (10 feet) height should work.
A full basement must be located at the boundary where, as mentioned, the garage foundation is. However, a workspace is needed along the basement wall, which then has to be created underneath the garage. User 11ant once mentioned somewhere in relation to a semi-detached house how impractical that is to implement. This was a key reason for us to choose a partial basement.
The floor plans in this case are mainly for semi-detached or terraced houses. We didn’t find a suitable single-family house floor plan because the dark wall never fitted, the entrance was usually wrong, and there were hardly any plans with three children's bedrooms. The current one certainly isn’t to everyone’s taste but covers almost all requirements. By the way, I don’t have a current view, so it doesn’t quite match the current windows anymore.
A full basement must be located at the boundary where, as mentioned, the garage foundation is. However, a workspace is needed along the basement wall, which then has to be created underneath the garage. User 11ant once mentioned somewhere in relation to a semi-detached house how impractical that is to implement. This was a key reason for us to choose a partial basement.
The floor plans in this case are mainly for semi-detached or terraced houses. We didn’t find a suitable single-family house floor plan because the dark wall never fitted, the entrance was usually wrong, and there were hardly any plans with three children's bedrooms. The current one certainly isn’t to everyone’s taste but covers almost all requirements. By the way, I don’t have a current view, so it doesn’t quite match the current windows anymore.
Slava_S schrieb:
User 11ant once mentioned somewhere in relation to a semi-detached house how impractical it is to implement. My basic assessment of semi-detached houses applies here in principle as well: that this is actually a type of house intended for developers, or at least not a recommended starting point for first-time builders. And what I usually recommend for semi-detached houses—the coordination between planners, or even a joint planner—of course applies here to the entire process as well.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I completely agree. Both in the planning and execution phases, a significant amount of money could have been saved here. However, everyone was just happy to get a plot of land, rushed to their preferred builders, and signed the contracts. They simply didn’t know any better.
11ant schrieb:That actually fits better than I initially understood it.
erstgebärende Bauherren
Slava_S schrieb:
That fits better than I first understood. What exactly did you understand there?
Slava_S schrieb:
Both in planning and execution, a lot of money could have been saved here. In what way?
Slava_S schrieb:
However, everyone was happy just to get a plot of land and immediately went to their preferred builders. You mean contractors, not builders/developers. You couldn’t really favor a developer, since only one of them owns the desired plot.
Builders/developers are sellers of developed plots with buildings on them. I meant that semi-detached houses / terraced houses / linked houses essentially require a plot developer who manages the entire project and only sells once it is completed legally and often also practically.
The interface of the “shared boundary” should sensibly remain under one party’s control until the entire project can be handled as a whole.
There are certainly opposing opinions on this, some seeing it as pessimistic. But in my view, having each party work separately behind a curtain and only find out at the topping-out ceremony if the two halves fit together properly is something for those who enjoy films in the genre “Too good to be true.” Personally, if I want to cry, I prefer watching “The Years of Destiny of an Empress.”
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
What did you understand by that? I wasn’t familiar with the expression and tried to interpret it literally.
11ant schrieb:
In what way? 11ant schrieb:
The interface "shared boundary" is practically kept under one responsibility until a handle can be screwed onto the entire unit. You almost answer your own question, and my experience confirms this. Larger quantities during negotiation and more flexible execution planning naturally reflect in the price. Whether a developer necessarily has to take this on is another question, since the freedom in design is subordinate to profit.
The opposing opinions are valid as well; I would proceed the same way again, even though the interfaces are not always transparent. In the current market situation, such risks are being taken.
Mbk84 schrieb:
3. Is a 9x10m house plus garage/parking space of 30m² (323ft²) feasible within the floor area ratio? From what I have read, the floor area ratio for accessory buildings may be exceeded by up to 50%. Does the local development plan specify anything further on this? If not, the land use ordinance applies as you described, provided that the version applied is post-1990, which, judging from the excerpt of the development plan, is certainly the case here.
Mbk84 schrieb:
90m² (969ft²) house < 0.4 x 240 + 30m² (323ft²) < 0.5 x 0.4 x 240 That makes the mathematician shudder.
My suggestion:
Floor plan I (max): 240m² (2,583ft²) * 0.4 = 96m² (1,033ft²)
Floor plan II (max): 96m² (1,033ft²) * 1.5 = 144m² (1,550ft²)
For a house measuring 9m (30ft) by 10m (33ft), that leaves 6m² (65ft²) for the terrace and 48m² (517ft²) for garage/parking space and driveway.
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