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!
M
Mottenhausen12 Nov 2018 10:54I need to confirm again, you paid approximately €667 per square meter (per sq ft) for the plot, or is that a typo?
What is the story with the 3m (10 ft) noise barrier wall along the rear boundary?
What is the story with the 3m (10 ft) noise barrier wall along the rear boundary?
Mbk84 schrieb:
Unfortunately, there is very little information available here on the topic of chain houses, let alone floor plans or examples.Mbk84 schrieb:
We are still somewhat in the dark about how the whole thing might look in the end Basically, a mid-terrace house is being planned here.
It would also be interesting to know the floor area ratio (FAR)... sometimes you are actually allowed more than just on the ground floor, for example, building over a carport.
By chain terrace houses, I understand houses built next to each other in such a way that courtyards are created. Unfortunately, the garage that would provide separation from the neighbor can only be built up to the property line. Or is that correct?
The zoning plan would be interesting. And then an experienced architect!
Mottenhausen schrieb:
I need to ask again, you paid the equivalent of €667 per square meter for the plot, right, or was that a typo? What’s the story with the 3-meter (10 feet) noise barrier at the rear boundary?So far, we haven’t paid anything yet because I want to estimate the total project costs before buying the land. Obviously, that’s not ideal, but the land market in this region is practically nonexistent. Either there is nothing available, it’s sold within days, or it’s unaffordable. We always wanted a plot larger than 350 sqm (3,767 sq ft) for a single-family house, but that is currently unrealistic here.
So now there is some pressure to make the best of a less-than-ideal plot before continuing to search for several more years while prices keep rising. It’s a tough situation right now. :-( The €160,000 for 240 sqm (2,583 sq ft) is correct, unfortunately not a typo.
The 3-meter (10 feet) noise barrier borders the plot at the back along the main road through the village, but we don’t really mind it.
As for the floor space index, the zoning plan doesn’t specify much except “site coverage ratio 0.4; max. building height 9.5 m (31 feet); max. ridge height 6.0 m (20 feet); roof pitch 35°–40°”. Regarding the garage/carport, the zoning plan states “In WA1, the allowable building height for garages and carports is limited to a maximum of 414.00 meters above sea level. Roof terraces are permitted on all boundary garages/carports”. Since the zero level is 410 m (1,345 feet), a height of 4 m (13 feet) would be possible.
Escroda schrieb:
That’s giving the mathematician chills.
My suggestion:
Floor plan I (max): 240m² (2583 sq ft) * 0.4 = 96m² (1033 sq ft)
Floor plan II (max): 96m² (1033 sq ft) * 1.5 = 144m² (1550 sq ft)
For a house measuring 9m * 10m (30 ft * 33 ft), that leaves 6m² (65 sq ft) for the terrace and 48m² (517 sq ft) for the garage/parking space and driveway. That’s actually what I meant as well, so thank you very much for the detailed breakdown – I wasn’t fully clear on the exact calculation logic. Thanks, you learn something new here every day.
We have an appointment with the city on Thursday. I will raise the issue of the boundary/neighbor’s garage/basement critically there, as well as with the potential builders.
Slava_S schrieb:
The larger quantities during negotiation and the more flexible execution planning are naturally reflected in the price. Whether a developer necessarily has to take this on is another question, Quantity discounts are marginal for a row of three houses and do not yet exist for a duplex. A shared planner mainly helps avoid complications because the possibly non-identical twins (duplex halves are typically left/right, three-house rows typically left/left/right or left/right/right, and terraced houses are usually designed uniformly aligned) fit securely at the interface when planned by the same mind (and because coordination is easier if one wants to build with a basement and the other without). For a mirror clone or identical clone, a fee reduction of up to 5% is possible—maximum.
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Now we have another question, as the neighbor’s garage (which would directly border our house/cellar) is causing us quite a bit of concern.
It’s clear that it’s not ideal and it would have been much more sensible to build everything "under one contract." But should we just cancel the whole project because of that? Is this mainly something that just makes the project more expensive due to additional safety measures (5,000? 10,000? 20,000? 50,000?), or could it actually cause the entire plan to fail? Or would you rather give up on the cellar? Although, given the small plot size, a cellar is really an essential requirement for us...
@ypg : What do you mean by that? Of course only up to the property line—I can’t build on the neighbor’s land. Or which boundary are you referring to?
It’s clear that it’s not ideal and it would have been much more sensible to build everything "under one contract." But should we just cancel the whole project because of that? Is this mainly something that just makes the project more expensive due to additional safety measures (5,000? 10,000? 20,000? 50,000?), or could it actually cause the entire plan to fail? Or would you rather give up on the cellar? Although, given the small plot size, a cellar is really an essential requirement for us...
ypg schrieb:
Unfortunately, the garage, which would form the boundary to the neighbor, is only allowed to be built up to the property line. Right?
@ypg : What do you mean by that? Of course only up to the property line—I can’t build on the neighbor’s land. Or which boundary are you referring to?
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