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
Mottenhausen13 Nov 2018 20:51You only have real certainty once you have commissioned a geotechnical report for the building site. It includes not only recommendations for the foundation but also guidance on how the basement excavation should be carried out and whether and how the slopes need to be stabilized. However, such stabilization measures do not necessarily have to be dramatic, and given the high cost of the project, I wouldn’t be discouraged by that. Even without a basement, a strip footing next to the garage may need to be excavated for the slab foundation, and here as well, securing against soil slippage might be necessary.
11ant schrieb:
Volume discounts are minimal for a row of three houses and not applicable for a duplex ... interfaces must fit securely together ... an identical clone saves at most 5% on fees. I missed that. I understood it differently in our case. Our architect approved several houses with a shell builder, providing them with certainty. As a result, the extra cost for the waterproof concrete basement, for example, was relatively small (<10,000 euros). Of course, I can't provide proof, only a comparison of our first and second offers.
Mbk84 schrieb:
...the neighbor’s garage is now causing us quite a headache.
...will additional security measures become more expensive (5,000? 10,000? 20,000? 50,000?), or could this potentially jeopardize the entire project? That is exactly what I wanted to avoid.
1. Soil investigation report: Provides certainty for basement construction and also clarifies how the boundary is defined in this case.
2. Surveying of the plot (including the neighbor’s garage). This enables you to identify construction defects (in theory, a 2cm (1 inch) setback from the boundary should have been maintained).
Both together cost around 2,000-4,000 euros and should ideally be invested before purchasing.
Now to reality, purely my personal view. If you want to proceed, you need a customized plan that addresses the specific conditions. Anything else will quickly lead you into problems with general terms and conditions and construction contracts, where a price is promised upfront and the rest emerges later.
Good morning everyone
Thank you again for the responses. The colleague from the building authority was quite impressed with the thorough preparation. Regarding construction on the boundary line, a preliminary evidence preservation procedure was recommended. In principle, several properties in the area have already built a basement directly attached to the neighbor’s garage without any major issues. Nevertheless, the evidence preservation procedure before starting construction seems reasonable to us.
Additionally, even the building authority staff were uncertain whether a rooftop terrace with a maximum height of 4 meters (13 feet) is allowed on the garage, or if the state building code applies, which permits a maximum height of only 3 meters (10 feet) as boundary construction. This is still being clarified, as the local development plan appears to be contradictory on this point.
An interesting topic indeed
Thank you again for the responses. The colleague from the building authority was quite impressed with the thorough preparation. Regarding construction on the boundary line, a preliminary evidence preservation procedure was recommended. In principle, several properties in the area have already built a basement directly attached to the neighbor’s garage without any major issues. Nevertheless, the evidence preservation procedure before starting construction seems reasonable to us.
Additionally, even the building authority staff were uncertain whether a rooftop terrace with a maximum height of 4 meters (13 feet) is allowed on the garage, or if the state building code applies, which permits a maximum height of only 3 meters (10 feet) as boundary construction. This is still being clarified, as the local development plan appears to be contradictory on this point.
An interesting topic indeed
hanse987 schrieb:
If the garage has a rooftop terrace, then you could set up a garden chair right in front of the neighbor's bedroom.No, I can’t, because with these terraced houses, no windows are allowed on that side (i.e., on the boundary to the neighbor’s garage). It has to be a “solid wall.”
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