ᐅ Terraced House on a 240 sqm Plot – Fundamental Questions / Feasibility?
Created on: 11 Nov 2018 09:00
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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!
Mbk84 schrieb:
Additionally, even within the building authority there was disagreement about whether a rooftop terrace with a maximum height of 4m (13 feet) is allowed on the garage, or if the state building regulations apply, which only permit a maximum height of 3m (10 feet) as a boundary development. This is still being clarified, as the zoning plan itself actually contains a contradiction. What contradiction is present in the zoning plan?
Surely, only @Escroda can answer that in this forum: a boundary development privilege usually applies only to the garage itself, and a terrace would have to comply with the setback requirements – however, in the case of the row house, we are dealing with a continuous building form, which in this context means there is no side setback within the group of houses (and accordingly no height limit for the boundary development itself). Therefore, I would consider the terrace balustrade to be allowed to reach up to the eaves height.
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Mottenhausen16 Nov 2018 13:31This is simply inherent to townhouses or closely spaced row housing like this. There are supposed to be communities where neighbors feel like one big family, forgoing fences between garden strips, grilling and celebrating together. Of course, this requires a certain level of openness. The option of nudism in the garden and typically German-style fencing with 2.50 meters (8 feet) high woven fences to barricade yourself off can be forgotten here.
hanse987 schrieb:
Personally, I don’t like it when the neighbor looks over directly from the raised roof terrace right at the corner of my house. I don’t really like that either, but sometimes you have to make compromises and put together the best overall package within the given budget. I would also prefer a 180 sqm (1,940 sq ft) single-family house, a 600 sqm (6,460 sq ft) plot, and an unobstructed view. But to get that here in the area, I’d have to invest around 1 million euros, which we neither want nor can afford...
11ant schrieb:
What contradiction is stated in the development plan?
I’m sure only @Escroda can answer that in this forum: a right to build directly on the boundary usually applies only to the garage itself, and a terrace would have to maintain the setback from the boundary – however, in the case of this terraced house, we are talking about a continuous building style, which in this context means there is no lateral building setback within the group of houses (and correspondingly no height restriction for boundary construction as such). Therefore, I would consider that the terrace balustrade could reasonably extend up to the eaves height.Thank you for your ongoing responses! I will look up the exact details in the development plan again. We will also receive a report from the building authority next week, as an employee wanted to clarify this. It was just interesting for us as non-experts to see that the staff member who will later review the building applications had a different opinion than our actual "advisor."
Mbk84 schrieb:
I don’t really like it either, but sometimes you have to make compromises and put together the best overall package within a given budget. I would also prefer a 180 m² (1,938 sq ft) single-family home, a 600 m² (6,458 sq ft) plot of land, and an unobstructed view. But around here, that would mean investing about 1 million euros, which neither of us want nor can afford...No offense meant at all. I understand the budget constraints.
Being close to the neighbor is totally fine for me—as long as it’s on the same level and not overlooking from above. That’s just my opinion.
I’m curious to see what is allowed in your area now.
Mbk84 schrieb:
...basically, several people in that area have already built a basement directly next to the neighbor’s garage without any major problems. Be careful, the employee might be referring to cases where the construction was done in the correct order: first the basement, then the neighbor’s garage. In your case, unfortunately, it is the other way around.
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