ᐅ Single-Family Home Optimization and Planning (180 sqm + Attic, No Basement)
Created on: 22 May 2020 21:23
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phil12345
Hello everyone,
I was directed to this interesting sub-forum through other threads, and of course, I would like to share our idea pool in the form of Draft 2.0.
First, a few facts about us:
Both 32 years old, no children, working full time. Two children are planned, but only after the house is built and before 40. So, relatively mid-term.
We plan to build in the front yard (650 m² (7,000 sq ft)) of the builder’s parents. The plot is signed, and the partnership agreement is in place. We envision a single-family house of about 180 m² (1,940 sq ft) with a double garage. We do not want a basement.
The house should preferably meet the KfW55 energy efficiency standard despite having a gas heating system. As a guy, I obviously find KNX great, but maybe Somfy Smart Home would also work. However, I would really regret it in the future if I squander that investment.
The cube shown in the drawing, originally made of exposed concrete, has now been clad with Trespa panels. The window shutters should be external Venetian blinds (Raffstores) in the basement and regular shutters on the upper floor. A large covered terrace (not visible here) is also very important to us since we really want to sit in the garden sheltered from the weather.
Additionally, we face the challenge that the driveway is from the southwest side, so we need to combine garden and driveway.
A wood-burning fireplace is very important to the builder. The airlock/transition zone between garage and house, connecting both, is also essential. We like the idea of a shared but “separate” bathroom; a bathtub is not necessary. An additional third, basic bathroom in the garage for garden parties is also planned (we live in a rural area of Lower Saxony, where corn and beer are enjoyed every other day…) but should be kept very simple.
I will actively participate in the thread and look forward to an engaging discussion.
Best regards,
Phil12345
I was directed to this interesting sub-forum through other threads, and of course, I would like to share our idea pool in the form of Draft 2.0.
First, a few facts about us:
Both 32 years old, no children, working full time. Two children are planned, but only after the house is built and before 40. So, relatively mid-term.
We plan to build in the front yard (650 m² (7,000 sq ft)) of the builder’s parents. The plot is signed, and the partnership agreement is in place. We envision a single-family house of about 180 m² (1,940 sq ft) with a double garage. We do not want a basement.
The house should preferably meet the KfW55 energy efficiency standard despite having a gas heating system. As a guy, I obviously find KNX great, but maybe Somfy Smart Home would also work. However, I would really regret it in the future if I squander that investment.
The cube shown in the drawing, originally made of exposed concrete, has now been clad with Trespa panels. The window shutters should be external Venetian blinds (Raffstores) in the basement and regular shutters on the upper floor. A large covered terrace (not visible here) is also very important to us since we really want to sit in the garden sheltered from the weather.
Additionally, we face the challenge that the driveway is from the southwest side, so we need to combine garden and driveway.
A wood-burning fireplace is very important to the builder. The airlock/transition zone between garage and house, connecting both, is also essential. We like the idea of a shared but “separate” bathroom; a bathtub is not necessary. An additional third, basic bathroom in the garage for garden parties is also planned (we live in a rural area of Lower Saxony, where corn and beer are enjoyed every other day…) but should be kept very simple.
I will actively participate in the thread and look forward to an engaging discussion.
Best regards,
Phil12345
P
phil1234524 May 2020 19:14Hello Katja,
Good point about the stairs. We just agreed at dinner to remove the large study downstairs. Later, when we’re older, we can add a wall and upgrade the bathroom to a walk-in shower, that’s it. Or maybe install a lift.
We don’t want to rent it out. This should be our own home.
The office upstairs will also work. We need one since we both have jobs that require it (home office, fieldwork, etc.). Also for taxes, accounting, etc. Having two was just our initial idea. Maybe we should have discarded that earlier.
The small restroom in the garage is meant for parties and gardening. We saw this at a couple of friends’ house and thought it was a good idea.
In the current plan, I would remove the study in the basement and put the living room with the TV there (northeast side). A stove would act as a separator toward the south, where the dining table will be. And in the space previously marked for living and dining, there will only be the dining table.
With a maximum area of 180 m² (1,938 sq ft), we don’t want to go any bigger. Up to around 165 m² (1,776 sq ft), I could still agree if the concept (which the architect has to handle) fits.
Our budget includes VAT and additional construction costs. We have a hidden reserve on top, but I’d rather use that for extra mortgage payments. I’m actually planning 310,000 for the house and 40,000 for the garage, including additional construction costs and VAT. That was also agreed with the architect, but we’re very naive and inexperienced — now I can at least follow the discussions as a layperson — and the architect turns out to be more of an artist than an engineer. We have an appointment with him soon to fundamentally discuss the project again.
Good point about the stairs. We just agreed at dinner to remove the large study downstairs. Later, when we’re older, we can add a wall and upgrade the bathroom to a walk-in shower, that’s it. Or maybe install a lift.
We don’t want to rent it out. This should be our own home.
The office upstairs will also work. We need one since we both have jobs that require it (home office, fieldwork, etc.). Also for taxes, accounting, etc. Having two was just our initial idea. Maybe we should have discarded that earlier.
The small restroom in the garage is meant for parties and gardening. We saw this at a couple of friends’ house and thought it was a good idea.
In the current plan, I would remove the study in the basement and put the living room with the TV there (northeast side). A stove would act as a separator toward the south, where the dining table will be. And in the space previously marked for living and dining, there will only be the dining table.
With a maximum area of 180 m² (1,938 sq ft), we don’t want to go any bigger. Up to around 165 m² (1,776 sq ft), I could still agree if the concept (which the architect has to handle) fits.
Our budget includes VAT and additional construction costs. We have a hidden reserve on top, but I’d rather use that for extra mortgage payments. I’m actually planning 310,000 for the house and 40,000 for the garage, including additional construction costs and VAT. That was also agreed with the architect, but we’re very naive and inexperienced — now I can at least follow the discussions as a layperson — and the architect turns out to be more of an artist than an engineer. We have an appointment with him soon to fundamentally discuss the project again.
Bathrooms are the most expensive rooms. A small, well-built restroom in the garage can easily cost you $10,000 or more. This is something you can build if you have extra money. Otherwise, guests use the guest bathroom inside the house, which you should plan separately for them.
Honestly, this is unnecessary and pointless, and you should let go of the idea. Such a restroom requires insulation to prevent pipes from freezing, drainage, water lines, tiling, heating, sanitary fixtures—all just because you don’t want guests entering your home? What kind of people are these that you don’t want to let them inside? I wouldn’t even let such guests onto my property. If garden parties with questionable guests are mandatory, I’d rather put up a portable toilet.
Regarding the latest design: placing the restroom on the southwest side would be a mistake. The entire south side is your prime sunny side, where the terrace is also located. Utility rooms don’t belong there.
However, I want to question the layout again: you have currently placed the garage at the opposite end of the lot. That means a long path to pave. This also affects the length of the utility lines—everything costs a lot of money. Would you consider placing the garage in the southeast and then planning a house with a west-facing garden? Doesn’t your family’s property border the west side, or am I mixing up threads? This would reduce costs for paths and utilities. The way you plan it might look best but is also the most expensive. If I’m wrong, please show the house and garage placement on the lot.
Honestly, this is unnecessary and pointless, and you should let go of the idea. Such a restroom requires insulation to prevent pipes from freezing, drainage, water lines, tiling, heating, sanitary fixtures—all just because you don’t want guests entering your home? What kind of people are these that you don’t want to let them inside? I wouldn’t even let such guests onto my property. If garden parties with questionable guests are mandatory, I’d rather put up a portable toilet.
Regarding the latest design: placing the restroom on the southwest side would be a mistake. The entire south side is your prime sunny side, where the terrace is also located. Utility rooms don’t belong there.
However, I want to question the layout again: you have currently placed the garage at the opposite end of the lot. That means a long path to pave. This also affects the length of the utility lines—everything costs a lot of money. Would you consider placing the garage in the southeast and then planning a house with a west-facing garden? Doesn’t your family’s property border the west side, or am I mixing up threads? This would reduce costs for paths and utilities. The way you plan it might look best but is also the most expensive. If I’m wrong, please show the house and garage placement on the lot.
P
phil1234524 May 2020 19:53Absolutely. We'll include the 10k.
Actually, I need to place the kitchen, living, and dining areas facing south, adjacent to the covered terrace. On the north side, there should be a utility room / garage lobby with technical equipment, a guest WC, stairs, and, in case of emergency, a small office or similar.
I would like the kitchen to be in the southwest, with short access to the utility room/garage (for drinks, canned goods, second fridge, etc.). Next to it, a dining table with a terrace door, and on the southeast side, a sofa and TV facing the south garden. The question is, where can I fit my beloved stove?
Unfortunately, we cannot change the garage driveway much, as the public road ends there and a private path begins, with the ownership details currently under review by multiple parties. It’s complicated. Placing the garage directly in the southwest would make the building modern since only the garage would be visible from the street, with tall shrubs hiding the rest, but this would take away the southwest garden space. Then I would only have sun from the south and southeast.
Where would you place the guest WC? Between the utility room and stairs on the north side? That would basically mean moving the stairs further and leaving an empty space in the northeast.
Best regards,
Philip
Actually, I need to place the kitchen, living, and dining areas facing south, adjacent to the covered terrace. On the north side, there should be a utility room / garage lobby with technical equipment, a guest WC, stairs, and, in case of emergency, a small office or similar.
I would like the kitchen to be in the southwest, with short access to the utility room/garage (for drinks, canned goods, second fridge, etc.). Next to it, a dining table with a terrace door, and on the southeast side, a sofa and TV facing the south garden. The question is, where can I fit my beloved stove?
Unfortunately, we cannot change the garage driveway much, as the public road ends there and a private path begins, with the ownership details currently under review by multiple parties. It’s complicated. Placing the garage directly in the southwest would make the building modern since only the garage would be visible from the street, with tall shrubs hiding the rest, but this would take away the southwest garden space. Then I would only have sun from the south and southeast.
Where would you place the guest WC? Between the utility room and stairs on the north side? That would basically mean moving the stairs further and leaving an empty space in the northeast.
Best regards,
Philip
phil12345 schrieb:
We just agreed over dinner to remove the large office downstairs. Later on, when we’re older, we can add a wall and upgrade the bathroom to include a shower—done. Or install a lift. I have a different opinion: Katja’s @kaho674 grandmother was apparently alone during that time. Now you are two and aging differently. This often means one person is still very capable and independent, while the other may need more centralized care—in a ground floor room, accessible for quick visits or caregiving staff. Nowadays, no one has to become co-senile if that means turning the living room into a care station.
There is one point to consider, and that is that a nursing home is the only reasonable option. Before a couple moves into the ground floor, a lot needs to be done. There are options like stairlifts. The care service can also come upstairs.
Why give up the large familiar bedroom?
Why squeeze into the small bathroom with a caregiver?
Why give up the large familiar bedroom?
Why squeeze into the small bathroom with a caregiver?
I need to come back to this statement from you:
The house 310k and the garage 40k. Including additional construction costs and VAT.
So these are your price expectations for 180 sqm (1938 sq ft) plus a double garage. I get the feeling that you are not aiming for the cheapest finishes either, considering the initial draft, fireplace request, and design ideas you mentioned. Before you continue planning, it should be clearer what a house actually costs nowadays.
On average, 2000 EUR per sqm (approximately 186 USD per sq ft) is calculated without additional construction costs, garage, landscaping, kitchen, other furnishings, and special extras. If you want to come in under 2000 EUR per sqm (186 USD per sq ft), either significant self-delivery of work must be done (beyond the usual floor installation and painting) or you have to live in one of the few still affordable areas.
In your calculation, only the 40k for the garage seems realistic. For that, you should be able to get a garage with storage room, about 6x9 meters (20x30 feet), solidly built with masonry. Assuming low demands elsewhere, you will probably still have 5-10k left over.
Then I calculate your house budget including additional construction costs of 310k backwards:
310k
- 30k additional construction costs with simple groundwork
- 20k landscaping with self-delivery of work
The remainder for the house is therefore 260k (if you have an extra budget for landscaping, 280k).
For that, you get about 130 sqm (approximately 1400 sq ft), or 140 sqm (1507 sq ft) with the additional landscaping budget.
You are far from that with your current planning ideas.
You should also have a separate budget for the kitchen and furnishings. And I tell you, all the extras add up quickly.
I’m not trying to discourage you, but such planning should be based on a realistic foundation. Keep in mind that 2000 EUR per sqm (186 USD per sq ft) does not mean a luxury version with all kinds of extras and “design-oriented” architecture. Even if you live in a cheap area and perhaps get the sqm for 1800 EUR (167 USD per sq ft), your budget does not cover 180 sqm and a large double garage.
Get information on realistic prices in your area. Visit a local general contractor and have them price a standard house first to get a rough idea of costs. Pay attention to what is already included in the scope of work and what additional costs will come for your individual wishes. Also check what else you will need to provide yourself. What are the electrical and plumbing standards of the contractor?
Then plan again with a realistic cost estimate for your region.
And don’t be discouraged, many people feel this way at the beginning of their planning.
The house 310k and the garage 40k. Including additional construction costs and VAT.
So these are your price expectations for 180 sqm (1938 sq ft) plus a double garage. I get the feeling that you are not aiming for the cheapest finishes either, considering the initial draft, fireplace request, and design ideas you mentioned. Before you continue planning, it should be clearer what a house actually costs nowadays.
On average, 2000 EUR per sqm (approximately 186 USD per sq ft) is calculated without additional construction costs, garage, landscaping, kitchen, other furnishings, and special extras. If you want to come in under 2000 EUR per sqm (186 USD per sq ft), either significant self-delivery of work must be done (beyond the usual floor installation and painting) or you have to live in one of the few still affordable areas.
In your calculation, only the 40k for the garage seems realistic. For that, you should be able to get a garage with storage room, about 6x9 meters (20x30 feet), solidly built with masonry. Assuming low demands elsewhere, you will probably still have 5-10k left over.
Then I calculate your house budget including additional construction costs of 310k backwards:
310k
- 30k additional construction costs with simple groundwork
- 20k landscaping with self-delivery of work
The remainder for the house is therefore 260k (if you have an extra budget for landscaping, 280k).
For that, you get about 130 sqm (approximately 1400 sq ft), or 140 sqm (1507 sq ft) with the additional landscaping budget.
You are far from that with your current planning ideas.
You should also have a separate budget for the kitchen and furnishings. And I tell you, all the extras add up quickly.
I’m not trying to discourage you, but such planning should be based on a realistic foundation. Keep in mind that 2000 EUR per sqm (186 USD per sq ft) does not mean a luxury version with all kinds of extras and “design-oriented” architecture. Even if you live in a cheap area and perhaps get the sqm for 1800 EUR (167 USD per sq ft), your budget does not cover 180 sqm and a large double garage.
Get information on realistic prices in your area. Visit a local general contractor and have them price a standard house first to get a rough idea of costs. Pay attention to what is already included in the scope of work and what additional costs will come for your individual wishes. Also check what else you will need to provide yourself. What are the electrical and plumbing standards of the contractor?
Then plan again with a realistic cost estimate for your region.
And don’t be discouraged, many people feel this way at the beginning of their planning.
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