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!
Experience with the application/result is very good. Additionally, our entrance is located on the north/east side, so it really makes a difference, and we can quickly take off dirty clothes outside ourselves and for the children.
However, I would not recommend doing this on the west side. In my opinion, the effect is too small compared to the effort involved (space/cost).
I can’t say much about the costs and planning effort. In our case, the price was not listed separately because we had already obtained quotes from the shell builder, etc., based on this planning stage. I would estimate something in the lower four-digit range. However, it depends on the concept (general contractor, prefab house, etc.) and it can also be sold at a higher price.
However, I would not recommend doing this on the west side. In my opinion, the effect is too small compared to the effort involved (space/cost).
I can’t say much about the costs and planning effort. In our case, the price was not listed separately because we had already obtained quotes from the shell builder, etc., based on this planning stage. I would estimate something in the lower four-digit range. However, it depends on the concept (general contractor, prefab house, etc.) and it can also be sold at a higher price.
Hello everyone.
I have been quietly following for a while and now have my first question, as a plot of land is being considered.
The plot is defined as a "linked house" in the development plan but described very briefly:
H = special construction method – linked houses
The main building must be built on the northern side property line and must maintain the legally required setback distance from the other side property line (side boundary construction).
This special construction method only applies to 2 plots, theoretically ours and the neighbor’s to the south.
The plot to the north, along whose southern boundary I am supposed to place my house directly, is defined as a regular single-family house.
I somehow cannot imagine that I am allowed to place a 20m (65.6 ft) long, two-story house directly on the northern neighbor’s southern boundary. But it is not explicitly excluded in the development plan...
Can anyone provide specific execution guidelines (standards, etc.) for linked houses that include possible restrictions or limitations that I am currently not considering?
@Slava_S, was it explicitly defined in the development plan that one side of the house is not allowed to have windows?
Thank you in advance.
I have been quietly following for a while and now have my first question, as a plot of land is being considered.
The plot is defined as a "linked house" in the development plan but described very briefly:
H = special construction method – linked houses
The main building must be built on the northern side property line and must maintain the legally required setback distance from the other side property line (side boundary construction).
This special construction method only applies to 2 plots, theoretically ours and the neighbor’s to the south.
The plot to the north, along whose southern boundary I am supposed to place my house directly, is defined as a regular single-family house.
I somehow cannot imagine that I am allowed to place a 20m (65.6 ft) long, two-story house directly on the northern neighbor’s southern boundary. But it is not explicitly excluded in the development plan...
Can anyone provide specific execution guidelines (standards, etc.) for linked houses that include possible restrictions or limitations that I am currently not considering?
@Slava_S, was it explicitly defined in the development plan that one side of the house is not allowed to have windows?
Thank you in advance.
Pumukel schrieb:
The plot to the north, on whose southern border I must build my house directly, is designated for a standard single-family house. An end unit of a row house is always “free,” meaning there is space on all four sides between the building and the property boundaries. Otherwise, the row would never end. Pumukel schrieb:
H = special construction type – row houses Is this not mentioned elsewhere? For example, whether the houses must be connected by an intermediate building? Pumukel schrieb:
I somehow can’t imagine that I’m allowed to build a 20m (66 feet) long, two full-story house right on the southern border of the northern neighbor’s lot. But it’s not explicitly prohibited in the zoning plan... Hopefully, the building envelope restricts that. Pumukel schrieb:
Can anyone point me to specific construction guidelines (standards, etc.) for row houses that might contain restrictions I’m currently not considering? I’m not aware of any, except the party wall (similar to a semi-detached house).Pumukel schrieb:
Was it explicitly defined in the zoning plan that one side of the house must have no windows? That depends on the local official and interpretation. In theory—my understanding—a fire protection wall (without windows or only fire-resistant windows) is only required if the intermediate building includes a habitable room. I cannot say exactly how this is regulated legally. Some neighbors have windows there.Slava_S schrieb:
So, all four sides with a setback from your own property boundaryThen it does not belong to a row of houses.ypg schrieb:
Then it does not belong to any row.Actually, it does. If all buildings are constructed along the left boundary and the houses are connected by party walls, then the last neighbor on the left no longer builds directly on the boundary with the next (left) lot but connects to the next house on the right with a party wall, forming the end of the row. This is the last property that must accept the "restriction" of someone building a house right up to their boundary. Hope this explanation is not too complicated.
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