ᐅ Single-family house with a separate apartment, double garage, and basement – construction costs of $1,000,000?
Created on: 11 Nov 2020 11:50
C
Caro2020
Dear Forum,
My husband and I are planning the construction project mentioned above. We have now received some initially shocking price estimates. Here are a few key details:
- Plot of land owned in North Rhine-Westphalia (rural area, not Rhineland)
- Single-family house with approximately 220 sqm (2,368 sq ft) of living space, including a 60 sqm (645 sq ft) granny flat, plus a waterproof concrete basement (WU concrete) of about 140 sqm (1,507 sq ft) – total: around 360 sqm (3,875 sq ft) of living / usable space
- Solid construction, brick veneer, 1.5 storeys, gable roof, pent roof dormer
- Plain architecture (no extravagant large window fronts, no floating stairs, no large spa or wellness areas; only luxury: an "external staircase" from the basement to the garage)
- Double garage (not a prefabricated garage)
Originally, we roughly estimated about €2,300 per sqm (square meter) average construction cost for the main house, plus €700 per sqm for the basement, plus €50,000 for the double garage. Based on these assumptions and a floor plan idea, we asked one national and one regional general contractor for rough turnkey construction quotes including interior finishing – the national contractor estimated between €800,000 and €850,000, the regional provider even nearly €1,000,000. In both cases, the basement was priced between €150,000 and €200,000, with the indication that a partial basement should allow for significant savings (how significant??).
Questions:
1. Is the estimated price for such a basement typical? We had actually planned for about €100,000 for the basement, i.e., around €700 per sqm.
2. Is a partial basement structurally so complex that overall it does not really pay off compared to a full basement? Or, given the size of the ground floor, is it financially reasonable to build a partial basement?
3. Is a WU concrete basement as a partial basement advisable regarding long-term waterproofing? Or put differently: Can one reasonably rely on a WU basement not needing to be excavated and waterproofed again in the future, which would surely be a nightmare for a partial basement?
4. Is a surcharge of around €100,000 for the insulated brick veneer facade normal for a house length of about 15 m (49 ft) and gable ends approximately 10 m (33 ft) wide? We have roughly around 150 sqm (1,615 sq ft) of facade area (excluding window areas).
5. What should we do?! 🙂
a) Reduce the size of the house? (This only makes sense if the price decreases roughly proportionally, which we did not expect – actually, we had not thought that a house with 220 sqm (2,368 sq ft) living space could cost almost twice as much as one with 150 sqm (1,615 sq ft).)
b) Skip the basement (difficult, since there is a lot of equipment and because of the layout with the granny flat on the ground floor, the floor plan is not very flexible)?
c) Instead of the house, cellar the garage? (Is it possible to excavate almost up to the property boundary? The garage has so far been planned as a boundary wall construction.)
d) Request quotes from additional construction companies?
We are sincerely grateful for any good advice. Until now, we had not expected to have so underestimated our - to our feeling generous - planning.
My husband and I are planning the construction project mentioned above. We have now received some initially shocking price estimates. Here are a few key details:
- Plot of land owned in North Rhine-Westphalia (rural area, not Rhineland)
- Single-family house with approximately 220 sqm (2,368 sq ft) of living space, including a 60 sqm (645 sq ft) granny flat, plus a waterproof concrete basement (WU concrete) of about 140 sqm (1,507 sq ft) – total: around 360 sqm (3,875 sq ft) of living / usable space
- Solid construction, brick veneer, 1.5 storeys, gable roof, pent roof dormer
- Plain architecture (no extravagant large window fronts, no floating stairs, no large spa or wellness areas; only luxury: an "external staircase" from the basement to the garage)
- Double garage (not a prefabricated garage)
Originally, we roughly estimated about €2,300 per sqm (square meter) average construction cost for the main house, plus €700 per sqm for the basement, plus €50,000 for the double garage. Based on these assumptions and a floor plan idea, we asked one national and one regional general contractor for rough turnkey construction quotes including interior finishing – the national contractor estimated between €800,000 and €850,000, the regional provider even nearly €1,000,000. In both cases, the basement was priced between €150,000 and €200,000, with the indication that a partial basement should allow for significant savings (how significant??).
Questions:
1. Is the estimated price for such a basement typical? We had actually planned for about €100,000 for the basement, i.e., around €700 per sqm.
2. Is a partial basement structurally so complex that overall it does not really pay off compared to a full basement? Or, given the size of the ground floor, is it financially reasonable to build a partial basement?
3. Is a WU concrete basement as a partial basement advisable regarding long-term waterproofing? Or put differently: Can one reasonably rely on a WU basement not needing to be excavated and waterproofed again in the future, which would surely be a nightmare for a partial basement?
4. Is a surcharge of around €100,000 for the insulated brick veneer facade normal for a house length of about 15 m (49 ft) and gable ends approximately 10 m (33 ft) wide? We have roughly around 150 sqm (1,615 sq ft) of facade area (excluding window areas).
5. What should we do?! 🙂
a) Reduce the size of the house? (This only makes sense if the price decreases roughly proportionally, which we did not expect – actually, we had not thought that a house with 220 sqm (2,368 sq ft) living space could cost almost twice as much as one with 150 sqm (1,615 sq ft).)
b) Skip the basement (difficult, since there is a lot of equipment and because of the layout with the granny flat on the ground floor, the floor plan is not very flexible)?
c) Instead of the house, cellar the garage? (Is it possible to excavate almost up to the property boundary? The garage has so far been planned as a boundary wall construction.)
d) Request quotes from additional construction companies?
We are sincerely grateful for any good advice. Until now, we had not expected to have so underestimated our - to our feeling generous - planning.
Without knowing the floor plan and the plot, it’s not easy to give advice.
A 140m² (1,507 sq ft) basement is quite significant, so I would start there if a granny flat is not an option.
What else did you include in your calculation, and what exactly is included in the builders’ estimates? Additional costs have already been mentioned. With a granny flat, you also have the duplication of kitchen and bathroom, which are also cost drivers.
A 140m² (1,507 sq ft) basement is quite significant, so I would start there if a granny flat is not an option.
What else did you include in your calculation, and what exactly is included in the builders’ estimates? Additional costs have already been mentioned. With a granny flat, you also have the duplication of kitchen and bathroom, which are also cost drivers.
If a budget of €800,000 to €1,000,000 is not affordable, it might be best to completely omit the basement or only partially include one. From what I've heard, however, a partial basement doesn’t always offer the greatest cost savings. Another option would be to reduce the living area of the house, for example, from 160m² (1,722 sq ft) down to 120–130m² (1,292–1,399 sq ft).
Ysop*** schrieb:
A 140 sqm (1,507 sq ft) basement is quite substantial; that would be my first consideration if a granny flat isn’t an option. We don’t need a 140 sqm (1,507 sq ft) basement either; around 50 sqm (538 sq ft) would be more than enough. That’s why we are thinking about a partial basement—but we find it hard to believe it would be that much cheaper. So once again, we’re looking for an expert opinion: can a 50 sqm (538 sq ft) partial basement really be €100,000 less expensive than a 140 sqm (1,507 sq ft) full basement?
N
nordanney11 Nov 2020 13:25Caro2020 schrieb:
- Solid construction, brick-clad, one-and-a-half stories, gable roof, shed dormer Caro2020 schrieb:
Including waterproof concrete basement (approx. 140 m² (1,507 ft²) – heated) Caro2020 schrieb:
60 m² (646 ft²) granny flat Caro2020 schrieb:
Therefore, also on one level and accessible for people with disabilities. I see a lot of cost drivers here. Therefore, I consider the estimated house price to be absolutely realistic. Potential savings could be made with a smaller basement, external thermal insulation system/monolithic construction instead of brick cladding, and overall adjusting the floor area (maybe an apartment would be sufficient for the relative? I don’t know the situation).
nordanney schrieb:
I see many cost drivers here. Therefore, I consider the estimated house price to be completely realistic.
Potential savings could come from a smaller basement, external thermal insulation system (ETICS)/monolithic construction instead of brick veneer, and overall size adjustment (could an apartment be sufficient for the relative? I don’t know the situation). Savings potential through a smaller basement: gladly, as already asked:
2. Is a partial basement not structurally so complex that, in the end, it does not really pay off compared to a full basement? Or, given the size of the footprint, does it make financial sense to build a partial basement?
3. Is a waterproof concrete basement (WU concrete) suitable as a partial basement in terms of long-term watertightness? In other words: can one reasonably rely on a WU basement not needing to be re-excavated and sealed later, which would probably be a nightmare for a partial basement?
5. c) Instead of basement under the house, basement under the garage – is it possible to excavate almost up to the property boundary?
Waterproof concrete basement (WU): required due to local conditions.
ETICS: not an option for us. Therefore, the initial question:
4. Is a surcharge of around €100,000 (about US$110,000) for an insulated brick veneer facade on a house approximately 15 m (49 feet) long, with gable sides about 10 m (33 feet) wide, usual? We estimate roughly 150 sqm (1,615 sq ft) of facade area (window area already deducted).
--> If the answer is "yes, usual," then we will have to save elsewhere or consider monolithic construction.
Adjusting the size: basically possible, but not on the side of our relative; their apartment will not be smaller than 50 sqm (540 sq ft). Therefore, the initial question:
5. a) Reducing the size of the house? Expert opinion wanted: What does reducing the living area by about 30 sqm (320 sq ft) save – €10,000-15,000 (about US$11,000-16,500)? The price will, as mentioned at the start, certainly not decrease linearly. Because you don’t lose a bathroom or kitchen, maybe at most two windows... This means that shortening the house by one or two meters (about 3-6 feet) will almost certainly not reduce costs by €60,000 (around US$66,000). Right?
If the living area decreases by 30 square meters (approximately 320 square feet), the costs will drop by around 60,000. The basement will also be smaller.
With that size including a basement, the total cost will likely be somewhere between 800,000 and 1,000,000.
Accessory apartment. Check if you can really accommodate care needs in a 50 square meter (approximately 540 square feet) apartment. I recommend the site Nullbarriere. Care requires space.
Does the relative really need a full separate apartment, or would a private bathroom and bedroom connected to your apartment be more practical? Why a kitchen if you prepare 90% of the meals anyway? Why a separate living room if yours is mostly used?
The basement, wall construction, and living area are the main factors to adjust. I would avoid including a basement unless you are building on a sloped plot.
With that size including a basement, the total cost will likely be somewhere between 800,000 and 1,000,000.
Accessory apartment. Check if you can really accommodate care needs in a 50 square meter (approximately 540 square feet) apartment. I recommend the site Nullbarriere. Care requires space.
Does the relative really need a full separate apartment, or would a private bathroom and bedroom connected to your apartment be more practical? Why a kitchen if you prepare 90% of the meals anyway? Why a separate living room if yours is mostly used?
The basement, wall construction, and living area are the main factors to adjust. I would avoid including a basement unless you are building on a sloped plot.
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