ᐅ New Single-Family Home Construction in Southern Germany
Created on: 18 Nov 2020 00:43
W
WilderSueden
Hello everyone,
after jumping straight into the basement discussion thread, I want to use this one as an introduction and idea-sharing thread. Some things might seem a bit chaotic at first, but that will surely clear up.
We are expecting our first child in February. Since two rooms are obviously too few for the long term, we need something larger. The housing market here in Konstanz is notoriously difficult, so we didn’t spend much time searching here. Thanks to Corona home office, we focused on areas a bit further away right from the start. Initially, we looked mostly at existing properties, but due to the poor condition of what’s on offer, we unexpectedly ended up deciding to build. We were actually lucky to get a plot in a new development area around Stockach-Pfullendorf. The site started being developed this week and will probably be buildable from summer onward.
Here are some key details:
- He/I am 33, work in the software industry, based in Konstanz, from a rural area
- She is 41, a teacher in the Hegau region, from a city that basically doesn’t exist
- One child on the way, no further children planned and unlikely due to her age
- Currently living in about 65sqm (700 sq ft) with 2.5 rooms in a lovely apartment building…
- Basically, we don’t want anything too fancy—no extensive smart home automation, no luxury mansion with marble and so on. Just something solid and nice. We are not building to fulfill a lifelong dream but to avoid renovating an old house worth half a million euros. Plain wallpaper texture and laminate flooring would be fine for us if the quality is good.
- Accordingly, we don’t mind using a “standard” floor plan from a prefabricated house builder or a typical model home.
- That said, since we are building, it should be energy efficient and we don’t want to use concepts that might soon be politically outdated or unsupported.
- Do-it-yourself work only to a limited extent, as we are neither professionals nor do we have relevant contacts. Also, the new house is a bit further away, so working on it in the evening is unlikely. A weekend of painting before moving in is no problem, and after moving in, doing the carport, terrace, and garden ourselves is also fine.
- The construction partner must be reliable.
Plot and financials:
- Plot roughly 700sqm (7,535 sq ft) at 98€ per sqm → 70,000€, fairly rectangular
- 120,000€ equity (with some reserve left)
- Financing and ownership entirely in my name (unmarried and no joint assets intended)
- Planned overall budget about 500,000€
- Target monthly payment 1,500€
- Accordingly, loan to be repaid in 25 years with that rate, with some extra repayments planned mid-term aiming for about 20 years total
Budget breakdown:
- Plot 70,000€
- Ancillary plot costs 5,000€
- Other construction-related fees 60,000€
- Basement 50,000€
- Kitchen 10,000€
- Driveway, carport, terrace as DIY 15,000€
-----
210,000€
Leaves about 290,000€ in the budget for the house itself, which is probably quite tight for what we have planned. The budget still needs to be adjusted with a buffer.
So far, our wishlist looks roughly like this:
- Not excessively large, more like 120–130sqm (1,290–1,400 sq ft)
- Efficient, modern house
- Photovoltaic system (possibly with battery storage)
- Underfloor heating with heat pump
- Home office for me on the ground floor (makes sense since I mostly work from home)
- Bedroom upstairs, one office for her that also serves as a guest room and reserve nursery
- Large open-plan kitchen/living area
- Basement
- Cistern
- Carport for two cars and one trailer
Our first contact about building was through an ad from the local Town & Country partner. The consultant was friendly, and the show house in Geisingen looked quite nice, but somehow it all felt a bit too conservative. Built according to the Energy Saving Ordinance 2016, standard gas heating. Sure, upgrades are possible, but I’m not sure if a heat pump makes sense under that regulation anymore. The fact that the show house had cracks in the plaster here and there isn’t exactly reassuring either. But the base price is lower. Current status: two meetings, visited the show house, haven’t requested the scope of services yet.
Then we looked a bit into prefab houses. Most offer KfW55 standard, which is closer to what we want and would be a good base for going to KfW40+ since a photovoltaic system is already planned (probably just with battery preparation though). Visited the park in Villingen-Schwenningen. Had a long chat with Schwabenhaus; the consultant seemed to want to downplay costs and was very keen to sell a ground-source heat pump with boreholes. The upgrade options for the promotional houses looked likely to increase costs significantly. Visited Heldhaus, liked it quite a lot but their cost outline overshoots the budget by roughly 100,000€.
Today we had an appointment with Schwörerhaus. The floor plan of one of their promotional houses fits pretty well. Basement plus KfW40+ seems somewhat challenging in combination. Otherwise, a generally good impression; the briefly reviewed scope of services doesn’t give the impression the house would be unpleasant to live in. Let’s see what the first offer will look like. I don’t get the feeling there’s much that could go wrong there.
Next week we have an appointment with Weberhaus. We found a floor plan we really like. The price is initially the highest, but their examples include KfW40+ standard and smart home automation upfront.
Our goal is to narrow down the number of companies we continue with to a maximum of two by Christmas and then decide on a construction partner early next year. In spring, the baby will take priority, not just house planning.
I’ve already posted some thoughts about the basement and possible basement substitutes. The insulation costs for the basement seem to fully consume the additional subsidies, so the photovoltaic battery would have to be paid out of pocket again. One idea on the drive back from the appointment was whether it makes sense to build the house initially to KfW55 standard without extra insulation. The difference in heating costs is relatively small. Then install just the conduit pipes for photovoltaics with battery preparation. A few years later, add a battery once prices drop. That would also likely bring the house closer to the planned budget than going for KfW40+.
These are my thoughts so far. Have I missed anything important?
after jumping straight into the basement discussion thread, I want to use this one as an introduction and idea-sharing thread. Some things might seem a bit chaotic at first, but that will surely clear up.
We are expecting our first child in February. Since two rooms are obviously too few for the long term, we need something larger. The housing market here in Konstanz is notoriously difficult, so we didn’t spend much time searching here. Thanks to Corona home office, we focused on areas a bit further away right from the start. Initially, we looked mostly at existing properties, but due to the poor condition of what’s on offer, we unexpectedly ended up deciding to build. We were actually lucky to get a plot in a new development area around Stockach-Pfullendorf. The site started being developed this week and will probably be buildable from summer onward.
Here are some key details:
- He/I am 33, work in the software industry, based in Konstanz, from a rural area
- She is 41, a teacher in the Hegau region, from a city that basically doesn’t exist
- One child on the way, no further children planned and unlikely due to her age
- Currently living in about 65sqm (700 sq ft) with 2.5 rooms in a lovely apartment building…
- Basically, we don’t want anything too fancy—no extensive smart home automation, no luxury mansion with marble and so on. Just something solid and nice. We are not building to fulfill a lifelong dream but to avoid renovating an old house worth half a million euros. Plain wallpaper texture and laminate flooring would be fine for us if the quality is good.
- Accordingly, we don’t mind using a “standard” floor plan from a prefabricated house builder or a typical model home.
- That said, since we are building, it should be energy efficient and we don’t want to use concepts that might soon be politically outdated or unsupported.
- Do-it-yourself work only to a limited extent, as we are neither professionals nor do we have relevant contacts. Also, the new house is a bit further away, so working on it in the evening is unlikely. A weekend of painting before moving in is no problem, and after moving in, doing the carport, terrace, and garden ourselves is also fine.
- The construction partner must be reliable.
Plot and financials:
- Plot roughly 700sqm (7,535 sq ft) at 98€ per sqm → 70,000€, fairly rectangular
- 120,000€ equity (with some reserve left)
- Financing and ownership entirely in my name (unmarried and no joint assets intended)
- Planned overall budget about 500,000€
- Target monthly payment 1,500€
- Accordingly, loan to be repaid in 25 years with that rate, with some extra repayments planned mid-term aiming for about 20 years total
Budget breakdown:
- Plot 70,000€
- Ancillary plot costs 5,000€
- Other construction-related fees 60,000€
- Basement 50,000€
- Kitchen 10,000€
- Driveway, carport, terrace as DIY 15,000€
-----
210,000€
Leaves about 290,000€ in the budget for the house itself, which is probably quite tight for what we have planned. The budget still needs to be adjusted with a buffer.
So far, our wishlist looks roughly like this:
- Not excessively large, more like 120–130sqm (1,290–1,400 sq ft)
- Efficient, modern house
- Photovoltaic system (possibly with battery storage)
- Underfloor heating with heat pump
- Home office for me on the ground floor (makes sense since I mostly work from home)
- Bedroom upstairs, one office for her that also serves as a guest room and reserve nursery
- Large open-plan kitchen/living area
- Basement
- Cistern
- Carport for two cars and one trailer
Our first contact about building was through an ad from the local Town & Country partner. The consultant was friendly, and the show house in Geisingen looked quite nice, but somehow it all felt a bit too conservative. Built according to the Energy Saving Ordinance 2016, standard gas heating. Sure, upgrades are possible, but I’m not sure if a heat pump makes sense under that regulation anymore. The fact that the show house had cracks in the plaster here and there isn’t exactly reassuring either. But the base price is lower. Current status: two meetings, visited the show house, haven’t requested the scope of services yet.
Then we looked a bit into prefab houses. Most offer KfW55 standard, which is closer to what we want and would be a good base for going to KfW40+ since a photovoltaic system is already planned (probably just with battery preparation though). Visited the park in Villingen-Schwenningen. Had a long chat with Schwabenhaus; the consultant seemed to want to downplay costs and was very keen to sell a ground-source heat pump with boreholes. The upgrade options for the promotional houses looked likely to increase costs significantly. Visited Heldhaus, liked it quite a lot but their cost outline overshoots the budget by roughly 100,000€.
Today we had an appointment with Schwörerhaus. The floor plan of one of their promotional houses fits pretty well. Basement plus KfW40+ seems somewhat challenging in combination. Otherwise, a generally good impression; the briefly reviewed scope of services doesn’t give the impression the house would be unpleasant to live in. Let’s see what the first offer will look like. I don’t get the feeling there’s much that could go wrong there.
Next week we have an appointment with Weberhaus. We found a floor plan we really like. The price is initially the highest, but their examples include KfW40+ standard and smart home automation upfront.
Our goal is to narrow down the number of companies we continue with to a maximum of two by Christmas and then decide on a construction partner early next year. In spring, the baby will take priority, not just house planning.
I’ve already posted some thoughts about the basement and possible basement substitutes. The insulation costs for the basement seem to fully consume the additional subsidies, so the photovoltaic battery would have to be paid out of pocket again. One idea on the drive back from the appointment was whether it makes sense to build the house initially to KfW55 standard without extra insulation. The difference in heating costs is relatively small. Then install just the conduit pipes for photovoltaics with battery preparation. A few years later, add a battery once prices drop. That would also likely bring the house closer to the planned budget than going for KfW40+.
These are my thoughts so far. Have I missed anything important?
Schimi179128 Dec 2020 13:49ypg schrieb:
Remove it. It seems too outdated to me.
... Another one of those "things" I wouldn’t even consider when buying a house. In a new build, something like this will probably be cut again. Clear, straight lines are a must!
"By adding a bay window, the usable living space can be significantly increased. Bay windows are very popular for giving the façade some distinctive enhancements. The rooms receive much more natural light. If the size is appropriate, it is certainly possible to use the bay window as a seating area or a creative corner (writing, painting). The bay window offers comfort and aesthetics (both inside and out)." 😀
However, bay windows are still being installed today.
Schimi1791 schrieb:
This is another example of something I wouldn’t even consider when buying a house. In a new build, something like this will surely be eliminated again during cost-cutting. Clear, straight lines are a must! But we are currently in a new build thread – you have a tendency to mix everything up and not focus on the thread topic here 😎
Regarding your "quote"
Schimi1791 schrieb:
The rooms will be flooded with more light. Take another look at the basement #242 and compare it to your quote... By the way, the disadvantages mentioned in the report and the intended original design are actually much more extensive than just the "light flooding through the bay window" 😉
P
pagoni202028 Dec 2020 14:57Hausbau0815 schrieb:
I once had a tradesperson in the basement who said, "You’ll definitely survive World War III." It’s not something to joke about, but basically, my basement is like a small supermarket, and the neighbors appreciate that. Okay, is that supposed to be a compliment for you? 😀 Like having a "corner shop" in your house... uh, sorry, of course in the concrete basement!
Sure, you can justify anything with that, even a tank in the front yard. I’m a child of refugees, so that mindset is not foreign to me either, but even my parents eventually let go of it and preferred to enjoy the apartment with a rooftop terrace and everything above ground. They were often forced to be in the basement. They appreciated the progress and moved with the times.
Schimi1791 schrieb:
“A bay window can significantly increase the usable floor area. Bay windows are very popular for adding distinctive decorative features to the facade. Rooms benefit from more natural light. If sized appropriately, a bay window can easily be converted into a seating area or a creative corner (writing, painting). Bay windows offer comfort and aesthetics (both inside and outside).” Did you go up to the attic and read an old, yellowed magazine from the settlers’ association from the 1960s? 😱 As a former bay window builder (built in 1990), I can rather tell you as a skeptic about the downsides and honestly don’t know of any real benefits.
“Distinctive decorative features” have always been attempted by sticking some odd bump onto plain and boring buildings or placing a Corinthian-style plastic column in the front yard to forcibly achieve some individuality or style (nowadays called “lifestyle”).
Like so much that is tried but not quite pulled off. This is not just a matter of taste, since real style or classical architecture has developed and endured over centuries and millennia. To even remotely associate a square, concrete basement corner as a stylistic element requires more than just wild imagination—you call it a “distinctive decorative feature”… ufff.
Schimi1791 schrieb:
However, bay windows are still installed today. No, they have since been banned by the architects’ guild… luckily.
Schimi1791 schrieb:
In new construction, things like these will surely be cut again due to budget constraints. Since budget plays a significant role in house building, clean lines definitely make sense for that reason; even with furniture. Although… there is actually a website called something like “Gardens of Horror,” so maybe there should be one called “Bay Window Design Nightmares.”
Schimi1791 schrieb:
Straight, clean lines are a must! Nope, just think of Art Nouveau… there are many excellent architects, including modern ones, who work with shapes and colors. But simply bending something around a corner doesn’t count as meaningful design. Unfortunately, that’s tried too often. I can’t do it either, but I don’t claim to, and I prefer to stick to design styles that didn’t emerge after the third beer at the construction site; better to do nothing than something ugly.
Take a trip to, for example, the Guggenheim Museum in Bilbao—you can’t miss it. It has hardly any straight lines as you might think, and yet it’s beautiful. But it definitely doesn’t have a bay window, at least as far as I saw.
Schimi179128 Dec 2020 15:08pagoni2020 schrieb:
...
Did you go up to the attic and read in a yellowed magazine from the Settlers’ Association from the 1960s? 😱 As a former bay window builder (built in 1990)
... No! My first source was this forum, where the pros and cons of bay windows have been discussed extensively. However, a bay window in its current form should not be confused with bay windows of the past.
For example, Pinterest has 60 different bay window ideas from 2020, and on every “house builder” website, you can find model homes with bay windows— in any form you can imagine— as Google shows. 🙂
ypg schrieb:
But we're currently in a new build thread here — you have the habit of mixing everything together and not focusing on the thread itself 😎 Mixing? I responded to the picture in post 242, where a bay window is described as “old-fashioned.” Yet, bay windows aren’t labeled as old-fashioned even in this forum, as the quote in post 247— which comes from this forum itself— clearly shows. See above for the rest.
W
WilderSueden28 Dec 2020 15:12ypg schrieb:
I know. I had several arguments against it, but they were ignored. It was always about the resale value 🙁I remember that I also addressed the topics of muscle relaxation and bathing in general. But I think that got lost in the discussion about resale value. Otherwise, I see few compelling reasons to install a bathtub that we haven’t needed so far and will probably manage without in the future. To me, the bathtub topic sounds somewhat dogmatic for some people, just like the idea that the washing machine absolutely cannot be in the bathroom. It’s been there so far, and I haven’t missed anything in that regard. Of course, a dedicated laundry room would be nice, but we’re planning a house of about 130cm (1400 sq ft) and now without a basement. Extra rooms for the washing machine and dirty laundry or even an unused bathtub take up quite a bit of living space.P
pagoni202028 Dec 2020 15:23Schimi1791 schrieb:
No! My first source was this forum, where the pros and cons of bay windows have been discussed in detail. However, the bay window in its current form shouldn’t be confused with historical bay windows.
For example, on Pinterest, there are 60 different bay window ideas from 2020, and on every “homebuilder website,” you can find model homes with bay windows—in whatever form—as Google shows 🙂 Oh, I see... it’s on the “Internet”... then it must be true.
Of course, you can design bay windows and everything else beautifully. Just as there are beautiful flat roofs, attractive fire ponds, and nice basements (for example, wine cellars in Spain/France, mostly vaulted rather than bay windows 😀). Yes, you can... Unfortunately, besides Pinterest, there is also visible reality; Pinterest remains virtual, but the truth is often harsh and clearly visible in some housing developments.
Okay, if the model home center and Google show it that way, then I’ll concede on taste.
WilderSueden schrieb:
...but we are planning a house with about 130 m² (1400 sq ft) and now without a basement. Extra rooms for the washing machine and dirty laundry, or even an unused bathtub, really take up a lot of living space. That’s true, although... if you originally planned 130 m² (1400 sq ft) of living space plus a basement, and now leave out the basement, maybe you still have a few square meters to spare if the basement costs are eliminated. I always think it’s good when someone designs their home according to what they currently and foreseeably need or want. From that perspective, a bathtub would make sense to me. But I also know people who say they don’t need this or that, and so they simply don’t include it. I think that’s just as valid.
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