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since we are building, it should be energy efficient and we don’t want to use concepts that might soon be politically outdated or unsupported.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?
I also like option 3 best, especially the way it adapts to the needs of the original poster with the existing furniture.
In some places, there are already pieces of furniture placed in front of windows.
A children's room must be at least 10m² (108 ft²) and can be much larger.
In some places, there are already pieces of furniture placed in front of windows.
A children's room must be at least 10m² (108 ft²) and can be much larger.
K
knalltüte28 Dec 2020 18:1311ant schrieb:
... On the other hand – please don’t forget that today’s younger generations are not inclined to move out of their parents’ home early – I’d say it’s ambitious to expect that kids will voluntarily move out once they get 21 square meters (226 square feet) ... That’s a theory I like! I draw the conclusion: If I’m building a house with children who are already at an age where I can estimate that I want to get rid of them early, I’ll plan for an extra small bedroom for the child. Great! When I was little, I only had 4 square meters (43 square feet) with a bed, desk and chair, and wardrobe.
However, the house was already there when I was born, so I can’t conclude that my parents wanted to get rid of me particularly early. 😎
B
Bertram10028 Dec 2020 18:53superzapp schrieb:
However, the house was already there when I arrived, so I can’t conclude that my parents wanted to get rid of me especially early 😎Well, otherwise they might have moved? :p
P
pagoni202028 Dec 2020 19:10superzapp schrieb:
I only had 4m² (43 sqft) as a small child! Unimaginable... YOU are actually still alive?
You can’t just look at things in general terms and fixate on "standards," from the basement to the kids’ rooms. It has to fit individually. Unfortunately, I often read a lot of "standard" nonsense and far too little individuality, which is at least one of the reasons I’m building myself.
I have a Great Dane and walk through the mud with her every day; noisy children annoy me or sometimes their cries touch my heart. I like listening to music alone; my partner enjoys smoking her hookah in the evening while listening to marching bands... etc., etc.
Generally, this kind of personal lifestyle consideration is barely reflected here. How do I live, what defines my life, do I want distance from my partner or are we joined 24/7 like a knot?
A few days ago, @hampshire asked exactly that in another thread... but received zero response, except for the usual "OP needs kitchen/living/sleeping/working/floor heating/heat pump and since 2020 everybody needs a home office... yawn." Of course, KNX (for scenes...), photovoltaics (a bit of eco-consciousness), KfW-certified house (eco-friendly or state-subsidized energy) are often mentioned.
But none of that really says anything about a house where I can feel comfortable as an individual. Yet 70% of the discussion focuses on the "other stuff" and where subsidies are available. Preferences, lifestyle habits, etc., that make my life enjoyable—totally missing. I read about building a KfW55 house... okay, but what does that tell me? Or a city villa... okay, and? Who are you, what do you like, how do you live?
Even the same high-tech cooktop or a kitchen island with a lowered chassis—though few actually enjoy cooking—keeps repeating. You can have all of it, but where are the different people with their strange quirks that they’re allowed to live with at home and that truly define us?
I feel that the more options and Pinterest there are, the more people tend to all go for the same thing out of herd behavior—and certainly not because of cost, since a personalized design doesn’t necessarily have to be more expensive, maybe even cheaper.
Therefore, it hardly matters whether the kids’ room is 10 or 30m² (108 or 323 sqft). It’s about the content of the room AND!!! especially the surrounding environment! A psychopath can develop in a 50m² (538 sqft) kids’ room just as easily as in an 8m² (86 sqft) room with a curtain—though I’d expect that more in the 50m² type. I can’t see the point of building a child’s room with 20m² (215 sqft) but restricting the entire open living area to 37m² (398 sqft) and cutting off centimeters at every corner. Maybe I simply wouldn’t build in that case.
superzapp schrieb:
However, the house was already there when I arrived, so I can’t conclude that my parents wanted to get rid of me early. “Modern” (or rather current) parents tend more to keep their children with them as long as possible or not lose contact. When I hear nowadays what parents want to know about their kids, it terrifies me. A well-known child psychologist once said: I had a great childhood—I was never bothered because my parents never had time!
W
WilderSueden28 Dec 2020 20:22pagoni2020 schrieb:
@WilderSueden
I have personally never found a model home that I would have built exactly the same way.In the case of the model home, it was less about the exact floor plan (although the one with the basement would fit quite well) and more about the question of quality. You would expect that they put real effort into the model home, so cracks are definitely a bit of a concern.Regarding how we live... the current situation doesn't really matter, and the future is quite uncertain. A year ago, we were hardly at home. Instead, we went climbing three times a week, used the sauna all year round, and had other sports or hobbies. But that will certainly change once we have a child, so any statements based on the past are fairly hard to make. Also, living in a two-room apartment in a block of flats doesn’t really encourage spending time at home.
One thing I can say for sure is that working from home isn’t just a passing trend from 2020. We are moving a bit further out so we can still afford something nice, and that only makes sense if I don’t have to go to the office every day but just once or twice a week. Otherwise, so much of life is lost in the car that I wouldn’t want to move away. At the moment, I’m in the comfortable position of needing only 10 minutes door-to-door by bike. My girlfriend, who is a teacher, also works from home a lot and preferably not just in the living room. However, this doesn’t have to be a must, for example, when guests come for a few days during the autumn break. That’s why the second office is designed for multiple uses—as a guest room and a backup children’s room (a second child’s room isn’t planned, but you never know).
On the topic of children’s room size versus open living space size... in the end, the problem with every plan for us is that we need a lot more space downstairs than upstairs. What you add to the office comes at the cost of the open living area, and if you make the ground floor larger, you end up with more space upstairs as well. How much space exactly depends on the roof pitch and knee wall height, but the floor area will definitely be larger. If I didn’t have to consider everything coming together in one house, I wouldn’t want the children’s rooms to be larger than about 15 square meters (160 sq ft), but the larger children’s room naturally results from the full-floor option in this example. The half-floor option is closer to that target size, but then the office/guest room ends up being rather too large.
Maybe it helps to think of the open-plan living area as the family room, while all the children’s rooms and work/guest rooms serve as retreats and therefore don’t necessarily have to be very large.
About 90% of daily activities take place in the open-plan area: living, cooking, playing, dining (even with 15 guests), extended in summer by the terrace.
When we planned this, we were able to better allocate the room sizes.
About 90% of daily activities take place in the open-plan area: living, cooking, playing, dining (even with 15 guests), extended in summer by the terrace.
When we planned this, we were able to better allocate the room sizes.
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