ᐅ Rough Cost Estimate for BJ55 Renovation

Hi everyone,

Next Monday, I will be viewing a property in the Stuttgart area.

Of course, before finalizing the purchase, I will have an expert inspection, but for now, I’m checking it out on my own. I previously made a rough estimate of the renovation and refurbishment costs:

Do you think my cost estimates are realistic, or am I way off? (Some work would be done DIY, and the rest by hired contractors, architect?)

My main concern is that our maximum budget is around €600,000 (about $650,000), and if we go over that, I don’t want to proceed with anything further.

What I know so far:
- Only the windows on the upper floor need replacing.
- Heating, electrical, and plumbing systems all need to be completely redone.
- Built in 1955 (the realtor mentioned that insulation might not be necessary because of that, what do you think?)
- Roof condition is okay but will need work within the next 20 years. At that point, I might also consider expanding the dormers.

It’s quite crazy what prices are being asked for old properties with only about 100m² (1,076 sq ft) of living space. But it’s all about location, location, location...

There probably won’t be an energy performance certificate yet, so one will likely need to be obtained first.

Additional costs to renovate the ugly terrace and invest a bit in the beautiful garden?

Updating the electrical system in an older building often costs more than rewiring a new build (I’m currently going through this to some extent). Also, electricians are currently in high demand (skilled labor shortage / lack of apprentices), and it seems this is being exploited (high prices for poor quality work). It’s better to budget more.

Even if you plan to completely renovate the bathroom(s), the budget can quickly become tight (anything from low to high costs is possible).

But if you like the location and neighborhood, everything else is manageable. You don’t have to do everything at once. Want to replace the oil heating system? Pellets, gas, or oil again? (Is that still permitted?) For gas, remember to include the cost of the connection, which alone can run into several thousand, depending on the area.

Roger12 schrieb:

At the time, I made a rough breakdown of the renovation/refurbishment costs:

This seems to be the same as for the 1973 prefab concrete house. And when I compare it to the wish house sketched—in at least its outer appearance—in https://www.hausbau-forum.de/threads/efh-159qm-gerades-Grundstück-richtig-kalkuliert.36775/, I can’t help but get the impression of a progressively desperate, to put it kindly, "runaway willingness to compromise." I once heard that when making requests to the universe, you should be clear and specific; at least esoteric practitioners see a causal connection between vague wording of what you want and the mediocre quality of what you receive. That may just be clever talk—but you should move away from focusing on the lesser evil as the "new optimum" and be willing to make further reductions beyond that (and then push those reductions all the way to the budget limit!). Your "strategy" of hoping that your "universal calculation 142," reminiscent of Deep Thought’s answer "42," will ultimately result in a tolerable livable object, in my view, does not seem likely to bear fruit.

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Electrical work will probably become more expensive. Bathrooms even more so, especially with water supply and drainage.
Roofing... Just the roof tiles? That seems implausibly low to me.
Insulating between rafters turns out to be significantly cheaper than estimated.
This is what stands out to me at first glance.

First of all, regarding the purchase price – nothing unusual for a good location. However, it looks quite rural with similar surrounding buildings. But you probably know better how prices are in your area.

100 sqm (1,076 sq ft) of living space is likely distributed about 70/30 between the ground floor and the upper floor, so the ground floor area is significantly larger. Plus, the property has a basement.

Roof insulation: If you have a few hours, do it yourself and save around 12,000–15,000 euros.
Roof covering: Why?
External insulation: For that price, you can insulate the house to new-build standards.
Internal insulation: Who does that and why?
Basement ceiling insulation: Do it yourself for half the cost.
Heating including radiators: What kind of heating system will be installed? Choose an air-to-water heat pump if you’re doing everything yourself, and remove the screed / install underfloor heating. The cost difference isn’t significant. You can also remove the screed in the basement.
Window replacements: Should be sufficient for all windows (plastic) and the front door.
Electrical work: This might be more expensive for solid work (there are plenty of electricians on relevant platforms – of course with an invoice).
Doors and frames: Should cost about half for really good doors.
Bathrooms: This could be way too much or too little…
Floor coverings: Okay – but please avoid plastic!
Kitchen: Depends on your preferences.
Other: Depends on your preferences.

My tip: Invest in an energy consultant and aim for a KfW efficiency house 85 standard or better. You’re already doing so much for that.

nordanney schrieb:

100 sqm (1076 sq ft) of living space is probably divided about 70/30 between the ground floor and the upper floor,

I see this primarily as a clear case of a niche property—not in the classic sense, since it’s not a gem of sociocultural architectural history, but rather in the sense of "a prime source of disappointment" for anyone who actually did not want "exactly this kind of thing" (which, unfortunately, I suspect is the case here). In terms of layout, yes, it will likely have the typical floor area distribution of a one-and-a-half-story house with a low knee wall.

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https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/