ᐅ Newcomer Seeks Advice – When Should Planning Start?

You can optimize shading considerations during the room planning stage. I have always made sure that the home office has at least two proper windows on adjacent walls so that you can shade the direction the sun comes from. It’s also quite clever if one of the windows faces north.

In general, it’s recommended that the bedroom has windows on more than one side to allow for cross-ventilation at night.

criberg schrieb:

Back to the original question: I am 30 now and will turn 31 this year. My girlfriend will be 29 this year. Ideally, we would like to move into our own home in about three years. When would be the right time to start taking care of the first steps? We don’t have a plot yet.

Then it’s about time to start planning. Construction usually takes around 10 to 12 months from building permit/planning permission with most companies we contacted. The approval process can vary by location but usually takes around 3 to 6 months. Before that, you need surveys, soil tests, and the two smaller tasks of finding a suitable builder and finalizing a floor plan. From the moment you have confirmed the plot, you’re looking at roughly 1.5 to 2 years lead time until moving in.

And for the plot itself, you also need to allow lead time. If you’re looking in a new development area with an application phase, or buying privately, that all takes time. So now is the time to clarify your budget (by the way, 420,000 for 150 sqm (1,615 sq ft) including land and landscaping will be challenging) and start searching for plots.

WilderSueden schrieb:

When planning the rooms, you can optimize shading a bit. I always made sure the office has two proper corner windows so you can shade the direction from which the sun comes. It’s also very practical if one of the windows faces north.
In general, it’s recommended that the bedroom has windows on more than one side to allow cross-ventilation at night.

It’s about time to get started. Construction time is roughly 10–12 months from building permit / planning permission with most companies we contacted. The permit can take between 3–6 months, depending on the location. Before that, you still need surveying, a soil report, and two minor things: finding a suitable builder and a floor plan. From the moment the plot is confirmed, you’re looking at about 1.5–2 years lead time until moving in.
And you also have lead times for the plot itself. If you end up in a new development with an application phase, or if you’re looking for something privately, this all takes time. That’s why you should clarify your budget now (420,000 € for 150 sqm (1,615 sq ft), including the plot and landscaping, will be difficult, by the way) and start searching for plots.

As I said, it’s wishful thinking. Whether it will really turn out like that is a bit uncertain. Regarding the budget, when we talked to LBS back then, they also mentioned that building might exceed that amount. Still, when I look at the real estate market here, houses for sale priced around 400,000 € and dating from the 1970s often come up. That’s not necessarily a deal-breaker, but if the interior is still from the 1970s, you’d have to invest a decent amount to renovate it. At least, that’s what I fear.

Houses priced at 400,000€ do exist, but that’s only part of the story. You also have additional purchase-related costs of around 50,000€, plus often necessary renovations. The exact amount depends on the individual case and your requirements, but I have seen original kitchens and bathrooms even in this price range. Heating systems are a common issue, and some houses from the 1970s still have poor energy efficiency. I have also observed that this type of house was often neglected (with one exception), and previous owners only invested money when something was really broken. Houses in good condition are usually sold privately.

WilderSueden schrieb:

Houses priced at €400,000 exist, but that’s only part of the story. You still have around €50,000 in additional purchase costs, plus usually necessary renovations. How much depends on the individual case and your expectations, but I have seen original kitchens and bathrooms even in this price range, and heating systems are a typical issue. Some houses from the 1970s still have very poor energy efficiency. I’ve also noticed that these types of houses were often neglected (except for one), and previous owners only invested money if something was really broken. Houses in good condition are usually sold privately.

You’re basically voicing exactly what I feel. Sometimes I almost cry when I see the energy certificate. Last year, when we were searching for a new apartment, there were 2-3 nice houses at reasonable prices. But all of them had energy consumption rates that were just terrible.

What exactly does “sold privately” mean in this context? That sounds like a completely different world than the one I live in 😀

"Under the radar" means that someone looking for a house knows someone who knows someone who wants to sell a house, and the two are brought together without the house ever appearing on a real estate portal or in the newspaper. With less desirable houses, often no one is found this way, and they end up on the public market, where mass viewings take place every 10 minutes and the agent says, “well, it’s just a house for $400,000.”

WilderSueden schrieb:

"Off the record" means that someone looking for a house knows someone who knows someone who wants to sell a house, and they connect without the house ever appearing on a property portal or in the newspaper. For poor-quality houses, often no one is found, and those end up on the open market where mass viewings take place every 10 minutes and the agent says, "well, it’s just a house for $400,000."

I wouldn’t have expected that with houses, wow.
Would it perhaps also make sense to ask a realtor friend about plots of land, for example? Land seems to be somewhat scarce around here (Mülheim), but maybe I’m just not looking properly. The question here is whether it’s even worth it now.
Also, I’m wondering what someone would estimate for a house of about 140–150 sqm (1,500–1,615 sq ft) on a roughly 400 sqm (4,300 sq ft) plot, all-in.