ᐅ Newcomer Seeks Advice – When Should Planning Start?

criberg schrieb:

Maybe there are some bargains to catch here as well?

Those don’t exist anymore today :p

criberg schrieb:

The question then is what kind of house and which manufacturer. It's not that one/I would want to go for the cheapest junk, but maybe you can still find some bargains here?

How and with whom you want to build is your decision. For us, there is a range of about 50,000€ (approximately 55,000 USD) between the offers, which is largely due to the features (building technology, many more and larger windows) as well as an extension for the utility room (which is otherwise integrated in the house) and having the upper floor as a full story. It also somewhat depends on whether a provider operates 15 model homes and has to pay commissions to the sales representatives there or not. The commission for a specific provider comes only at the end, so first think about which rooms you need, what you will use them for, and how large they should be.

When comparing providers, always pay attention to the building specifications, especially what is not included. Many providers shift all the risk and coordination of preliminary work onto the client, but there are also providers who take care of earthworks, sewer connections, and so on. Don’t be fooled by any provider promising superior construction methods—you can build solid (masonry) or prefabricated homes to meet everything from the Energy Saving Ordinance up to KfW40+ standards if you want. From building permit/planning permission to moving in, both construction types generally take about the same time. It might also be worthwhile to stroll through a model home park and pick up brochures from different providers. Flip through floor plans and see what you like, and clarify the basic style you prefer (pitched roof, Bauhaus box, etc.).

criberg schrieb:

The question then would be what kind of house, from which manufacturer. Not that one/I would want to buy the cheapest junk, but maybe you can still find some bargains here?

The big question will be whether you can find a plot of land without a developer tie-in.
That doesn’t seem to be easy, especially if you stay within the catchment area of the cities.
And even then, you still have to consider the zoning plan, which might not allow your preferred roof design.
Given the current (and likely long-term challenging) plot situation, only two things should really matter:
1) Is the location acceptable
2) Am I allowed to build 150 sqm (1,615 sq ft) of living space plus terrace and carport there (or however many square meters you want)

WilderSueden schrieb:

How and with whom you want to build is your choice. For us, there was a price range of about €50,000 (around $54,000) between the offers, which was largely due to the features (building services, many more and larger windows), an extension for the utility room (where it is normally integrated into the house), and once the upper floor being a full story. It also partly depends on whether a builder maintains 15 show homes and pays commissions to the sales representatives working there. The commission for a certain builder only comes at the end, so first focus on which rooms you need, what you will use them for, and how big they should be.

When comparing builders, always pay attention to the building specifications, especially what is not included. Many builders pass all the risks and the coordination of preliminary works onto the client, but there are also builders who take care of earthworks, sewer connections, and similar tasks. Don’t be persuaded by any builder claiming a superior construction method; you can build with either masonry or prefabricated systems to comply with everything from the Energy Saving Ordinance to KfW40+ standards if you want. From building permit to moving in, both construction methods take roughly the same time. It can also be worthwhile to walk around a show home park and collect the builders’ brochures. Flip through the floor plans and see what you like, and clarify the basic style (pitched roof, Bauhaus cube, etc.).

There is supposed to be a difference between large manufacturers and smaller local builders, if I understood correctly from my previous forum research. Visiting show home parks is currently a bit “tricky,” but it’s definitely on our list to visit 2-3 parks when it’s allowed and they reopen. I have also already requested information by email for three houses from some manufacturers, and I expect to receive at least some material by mail for one of them soon. I haven’t found the suggested post by 11ant yet, although I’ve come across recommendations for it a few times in other threads. Do you happen to know the thread title? 🙂

Ideensucher schrieb:

The big question will be whether you find a plot of land without a builder tie-in.
That does not seem easy, especially if you want to stay within the catchment areas of cities.
And even then, you have to consider the zoning plan, which might not allow your preferred roof shape.
Given the current (and seemingly long-term unchanging) land situation, only these points should really matter:
1) Is the location acceptable?
2) Am I allowed to build 150 m² (1,615 sq ft) of living space plus terrace and carport (or whatever size you want) there?

Would a plot of land with a builder tie-in really be that “bad” compared to buying one separately? I have already read in this forum that there are tax issues involved, but I have never found actual numbers showing how big the differences are.

criberg schrieb:

Would a plot of land with a developer commitment really be considered "worse" compared to buying one separately beforehand?

It’s only "worse" in the sense that you a) are tied to the developer and b) have to pay property transfer tax on both the house and the land.

Example:
Separate purchase: land €200,000 and house €400,000 = property transfer tax 6.5% on €200,000 = €13,000
Combined purchase of land and house for a total of €600,000 = property transfer tax on €600,000 = €39,000

criberg schrieb:

Would a property tied to a developer contract be really that "bad" compared to buying a separate plot beforehand?

This can have two disadvantages:
1) The property transfer tax applies to both the land and the house, as shown in Nordanney’s calculation. Some say the house provider claims this is not the case, but you will likely never get this in writing. So be cautious about statements from sellers.
2) Your choice of house is limited, or you have to build with a somewhat more expensive provider — with free choice of provider, you might save around 20,000 (or invest that in a few extra square meters or better house features). Alternatively, you may have to build with a low-cost provider who cannot fulfill your special requests, or offers them at an unreasonably high price. Someone once mentioned they were offered radiators instead of underfloor heating, or underfloor heating only on one floor. You should be aware of this BEFORE signing anything.