ᐅ Initial Floor Plan Design for a Single-Family Home, 155 m²

Hello,

We have already had several discussions with construction companies and have spent the last few weeks putting a lot of thought into our ideal floor plan. We have now found a solid layout and are considering pursuing it further or having other companies provide offers based on it. But first, we wanted to tap into the experience here.

Development Plan/Restrictions
Plot size: 765 sqm (8,234 sq ft)
Slope: at the rear, not within the building zone
Site coverage ratio: none, integration into neighboring buildings
Floor area ratio: none, integration into neighboring buildings
Building zone, building line, and boundaries: 3m (10 ft), and on the east side limited by trees and slope
Edge development: garages and carports allowed; terrace on the house must have a 2.5m (8 ft) setback from the boundary
Number of parking spaces: 2
Number of floors: 2
Roof shape: free choice
Architectural style: classic
Orientation: free
Maximum heights/limits: none
Additional requirements: the tree (see sketch) must be preserved

Client Requirements
Style, roof shape, building type: single-family house, 1.5 stories, gable roof
Basement, floors: no basement
Number of occupants, age: 2 (28 + 29), 2 children planned
Room requirements on the ground floor: kitchen, living room, bathroom with shower, utility room (with separate entrance), mudroom for dogs
Upper floor: 2 children’s bedrooms, master bedroom, bathroom with bathtub
Office: family use or home office? Several days of home office per week
Guests per year: 10
Open or closed layout: rather closed, open kitchen
Conservative or modern construction: rather conservative
Open kitchen, kitchen island: open kitchen, kitchen island preferred, frequent cooking
Number of dining seats: 4-6
Fireplace: no
Music/sound wall: no
Balcony, roof terrace: no
Garage, carport: carport
Utility garden, greenhouse: greenhouse already existing
Additional wishes/specifics/daily routine, also reasons why some things are not desired:
A separation with a door between hallway and stairs is absolutely necessary (for dogs), plus a separate entrance in the utility room as a second mudroom for very dirty situations and as an “emergency door.” We have had multiple problems opening the front door and have that concern.
Space in the utility room for a chest freezer; kitchen at least 9 sqm (97 sq ft)
Bedroom close to the bathroom (for nighttime), second shower downstairs for early shifts
Enclosed staircase with storage, as dogs otherwise get scared

House Design
Planner: construction company (the Polish Danes), slightly modified

What do you like especially? Why?
Separation of stairs and hallway, size of utility room and kitchen
Orientation of the main living areas toward the south
Storage space upstairs and under the stairs

What do you dislike? Why?
Viewline from kitchen to sofa. We would prefer an L-shape, but don’t want to give up the office or the west window in the kitchen. Also, with an L-shape, the open living area would become too large.

Price estimate according to architect/planner: 273,000 EUR from original provider as KfW40 standard
Personal price limit for house, including fittings: 320,000 EUR
Preferred heating technology: geothermal/air heat pump, as no gas is available

If you have to give up on which details/extras:
- can give up: guest room, shower downstairs, walk-in closet, smaller children’s rooms possible
- cannot give up: enclosed hallway, second entrance door, kitchen size too small

Why was the design created as it is now? For example:
Standard design from the planner? Yes
Changes from the standard design?
Pantry removed → larger utility room
Raised knee wall height

What makes it, in your opinion, particularly good or bad?
+ orientation and size of rooms, +mudroom

What is the most important/basic question about the floor plan summarized in 130 characters?

What have we overlooked? What should be changed?

I hope we haven’t missed any information. I will provide a map excerpt shortly.

Attachment: Plot sketch 1cm = 2m (0.8 in)
Original floor plan with load-bearing walls in gray
Changes to the floor plan 1cm = 1m (0.4 in)

And here is the surrounding area as a map excerpt:

Goldelse schrieb:

Price estimate according to architect/planner: €273,000 from the original provider as KfW40 standard
Personal price limit for the house, including fittings: €320,000
Preferred heating technology: geothermal/air heat pump, since there is no gas available.

Others might contribute to the floor plan. I just stumbled over the price.
How can a 155 m² (1,668 sq ft) house be built as a KfW 40 standard house for €273,000? There are definitely a lot of cost items missing – additional construction costs? I would rather have expected around €400,000 including additional construction costs, but excluding landscaping, carport, and fittings (kitchen). Then again, only with an air-to-water heat pump and no geothermal system. And otherwise, just average fittings.

nordanney schrieb:

Others can contribute regarding the floor plan. I just stumbled over the price.
How is it possible to build a 155sqm (1,668 sq ft) house as a KfW 40 standard for €273,000? Surely many items are missing – additional construction costs (building permit/planning permission fees, etc.)? I would expect around €400,000 including additional construction costs, but excluding landscaping, carport, and interior fittings (kitchen). Even then, only an air-to-water heat pump and no geothermal system. Otherwise, just average specifications.

I understood that additional construction costs plus landscaping are not included. So they are neither part of the €273,000 nor of the €320,000.

The prices are €271,000 (KfW 55) and €277,000 (KfW 40), but with geothermal heating and some extras included as standard by the provider. Most of the standard features (we had the chance to review) appeal to us.

Goldelse schrieb:

The cost is 271,000 EUR (KfW 55) or 277,000 EUR (KfW 40), but with geothermal energy and some extras included in the provider’s standard package. We liked most of the standard features (we were able to see them).

Just make sure you carefully check what is not included. However, this information is nowhere clearly stated and you have to find it out yourself. Geothermal energy alone will probably cost around 40,000 EUR (about 40,000 USD). That doesn’t leave much budget for the house itself. Currently, figures between 2,200 and 2,500 EUR per square meter (plus additional costs, landscaping, etc.) are being discussed in this forum, which seem realistic.
I just want to give a warning. If you are happy with the standard package (which might include only about 30 electrical outlets in the house – for that size, 80 to 100 outlets would be more typical), then that’s fine.

nordanney schrieb:

Just take a close look at everything that is not included. However, this is not stated anywhere; you have to find out for yourself. The geothermal system alone will probably cost around €40,000 (about $44,000). That doesn't leave much budget for the house itself. Currently, figures of €2,200–2,500 (about $2,400–2,700) per square meter (sq m) are circulating here in the forum (plus additional costs, landscaping, etc.), which are also realistic.
I just want to warn you. If you are happy with the standard (which might mean only about 30 electrical outlets in the whole house – for this size, 80 to 100 would be more usual), then that’s fine.

We are still budgeting €30,000 (about $33,000) for upgrades like additional power outlets (standard won’t be enough). €15,000 (about $16,500) for the kitchen, otherwise only existing furniture, and €75,000 (about $82,500) for additional construction costs including landscaping.
We can also do without geothermal heating if it’s too expensive.
The 155 square meters (about 1,667 sq ft) refer only to the footprint; the usable living space is less because of the sloped ceilings.