ᐅ Floor plan of a 1.5-story house with a captain’s gable, covering just under 200 square meters

Are you currently discussing the house with Gussek Haus as shown in the drawing? On the ground floor, mostly only the bark remains from the pine alley, but inside the beetles have made significant changes.

If the promotional house then costs around 450,000 (currency), that would probably be quite realistic. On top of that, there would be about 18 sqm (190 sq ft) more, an additional charge for custom design, and some details like a second bathroom. A (partial) basement would also be added with further processing according to the building permit / planning permission. I think the budget will at least be very tight.

The bathrooms upstairs probably force sitting while urinating, on the floor beyond a certain size 😉, offsets on the ground floor feel restless, and the entrance area seems out of place. Overall, I don’t find it particularly bright. The kitchen and dining table look more than cramped on the left side of the drawing, while there is a lot of free space in front of the patio door.

ypg schrieb:

https://www.hausbau-forum.de/threads/feedback-zu-unserer-grundstueckswahl-erwuenscht.37911/page-4
Take a look here. It should be about plot 27, where the neighbor’s driveways are each 2.50 m (8 feet 2 inches) wide.

Thanks, I remembered that too.

If the garage is built up to the boundary, will the fire department access for the neighbor to the north be too narrow?

The bay window tells me that we definitely need an architect here. I can’t figure out how the garage would work in this layout.

Hi, thanks for the feedback. Sorry, I forgot to link the old thread. Thanks for adding it.

The house I was referring to wasn’t the standard Kiefernalley, but the one under "Promotions" and then "KFW Special Series," specifically the Kiefernalley house. The upper floor just got a second bathroom added. Last night before going to bed, we also found the Sanderau promotional house from Gussek Haus (easily found by googling), which has an almost identical upper floor layout (instead of a gallery, a third kids’ room) and a more compact right side on the ground floor. We just don’t know if you can fit a shower bathroom, a second office, and a small entrance hall (mudroom/windfang) in there.

driver55 schrieb:

(Or are the 12 sqm stairs included? Then it would be 42 sqm including living area) The rest is like in a (poorly laid out) 150 sqm house.

The stairs are included in the calculation.

driver55 schrieb:

(270 sqm vs. 550k€ max)

How do you get 270 m²?

driver55 schrieb:

First, the target needs to be clarified or "cleaned up."

There aren’t many goals. We have 134.6 m² (1450 sq ft) of area that we can cover with house and terrace. Upper floor: 1 bedroom, 3 kids’ rooms, 1 full bathroom, one functional WC where the dryer and washing machine can also be placed, and a small storage room. Ground floor: open-plan kitchen and living room, shower bathroom, 2 offices (one as a guest room), plus entrance hall (windfang). The kitchen should face the front, as should the small office.

ypg schrieb:

A similar floor plan has been discussed here before…

Do you happen to know where?

ypg schrieb:

Personally, it feels too closed off to me. Too long a corridor to the living spaces.

That’s actually our pro argument. All those layouts where you can look straight at the couch or coffee table from the entrance are an absolute no-go for us. Or having to walk through the front yard to get to the upper floor every evening because the staircase is right at the entrance — no thanks.

ypg schrieb:

The pantry with barely 60 cm (24 inches) depth corresponds to a tall kitchen cabinet.

We are aware of that, but in our current detached house, we have a small one like that and we find it great.

ypg schrieb:

Bathrooms on the upper floor are probably disqualified due to the sloping ceiling?

The knee wall height is planned at about 130 cm (51 inches), and there will be Velux windows above the toilets, so that should counteract the issue.

K1300S schrieb:

What are those colored blocks in the entrance hall?

They are small coat racks for the kids, I think from Ikea.

K1300S schrieb:

Go to an architect, but WITHOUT these scribbles.

We contacted 15 architects in our target region in March with detailed requirements, got 7 responses, 5 had no availability until at least October, and of the two we talked to, one complained that we had too many specific wishes and the other just wasn’t a good fit for us.

borxx schrieb:

Are you currently talking with Gussek Haus about the house as drawn here? The Kiefernalley is mostly still just the shell on the ground floor, but internally they've done a lot of redesigning.

Not explicitly about this new design, but the last ones, yes. We haven’t signed a contract yet, so no architect from their side is involved; once everything is signed, detailed planning will begin. The exterior dimensions are more important at this point.

borxx schrieb:

If the promotional house costs around 450k€, that would be quite realistic. Then there would be about 18 sqm (194 sq ft) more, extra costs for custom planning and some details like the second bathroom. (Partial) basement is also additional with work on the building permit/planning permission. I think it will be quite tight financially.

Don’t worry about that; I already have two offers based on two concrete designs, and they were all within budget.

borxx schrieb:

The upper bathrooms probably force you to sit to pee, or otherwise to squat on the floor 😉,

The knee wall is about 130 cm (51 inches), and Velux windows will be above the toilets, so that should avoid that problem. Also, the bathrooms are not that big.

hanghaus2000 schrieb:

The arched window tells me you definitely need an architect here. How the garage is supposed to fit doesn’t make sense to me.

The arched window is only there because we wanted a large window, and the tool we’re using didn’t support anything else. We’ll have to see how it really looks during the final fittings. We have a preliminary fittings appointment on Friday.

hanghaus2000 schrieb:

If the garage is on the boundary, is the fire access road for the neighbor to the north too narrow?

Hmm, good point. I need to talk to the neighbors. The driveway is 3 meters (10 ft) at the entrance and 4 meters (13 ft) wide afterwards, so it should be fine.

We’ve already agreed with the neighbors not to put any fences along about 15 meters (49 ft) of the driveway so they can access their driveways more easily, which makes the situation a bit more relaxed.

borxx schrieb:

Kitchen and dining table look more than tight on the left side in the drawing,

The table already exists; we tested the measurements, and it fits.

Thanks for the feedback, but honestly, it’s hard for me to take anything concrete from this besides "go to an architect."

blubbernase schrieb:

but the detailed planning only starts once everything is signed.

That surprises me quite a lot. You haven’t just joined recently, so you should know that this is exactly the wrong sequence. Of course, you can — and will — still make adjustments and changes after signing, but major issues like an additional bathroom or a partial basement need to be resolved before signing.

blubbernase schrieb:

"go to the architect"

I can only repeat myself here. 😉 It doesn’t have to be a freelance architect, but starting by buying a standard house and defining custom requests later doesn’t seem very sensible to me. I can tell you that our contact with Gussek Haus was similar, which is why we decided against this provider due to the many unresolved questions that were to be clarified “later.” It can definitely be done differently and better.

The budget will probably not be sufficient for an all-in price at this time.
Do you have a quote for the basement including disposal?
Do you have all the additional construction costs?
Do you have all the costs that are specified as the client’s responsibility in the scope of work?
Do you have all the costs that will arise but are not listed in the scope of work?
What is the standard described in the scope of work? From electrical installations to tiling and the front door?
Does this match your expectations?

Draw a 2 m (6.5 ft) line on the floor plan.

Large entrance hall – little space for a coat rack
Small pantry – every cupboard adds more storage space. You still have a basement, right?
Kitchen is not very ergonomic
Dining area – how wide is it?
Kitchen is relatively far from the terrace
On the upper floor:
Bedroom has hardly any storage space
Toilets are probably not suitable for tall people
Very large hallway
Where will the dirty laundry be collected?

I didn’t like the original plan, and in my view, this is an attempted improvement that has actually made things worse.

blubbernase schrieb:

How do you arrive at 270 m² (2,906 sq ft)?

blubbernase schrieb:

House design
Ground floor: footprint 107.5 m² (including stairs)
Upper floor: footprint 101.2 m² (including stairs)
Basement: approx. 70 m² (approx. 753 sq ft)[/U]

Furthermore, I gather from your responses: “Everything is wonderful, this is how we’ll build.” 😳
All I can say is “Help.”