ᐅ Construction of an approximately 190 sqm urban villa in Hesse (Wetterau district)
Created on: 10 Jul 2022 17:36
D
Dribbdebach
Dear Homebuilding Community,
First of all, thank you very much for the countless tips and suggestions from all of you. I have been visiting this forum for many years and have always greatly benefited from it.
Accordingly, I would like to give something back by sharing our building project here. However, this is not entirely selfless—I welcome advice and recommendations.
For about 10 years, I have been searching for a house and have viewed many existing properties. Building was initially not an option, as plots were either unavailable or far too expensive. So far, I haven’t found the ideal house, but nearly 10 years ago I bought my first condominium and then a second one two years ago. Both apartments are now rented out, currently almost breaking even, and in about a year they will start generating income.
Fortunately, we have now purchased a plot in a new development area and, despite the challenging situation, want to fulfill the dream of owning our own house.
A few details about us:
About the house:
Regarding the budget for the house:
About 570,000 euros remain, we are estimating around 60,000 euros for additional construction-related costs.
Outdoor work will be done gradually by ourselves, a garage could also be postponed.
We therefore need a builder who can construct a house for about 470,000 euros. This is quite ambitious for the desired size. We have had many discussions at model homes, and most providers come in at a minimum of 500,000 euros.
Offer 1:
We have chosen a small regional builder who would construct a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the quality offered and would be sufficient for us. However, we would only have a fixed price for the shell house. The remaining trades would be supervised by this builder but carried out by partner companies, and I believe fixed price guarantees here are unrealistic. Ideally, we would stay within budget, but the buffer would be very tight, and the outdoor areas and garage might initially be at risk or very minimal.
Here is my first question for you: The builder basically suits us, but we are unsure whether it is wise to forgo fixed prices due to war, inflation, and material shortages. While I see some chances for stable or even slightly lower prices due to a slowdown in construction orders, the inflation risk from the energy crisis might still dominate for now. Would you currently take such a risk?
A house potentially costing 1 million euros due to cost increases is really out of budget and, combined with rising interest rates, could become a long-term burden. It wouldn’t ruin us, but we would likely have to sell the (really nice) condominiums then.
Offer 2:
The alternative: A very large provider from a parent company that almost everyone here probably knows. Premium within the group, but overall very much focused on good value for money. Timber frame construction—not our favorite since we prefer solid construction—but based on information from this forum, I would probably be satisfied with this construction method in the end.
We received a good price offer there, close to 400,000 euros. After selecting many extras and special requests, I still ended up at about 450,000 euros. Not all line items are comparable with the first offer, but some things are included here that are not yet priced in the first offer.
With additional construction costs, outdoor work, and a double garage, we are still within the budget and could even spend around 20,000 euros more on selections.
There are positive reviews of this provider but also some very critical comments. Given the large number of houses they build annually, the number of critics may be appropriate in absolute terms, but you could certainly be one of them.
My further questions for you: How do you assess the risk of being let down by such a large provider? Would you choose a builder with a large budget who does not necessarily have a reputation for delivering houses to the highest standard? I do not intend to sell the house again, but future property valuation plays a role in refinancing at follow-up financing. If the house ever needs or should be sold, some buyers might be put off by the construction method or the original general contractor. Has anyone built with this provider or lives in one of their houses?
Floor plan designs are quite advanced and have been optimized multiple times. The development area is ready, and as financing is secured, construction should start soon. The second offer will expire soon, so the main decision now is basically for or against the second offer. With the first offer, it would still be possible to request new comparison offers. If we choose the second provider, we need to decide soon.
Thank you very much for any tips and recommendations. I am happy to provide further information.
First of all, thank you very much for the countless tips and suggestions from all of you. I have been visiting this forum for many years and have always greatly benefited from it.
Accordingly, I would like to give something back by sharing our building project here. However, this is not entirely selfless—I welcome advice and recommendations.
For about 10 years, I have been searching for a house and have viewed many existing properties. Building was initially not an option, as plots were either unavailable or far too expensive. So far, I haven’t found the ideal house, but nearly 10 years ago I bought my first condominium and then a second one two years ago. Both apartments are now rented out, currently almost breaking even, and in about a year they will start generating income.
Fortunately, we have now purchased a plot in a new development area and, despite the challenging situation, want to fulfill the dream of owning our own house.
A few details about us:
- 2 adults (40 years / 38 years), two children (elementary school age)
- Net income including child benefits about 8000 euros
- Rental income of approximately 1800 euros (currently nearly cost-neutral, from next year about 400 euros monthly profit, significantly more in the medium term as loans are gradually paid off)
- Budget 850,000 euros (financing for the house construction is secured)
- Land purchase costs including additional fees about 280,000 euros, already acquired
- The apartments only make sense tax-wise when owned together and are not intended for sale. The budget could probably be increased slightly if necessary.
About the house:
- KfW55 standard is sufficient for us and is also being offered
- Urban villa on a slab foundation with porch, heat pump, photovoltaic system
- Possibly with a small bay window at the front door and on the garden side
- Ground floor with living room, open kitchen, utility room, study, guest toilet/shower
- Upper floor with 2 children’s rooms, master bedroom, 2 bathrooms, guest room
- Ceiling height 2.80 m (9 ft 2 in), electric roller shutters
- Detached double garage
Regarding the budget for the house:
About 570,000 euros remain, we are estimating around 60,000 euros for additional construction-related costs.
Outdoor work will be done gradually by ourselves, a garage could also be postponed.
We therefore need a builder who can construct a house for about 470,000 euros. This is quite ambitious for the desired size. We have had many discussions at model homes, and most providers come in at a minimum of 500,000 euros.
Offer 1:
We have chosen a small regional builder who would construct a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the quality offered and would be sufficient for us. However, we would only have a fixed price for the shell house. The remaining trades would be supervised by this builder but carried out by partner companies, and I believe fixed price guarantees here are unrealistic. Ideally, we would stay within budget, but the buffer would be very tight, and the outdoor areas and garage might initially be at risk or very minimal.
Here is my first question for you: The builder basically suits us, but we are unsure whether it is wise to forgo fixed prices due to war, inflation, and material shortages. While I see some chances for stable or even slightly lower prices due to a slowdown in construction orders, the inflation risk from the energy crisis might still dominate for now. Would you currently take such a risk?
A house potentially costing 1 million euros due to cost increases is really out of budget and, combined with rising interest rates, could become a long-term burden. It wouldn’t ruin us, but we would likely have to sell the (really nice) condominiums then.
Offer 2:
The alternative: A very large provider from a parent company that almost everyone here probably knows. Premium within the group, but overall very much focused on good value for money. Timber frame construction—not our favorite since we prefer solid construction—but based on information from this forum, I would probably be satisfied with this construction method in the end.
We received a good price offer there, close to 400,000 euros. After selecting many extras and special requests, I still ended up at about 450,000 euros. Not all line items are comparable with the first offer, but some things are included here that are not yet priced in the first offer.
With additional construction costs, outdoor work, and a double garage, we are still within the budget and could even spend around 20,000 euros more on selections.
There are positive reviews of this provider but also some very critical comments. Given the large number of houses they build annually, the number of critics may be appropriate in absolute terms, but you could certainly be one of them.
My further questions for you: How do you assess the risk of being let down by such a large provider? Would you choose a builder with a large budget who does not necessarily have a reputation for delivering houses to the highest standard? I do not intend to sell the house again, but future property valuation plays a role in refinancing at follow-up financing. If the house ever needs or should be sold, some buyers might be put off by the construction method or the original general contractor. Has anyone built with this provider or lives in one of their houses?
Floor plan designs are quite advanced and have been optimized multiple times. The development area is ready, and as financing is secured, construction should start soon. The second offer will expire soon, so the main decision now is basically for or against the second offer. With the first offer, it would still be possible to request new comparison offers. If we choose the second provider, we need to decide soon.
Thank you very much for any tips and recommendations. I am happy to provide further information.
Dribbdebach schrieb:
To keep things interesting, there is a bay window at the front of the house and a platform with columns (maybe a slight touch of Roman style). What each person considers extravagant or lively (as opposed to boring) is quite subjective 😉
The main thing is that you like it, and the house feels special (beautiful) to you.
Dribbdebach schrieb:
Our address is on the street to the south. We want to place our house quite far toward the northern part of the lot. The driveway will be from the north side, and the front door will be there as well, with the garden located on the south side. Both the building authority / planning permission office and the land management company have no objections. How does the mail carrier and parcel delivery service handle this? Your address will be on the southern side, as you mentioned.
Dribbdebach schrieb:
Subdivision of ground floor / upper floor with office as bedroom in case you want to rent out the upper floor I don’t see it as subdividable or accessible for disabled persons. The rooms at the front are located before the staircase, making that difficult.
My comments:
The drawn sofa size is striking, as well as the apparent desire for a large dining table. I recommend that you carefully review the dimensions and sketch a sofa with typical depth and width for yourself.
The upper floor office has too much window area facing south and would need to be darkened for about half the year. It is also too exposed for a street-facing room. The same applies to the bedroom and also one of the children’s rooms. Consider carefully whether you want to expose your private area, even when dressed, or share your personal retreat with the street. Personally, I find the bedroom, with the proposed layout including windows, not very cozy. The children’s rooms are a good size, which is positive—even if it would be nice to reduce each by about 3 square meters for a better layout.
The different window sizes compromise the exterior appearance; on the south side, there are six windows with five different sizes, and on the east side, four windows all with different sizes. I think the general contractor’s draftsman lost track somewhere.
The windows extending into the corners also do not look very appealing. Okay, if you want to call that extravagant, maybe some will approve of it 🙂
Also, consider a wardrobe with proper depth; at the moment, it looks more like a sideboard or coat hook niche.
D
Dribbdebach30 Jul 2022 19:06ypg schrieb:
It’s interesting what each person considers extravagant, lively (the opposite of boring), etc. 😉
The main thing is that you like it and that the house feels special (beautiful) to you.
How about the mail carrier and parcel delivery? As you said, your address will be on the south side. Maybe I didn’t make it clear enough – extravagant was too expensive, so it’s not really exciting anymore. But we don’t just want to place a simple box, so we made these additions. I can’t afford a house completely to my taste, but I’m trying to find an appealing compromise.
There will also be a garden gate on the south side. Either the mailbox will be located there or directly at the house – opinions differ on whether you want people standing right at your front door. This decision is still pending.
ypg schrieb:
What stands out is the drawn sofa size and apparently the desire for a large dining table. It’s best if you review the measurements and sketch a sofa with standard depth and width for yourself.
The upper floor office has too much window area facing south, it would practically have to be darkened for half the year. For a street-side location, it’s also too exposed. The same applies to the bedroom and one of the children’s rooms. Think about whether you want to present your private area – even clothed – facing the street, or share your personal retreat with the street. Personally, I don’t find the bedroom with the planned layout including the windows to be cozy. The children’s rooms are very generously sized, which is positive, though a reduction of about 3sqm (32 sq ft) each might be nice.
The different window sizes disturb the exterior appearance – on the south side, six windows with five different sizes, and on the east side, four windows with four different sizes... I think the general contractor’s draftsman lost track. The sofa and table are only shown to indicate the space, they’re not custom furniture. We currently have a large living room, and the area works for us.
Raffstores (external venetian blinds) are planned for the south side. Large window fronts on the south side are currently quite modern – for me, the current solution is acceptable. I prefer more view and accept to darken when necessary. In houses with a lot more glass facing south, I haven’t found it uncomfortable.
The “street” is a traffic-calmed new development area road, used mainly by about 5 to 10 houses for access. So, only a few neighbors look that way. Initially, we didn’t plan floor-to-ceiling windows there, but I find it much nicer now, and I’m not sensitive about it. Some privacy protection (inside window coverings, garden planting) will be sufficient for me. Also, I want to have a good view of the garden.
Regarding the different sizes, I agree with you. We wanted a large door from the living room to the garden downstairs. To achieve this, all the other windows would need to be widened or the large door removed.
The doors differ from the windows upstairs and downstairs – upstairs, this could only be solved with a French balcony, which would of course look different again. One is a kitchen window, so that also differs. I’m unsure whether to reduce the size of the middle windows to have fewer different window sizes.
On the east side there are the kitchen, utility room, bathroom, and bedroom – how would you solve having uniform windows there? I can only console myself with the fact that I will barely look at the house from that side. But I’m happy to accept suggestions.
ypg schrieb:
The corner windows also don’t have a very positive effect. OK, if you want to call that extravagant, then maybe some will approve 🙂
Consider a wardrobe with a proper depth. At the moment it’s more of a sideboard or hook niche. I really like the corner windows. This is the more affordable version. We have already moved the windows here and there. This way, inside the house there are better furniture layouts and nice light. From the outside, it looks better if they’re not right at the corner.
There is a little space for a wardrobe under the stairs, and also some in the office.
Currently, it’s 50cm (20 inches) deep. How much depth would you recommend?
Thanks for the suggestions!
M
Myrna_Loy30 Jul 2022 22:12Your maximum construction budget does not match the project. The nearly 3m (10 feet) high ceilings alone and the three bathrooms will significantly increase the costs. You are currently at about 2800 per square meter. These days, that price is typically paid for standard builds without that much glass. I would estimate the house closer to 650,000.
Dribbdebach schrieb:
The sofa and table are just for visualizing the space; they are not custom furniture.
We currently have a large living room, and the size works well for us. But this approach distorts the perspective: it leads to different views!
Dribbdebach schrieb:
There will also be a garden gate on the south side. The mailbox will either be placed there or directly at the house – opinions vary on this, Well, the location based on the postal address has less to do with personal preference.
Dribbdebach schrieb:
On the east side are the kitchen, utility room, bathroom, and bedroom – how do you plan to have uniform windows there? I can only comfort myself with the thought that from that side I will hardly see the house. But I’m open to suggestions. Wow… how to solve that… shouldn’t that be the basis of the design? Unfortunately, this is completely unsuccessful here!
D
Dribbdebach1 Aug 2022 17:28Myrna_Loy schrieb:
Your maximum construction budget does not match the project. Simply the ceilings, which are nearly 3 meters (10 feet) high, and the three bathrooms will significantly increase the costs. You are at about 2800 per square meter (260 per square foot). Nowadays, that price is typical for a standard build without so much glass. I see the house closer to 650,000. We already have offers on hand. From this, should I conclude that the offers are good and that we should accept them?
D
Dribbdebach1 Aug 2022 17:31ypg schrieb:
Well, the dependency on the mailing address has less to do with personal preference.
Wow… how to solve this… that should be the starting point of the planning, but unfortunately it completely failed here! If the mailbox is directly at the front door and the property can be accessed from two sides, this would not be an issue. Then you have the postal address from the south side and the garage on the north side.
If the mailbox is attached to a gate, then of course it should be on the gate on the south side—provided the address remains the same.
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