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.
D
Dribbdebach11 Aug 2022 14:20Würfel* schrieb:
A few things I would reconsider:
Even with a depth of 60 cm (24 inches), the wardrobe won’t be enough for four people, and you’re planning:
However, I wouldn’t like the view from the dining table straight to the front door and the staircase, as well as the things stored underneath. That’s why, in my idea, I tried to avoid exactly that line of sight. You could also simply put a door between the living and dining area; then, naturally, you wouldn’t see as much or anything at all.
I think the sofa and TV look very cramped there. But if you don't put much value on the living room and don’t have a large TV, it works.
I don’t find the child’s room on the left side of the upper floor nicely furnished. The bed is uncomfortably positioned facing the door. It would be better placed against the wall towards the office. Then the window would need to be moved outward again.
If the children are to have access to the master bathroom anyway, I would consider removing the small shower bathroom entirely. I don’t think you need two toilets on the upper floor if there’s one right downstairs by the stairs. This would have the advantage of more space for a walk-in closet and/or a larger bathroom.We plan a built-in wardrobe under the stairs. I’ve already designed a large cabinet and had a carpenter build and paint it. I would do it the same way again because it looks quite nice.
I’m a fan of very open living concepts, which is why the current layout of kitchen/living room/hallway is like this. Doors for bedrooms and bathrooms are, of course, sensible. I would actually prefer open work areas as well, but with children, spatial separation is more comfortable – although in the long term, that results in quite a few rooms. So, no door to the hallway in this plan.
We do not have a large TV; it’s under 1.20 m (4 feet) wide. The marked area is almost 1.60 m (5 feet 3 inches) wide, so there is still quite a bit of space. I might install a movable wall mount so the TV can be turned more into the room if needed. My priorities are more on the kitchen and dining area than on the TV corner.
Our children currently have loft beds, which is why they are positioned that way. The furnishing suggestion is one of several; in my opinion, there are a few reasonable options. I agree with you about the window. Moving the window more towards the corner has both advantages and disadvantages, on both the upper and lower floors. I’m still discussing this with an interior designer friend. We can still shift the windows a bit if it benefits the layout. Regarding symmetry, I would also allow some deviation externally, but the windows should not be staggered vertically. I always find that visually odd and unattractive.
Yes, of course, you can manage well with two bathrooms. Since I will be living with two daughters and my wife, I expect that even with three bathrooms, I will often lose out. So I want to allow myself that luxury. I don’t need a larger bathroom; I find smaller spaces more comfortable for showering or bathing. A walk-in closet is not important for me, and my wife can do without it as well. When one of the children’s rooms becomes free in 15–20 years, the guest room can become a very nice walk-in wardrobe.
Thanks very much for your input. It has really helped to integrate your suggestions into the planning.
I will post an update of the floor plans soon.
D
Dribbdebach11 Aug 2022 14:43Here is the update with the changes I manually marked. A few small details have been adjusted.
The layout of the children’s rooms has not been modified here.
The layout of the children’s rooms has not been modified here.
Just out of curiosity: Upstairs there are actually two (shower) bathrooms right next to each other. A total of 3 showers, 3 toilets, and 3 sinks. Do you have a soccer team living there? 😉 No offense, but isn’t that a bit... much? 😉 It might make more sense to integrate the (master) bathroom into the bedroom as an en suite, only accessible from there.
Regarding the TV corner, that’s the one marked at 1.54m (5 feet). It might be better to rotate the sofa one position counterclockwise (the long side along the exterior wall), with the back of the sofa facing the left side of the plan. As it is now, those sitting on the right would have serious neck strain while watching. In the rotated position, I would see it as a bit more comfortable.
Regarding the TV corner, that’s the one marked at 1.54m (5 feet). It might be better to rotate the sofa one position counterclockwise (the long side along the exterior wall), with the back of the sofa facing the left side of the plan. As it is now, those sitting on the right would have serious neck strain while watching. In the rotated position, I would see it as a bit more comfortable.
Dribbdebach schrieb:
We are planning a built-in closet under the stairs. Then I would question the straight staircase with that in mind...
Dribbdebach schrieb:
I am a fan of very open floor plans, … because the staircase will no longer be open or feel open. And unfortunately, everyone in the living area will be facing the solid wooden side panel of the closet.
By the way: the home office still has the largest window area. Who wants to work there when the sun is shining directly inside? 😱
D
Dribbdebach11 Aug 2022 16:47Andre77 schrieb:
Just out of curiosity: Upstairs there are really two (shower) bathrooms, right next to each other. In total, 3 showers, 3 toilets, 3 sinks. Do you have a soccer team living at home? 😉 Don’t get me wrong, I find that a bit... much? 😉 If you integrated the (master) bathroom into the bedroom as an en suite, accessible only from there, it might be a bit more understandable.
Regarding the TV corner, that’s the one marked with 1.54m (5 feet). Maybe it would be better to rotate the sofa counterclockwise (so the longer section is against the outer wall), with the back of the sofa facing the left side of the plan. As it is now, the people sitting on the right would have serious neck problems when watching.
In the rotated position, I would consider it a bit more relaxed. Yes, originally it was an en suite bathroom, then a small bathroom upstairs and only a toilet downstairs.
The shower downstairs was more of an option. With small kids, I find it practical to have a shower next to the front door. In the long run, it’s also helpful to have a shower on the ground floor. Yes, you could do without it—that’s really pure luxury.
Upstairs, you could also consider having just a toilet instead of a small bathroom.
The additional shower comes with an extra cost but also potential savings. Upstairs there would be more space in the bathroom (a niche for the shower) or more hallway/wardrobe space downstairs.
I’ll think about it some more!
Regarding the sofa, the previous sketch showed the exact dimensions of the current sofa. Our L-shaped sofa is actually the wrong way around for the new house. But the sofa is already quite old and can be replaced. I’m also planning it the way you suggest. Or maybe adding an armchair as well.
For us, the TV doesn’t have to be the center of the living area, even though good visibility for use is important.
D
Dribbdebach11 Aug 2022 16:57ypg schrieb:
Then I would question the straight staircase with that in mind…
… because it is no longer open and airy. Unfortunately, everyone in the living area will then be looking at the solid wooden side panel of the cabinet.
By the way: the study still has the largest window area. Who would want to work there when the sun is shining in? 😱I’m still unsure how far the cabinet should extend. Probably not flush with the end of the hallway. Since the hallway now has a bit more wall, the staircase is quite concealed – being open had its advantages. Now the hallway is only visible from the dining table; it’s hardly seen from the kitchen or sofa anymore.
Leaving the concrete staircase open towards the living area would definitely look nicer. I will take a closer look and skip the built-in cabinet if the open look works well. Then a wardrobe will need to be added to the study on the ground floor.
My wife wanted to keep the large window front. I think it works great as a guest room, and in the morning, late afternoon, or winter, it’s definitely a nice spot to work.
During the day, my wife will work in the living room anyway when no one else is home.
If necessary, we can lower the roller shutter upstairs. On the ground floor, there are Venetian blinds throughout the living area and study.
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