ᐅ Realistic Cost Estimate: Single-Family Home with Challenging Site Access
Created on: 20 Jan 2023 10:50
S
schmeissrein
Hello everyone,
I have been following this forum for a while and first of all, a big thank you to everyone who shares their advice here and sometimes also speaks hard truths. I didn’t originally want to create a new thread but intended to form an opinion based on other discussions. However, you convinced me that this building project is too individual for that. So here is our plan:
- Building a new single-family house in the far north of Germany (Schleswig-Flensburg region).
- Plot size is over 1000sqm (10,764 sq ft).
- Total square meters are not so important as long as the layout works.
- Basement is not planned.
What we would like:
- Open-plan kitchen-living area of at least 36m² (388 sq ft).
- Guest room (at least 10m² / 108 sq ft) and small guest bathroom with shower on the ground floor, so that in old age, with disability, or a broken leg, the ground floor can be used independently and possibly serve as a bedroom.
- Utility room / storage room / pantry with heat pump of at least 8m² (86 sq ft) (KfW 40 standard would be great, of course).
- Upper floor with three rooms (1 office, 1 master bedroom, 1 child’s room) each at least 14m² (151 sq ft) and one bathroom. Our dream would be a “walk-in” (what a silly word – aren’t all showers walk-in?) shower to avoid having to clean those limescale-rusty, annoying shower enclosures.
- We could contribute labor for garden landscaping and painting/wallpapering; otherwise, we would prefer a turnkey build.
As for the house style, regionally typical Frisian houses or captain’s houses (with all the “cute” features like small gables, etc.) are in consideration, or also not completely unimaginative “normal” single-family houses. We are not afraid of Bauhaus-style concrete marvels either, but those tend to be more expensive. In terms of fittings, no “gold-plated faucets” and no smart home – but decent and presentable.
The big BUT: the plot is not connected to utilities, and the distance to the street is about 65m (213 ft), of which 50m (164 ft) is a paved driveway and paved parking area that would have to be dug up (across another property). The connection costs and incidental construction costs worry us quite a bit. Does anyone have experience with such a “mammoth connection” for a relatively small building project? What realistic costs should we expect for both?
We would greatly appreciate any thoughts on this project, thank you very much in advance!
I have been following this forum for a while and first of all, a big thank you to everyone who shares their advice here and sometimes also speaks hard truths. I didn’t originally want to create a new thread but intended to form an opinion based on other discussions. However, you convinced me that this building project is too individual for that. So here is our plan:
- Building a new single-family house in the far north of Germany (Schleswig-Flensburg region).
- Plot size is over 1000sqm (10,764 sq ft).
- Total square meters are not so important as long as the layout works.
- Basement is not planned.
What we would like:
- Open-plan kitchen-living area of at least 36m² (388 sq ft).
- Guest room (at least 10m² / 108 sq ft) and small guest bathroom with shower on the ground floor, so that in old age, with disability, or a broken leg, the ground floor can be used independently and possibly serve as a bedroom.
- Utility room / storage room / pantry with heat pump of at least 8m² (86 sq ft) (KfW 40 standard would be great, of course).
- Upper floor with three rooms (1 office, 1 master bedroom, 1 child’s room) each at least 14m² (151 sq ft) and one bathroom. Our dream would be a “walk-in” (what a silly word – aren’t all showers walk-in?) shower to avoid having to clean those limescale-rusty, annoying shower enclosures.
- We could contribute labor for garden landscaping and painting/wallpapering; otherwise, we would prefer a turnkey build.
As for the house style, regionally typical Frisian houses or captain’s houses (with all the “cute” features like small gables, etc.) are in consideration, or also not completely unimaginative “normal” single-family houses. We are not afraid of Bauhaus-style concrete marvels either, but those tend to be more expensive. In terms of fittings, no “gold-plated faucets” and no smart home – but decent and presentable.
The big BUT: the plot is not connected to utilities, and the distance to the street is about 65m (213 ft), of which 50m (164 ft) is a paved driveway and paved parking area that would have to be dug up (across another property). The connection costs and incidental construction costs worry us quite a bit. Does anyone have experience with such a “mammoth connection” for a relatively small building project? What realistic costs should we expect for both?
We would greatly appreciate any thoughts on this project, thank you very much in advance!
X
xMisterDx23 Jan 2023 20:43Which once again shows that, at best, this is a very rough estimate of the costs. Everything between 13,000 and 50,000 EUR remains possible.
Because even if he is allowed to do it himself, there is no guarantee he will find an excavation contractor willing to work at a friendly price.
For safety, I would calculate at least 35,000 EUR for that.
Because even if he is allowed to do it himself, there is no guarantee he will find an excavation contractor willing to work at a friendly price.
For safety, I would calculate at least 35,000 EUR for that.
xMisterDx schrieb:
I would calculate at least 35,000 EUR for safety.
I would consider that more as a minimum estimate.
ypg schrieb:
Regarding the original floor plan: it is quite poor. No one wants to have a staircase immediately visible when entering a house – it’s simply not the best side to show. TM has yet to gain any acclaim for their floor plans. The building proposal catalog from Team Massiv feels to me like an accumulated collection of customer houses (which I generally appreciate as a concept compared to simply copying the entire prefabricated house catalog), but these designs still need some “refining,” which I unfortunately find lacking. A note of caution when abbreviating: another regional general contractor would be Tönjes and Meichsner, who built @kati1337’s “old” house and whom I personally find more recommendable. So, to avoid confusion, TM and T&M should definitely not be mixed up. Then there is, for example, Kagebau, which I recall receiving rather mixed reviews here. In comments from the unfortunately now inactive @Nordlys, there are numerous assessments regarding the reliability of various owner-operated general contractors from northern Germany, often with a caveat like “they’ll go as far as Deekelsen, maybe Büttenwarder, but probably not further” – although searching for these comments using the forum’s search function can be a bit tedious, it’s worth looking them up since Karsten usually also commented on how trustworthy their reputation is, figuratively speaking, as reliable “horse dealers” ;-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
schmeissrein27 Jan 2023 10:27Hello everyone,
A quick update: we spoke with an excavation contractor, and the costs for digging the wastewater pipes are less dramatic than expected because there are apparently inspection chambers on the property. As for the other utilities, we are still waiting for feedback from the respective providers.
Additionally, we have given some thought to your warnings about the staircase in the open living area, and since we want to be reasonable, attached is our new favorite layout for you to critique.
A quick update: we spoke with an excavation contractor, and the costs for digging the wastewater pipes are less dramatic than expected because there are apparently inspection chambers on the property. As for the other utilities, we are still waiting for feedback from the respective providers.
Additionally, we have given some thought to your warnings about the staircase in the open living area, and since we want to be reasonable, attached is our new favorite layout for you to critique.
The utility room has a lot of unnecessary circulation space due to the bend. I am unsure whether it is even allowed to place it without a window. Surely, someone else can assess that.
Personally, I don’t like guest toilets where you have to step in and squeeze in front of the sink to close the door before you can finally sit down on the toilet.
Upstairs, the bedroom seems disproportionately large compared to the children’s rooms (children spend more time in their rooms than you do in the bedroom). The bathroom door is inconvenient because it opens directly into the circulation path for Child 2. The bathroom is also larger than the children’s rooms, which seems like the wrong priority to me. Reduce the bathroom size by cutting down the open space in the middle, and you will gain about 1m² (11ft²) for each children’s room and can optimize the upstairs layout again (maybe with smaller bedrooms as well).
Personally, I don’t like guest toilets where you have to step in and squeeze in front of the sink to close the door before you can finally sit down on the toilet.
Upstairs, the bedroom seems disproportionately large compared to the children’s rooms (children spend more time in their rooms than you do in the bedroom). The bathroom door is inconvenient because it opens directly into the circulation path for Child 2. The bathroom is also larger than the children’s rooms, which seems like the wrong priority to me. Reduce the bathroom size by cutting down the open space in the middle, and you will gain about 1m² (11ft²) for each children’s room and can optimize the upstairs layout again (maybe with smaller bedrooms as well).
W
WilderSueden27 Jan 2023 11:20Doesn’t the utility room have a window? I would definitely omit the kink and instead place a cabinet in the utility room there. Overall, I don’t think it’s well designed; I wouldn’t place the access to the technical room through the living room. The bathroom situation can probably be improved as well.
What also strikes me immediately is the dining area—or rather, the absence of one in the current plan. Try drawing a table and chairs to scale there. Also, windows above the back of the sofa? A TV in the middle of the room? Even if this might not be the final furnishing... always keep the intended furniture layout in mind during planning and, if possible, include it in the drawings.
What also strikes me immediately is the dining area—or rather, the absence of one in the current plan. Try drawing a table and chairs to scale there. Also, windows above the back of the sofa? A TV in the middle of the room? Even if this might not be the final furnishing... always keep the intended furniture layout in mind during planning and, if possible, include it in the drawings.
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