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!
schmeissrein3 Apr 2023 16:55@hanghaus2023
Unfortunately, there are no regulations, and the surrounding houses are quite randomly placed. Placing the carport partially in front of the nice gable would probably spoil the front view. The idea was to be able to quickly get from the car to the utility room and kitchen, staying dry while carrying groceries. There should be enough space for a turning area, but reversing out is obviously not ideal, you’re right...
Unfortunately, there are no regulations, and the surrounding houses are quite randomly placed. Placing the carport partially in front of the nice gable would probably spoil the front view. The idea was to be able to quickly get from the car to the utility room and kitchen, staying dry while carrying groceries. There should be enough space for a turning area, but reversing out is obviously not ideal, you’re right...
H
hanghaus20233 Apr 2023 17:17schmeissrein schrieb:
@hanghaus2023
Unfortunately, nothing is prescribed; the surrounding houses are quite randomly placed. Placing the carport partially in front of the nice gable would probably spoil the front view, and the idea was to be able to get quickly and dry from the car to the utility room and kitchen with groceries. There should be enough space for a turning area, but reversing out is obviously not ideal, you’re right...You should be glad that nothing is regulated. Does the local planning regulation 34 apply? Then your building project must conform to the surroundings. For example, the bungalow next door argues against a one-and-a-half-story building. That’s why the question about the neighborhood came up a long time ago.
I don’t quite understand you. If I’m not mistaken, the entrance is in the northern bay window. With my design, you get from the carport directly into the house. Especially since I planned a glass roof in between. In your plan, you are several meters away from the entrance. So, clear advantage to my design.
Who is supposed to admire the bay window? You are the rear neighbor. How often do you think you will admire the bay window yourself? More so in the south, since that’s where your garden is, but in the north?
Your plan doesn’t leave enough space for turning.
Besides, the house is not that close to the neighbor and is shifted a bit further north. That gives you the benefit of evening sun. Also, you have a bit more garden space on the south side.
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hanghaus20233 Apr 2023 17:42I looked back through the posts. Wasn't the bay window project already off the table a long time ago?
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hanghaus20233 Apr 2023 18:33Here are two more options to consider.
H
hanghaus20233 Apr 2023 18:47Here is another version, a bit closer to your design.
schmeissrein3 Apr 2023 19:45@hanghaus2023
Thank you very much for your effort! I didn’t actually recognize the glass roof as such, I thought it would just be paved 😀 We shouldn’t have any issues with the surrounding houses: the bungalow is one thing, but on the other neighboring properties there are three-story apartment buildings, one- to two-story apartment buildings, as well as various garden sheds and extensions. The floor plan is actually very similar to ours, which is a good sign 😀
Does the 34 regulation then apply? – Yep, it applies.
Who is supposed to admire the bay window? You’re the one behind it. Imagine how often you yourself will admire the bay window? More so from the south since that’s where your garden is, but what about the north? – Every time I approach or drive towards it. We gave it a lot of thought and just feel that a nice front door in the gable really stands out. It’s one of those things we’re both sure we would regret later if we cut it out to save money.
There isn’t enough space for turning in your plan. – We definitely need to plan that in, thanks!
Also, the house is not so close to the neighbor and is positioned a bit further north. That benefits you with the evening sun. Plus, you have a bit more garden space in the south. – There’s a huge chestnut tree to the north, and for shade and pollen reasons we don’t want to be too close to it. Of course, you can’t know that just from the plan, so we’ll definitely walk the site again with our construction manager beforehand.
Thank you very much for your effort! I didn’t actually recognize the glass roof as such, I thought it would just be paved 😀 We shouldn’t have any issues with the surrounding houses: the bungalow is one thing, but on the other neighboring properties there are three-story apartment buildings, one- to two-story apartment buildings, as well as various garden sheds and extensions. The floor plan is actually very similar to ours, which is a good sign 😀
Does the 34 regulation then apply? – Yep, it applies.
Who is supposed to admire the bay window? You’re the one behind it. Imagine how often you yourself will admire the bay window? More so from the south since that’s where your garden is, but what about the north? – Every time I approach or drive towards it. We gave it a lot of thought and just feel that a nice front door in the gable really stands out. It’s one of those things we’re both sure we would regret later if we cut it out to save money.
There isn’t enough space for turning in your plan. – We definitely need to plan that in, thanks!
Also, the house is not so close to the neighbor and is positioned a bit further north. That benefits you with the evening sun. Plus, you have a bit more garden space in the south. – There’s a huge chestnut tree to the north, and for shade and pollen reasons we don’t want to be too close to it. Of course, you can’t know that just from the plan, so we’ll definitely walk the site again with our construction manager beforehand.
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