ᐅ Plot of land Single-family house New residential development
Created on: 13 Apr 2023 11:40
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Pfefferminz
Hi everyone,
We have a plot in the new development area Jahnplatz in Lachen-Speyerdorf and have had initial talks with a general contractor (solid construction). The preliminary plan (we will only receive the official plan after signing 🙄, so I recreated it as best as I could – room sizes and rough dimensions should be correct) matches our wish list but definitely exceeds our budget. According to the general contractor, this is not a problem; we will continue to work together until we reach an agreement. The next meeting is in one month. We have requested two new plans (one with less floor area but still with a basement, one without a basement), including cost estimates. In the meantime, I wanted to ask here in the forum for obvious issues, suggestions for improvements, ideas, and further opinions.
Development plan / Restrictions
Plot size: 480 m2 (16m x 30m; 52.5ft x 98.4ft)
Slope: No
Floor area ratio: 0.4
Floor space index: -
Building line, boundary, and setback: minimum 3m (10ft) from the street, maximum 19m (62ft)
Edge development: 12m (39ft)
Number of parking spaces: 2
Number of floors: Officially 2 full floors, but the upper floor has a knee wall height of 2.30m (7.5ft) to avoid exceeding maximum building height
Roof type
Style: Gable roof
Orientation: Not fixed
Maximum pitches/restrictions: 30-38°
Additional requirements
Owner requirements
Style, roof type, building type: Standard house
Basement, floors: 2 floors, basement if possible
Number of occupants, age: 2 adults (35), 1 child (+1)
Room needs on ground and upper floors: Home office, otherwise only bedrooms and nothing special
Guest stays per year: once a month
Open or closed architecture: open
Conservative or modern construction: modern? (What does conservative mean?)
Open kitchen, cooking island: open kitchen, half kitchen island
Number of dining seats: 4 daily, up to 8 should fit
Fireplace: No
Music/stereo wall: Nothing special
Balcony, roof terrace: No
Garage, carport: Doesn’t really matter
Utility garden, greenhouse: Utility garden and lawn planned
Other wishes/features/daily routine, preferably with reasons why certain choices or omissions: nothing special
House design
Who created the plan: Planner from a construction company
What do you particularly like? Why? Generally, all our nice-to-haves are covered; we would move in immediately.
What do you not like? Why? Pantry seems to be in the wrong place, cloakroom feels somewhat out of place, garage too long, bathroom and office could be smaller
Estimated price according to architect/planner: 648,000, including extras (garage 46k, ventilation system 16k, solar 10 kWh 22k, lump sum landscaping 25k), excluding earthworks, ancillary costs, and other expenses
Personal price limit for the house including equipment: All in, we have set 600,000 as the budget, meaning we would like to reduce the house price to 500,000 to have enough buffer for everything else (furnishing, additional construction costs, contingency).
Preferred heating system: District heating is mandatory
If you have to give up something, which details/expansions
- can you do without: The garage could become a carport plus tool/bike shed, reading and seating area upstairs can go, bathroom and office could be smaller. Walk-in closet is a nice-to-have and could be arranged differently. If absolutely necessary, we could probably live without the basement, but then the roof must be adapted for storage space and the heating/utility room has to be located somewhere on the ground or upper floor. The pantry as it currently is makes no sense; alternatively, we would enlarge the kitchen and use tall cabinets for storage.
- can you not do without: Shower bathroom on the ground floor, kitchen with 4m length (13ft)
Why did the design turn out like it is now? e.g.
The presented floor plan has been implemented individually and well adapted to the plot with minor exceptions. Some items were only nice-to-haves. The budget has not really been addressed so far. I am a bit worried that the two new variants will also not fit our budget and wonder what else we can optimize.
What is the most important/fundamental question about the floor plan in 130 characters?
How can we best meet our budget? Can we afford the basement, or is that wishful thinking?
Otherwise, I hope I didn’t forget anything in my first post. I have been reading here for a while and hopefully understood the basics 😉 Thanks in advance for your input!
We have a plot in the new development area Jahnplatz in Lachen-Speyerdorf and have had initial talks with a general contractor (solid construction). The preliminary plan (we will only receive the official plan after signing 🙄, so I recreated it as best as I could – room sizes and rough dimensions should be correct) matches our wish list but definitely exceeds our budget. According to the general contractor, this is not a problem; we will continue to work together until we reach an agreement. The next meeting is in one month. We have requested two new plans (one with less floor area but still with a basement, one without a basement), including cost estimates. In the meantime, I wanted to ask here in the forum for obvious issues, suggestions for improvements, ideas, and further opinions.
Development plan / Restrictions
Plot size: 480 m2 (16m x 30m; 52.5ft x 98.4ft)
Slope: No
Floor area ratio: 0.4
Floor space index: -
Building line, boundary, and setback: minimum 3m (10ft) from the street, maximum 19m (62ft)
Edge development: 12m (39ft)
Number of parking spaces: 2
Number of floors: Officially 2 full floors, but the upper floor has a knee wall height of 2.30m (7.5ft) to avoid exceeding maximum building height
Roof type
Style: Gable roof
Orientation: Not fixed
Maximum pitches/restrictions: 30-38°
Additional requirements
Owner requirements
Style, roof type, building type: Standard house
Basement, floors: 2 floors, basement if possible
Number of occupants, age: 2 adults (35), 1 child (+1)
Room needs on ground and upper floors: Home office, otherwise only bedrooms and nothing special
Guest stays per year: once a month
Open or closed architecture: open
Conservative or modern construction: modern? (What does conservative mean?)
Open kitchen, cooking island: open kitchen, half kitchen island
Number of dining seats: 4 daily, up to 8 should fit
Fireplace: No
Music/stereo wall: Nothing special
Balcony, roof terrace: No
Garage, carport: Doesn’t really matter
Utility garden, greenhouse: Utility garden and lawn planned
Other wishes/features/daily routine, preferably with reasons why certain choices or omissions: nothing special
House design
Who created the plan: Planner from a construction company
What do you particularly like? Why? Generally, all our nice-to-haves are covered; we would move in immediately.
What do you not like? Why? Pantry seems to be in the wrong place, cloakroom feels somewhat out of place, garage too long, bathroom and office could be smaller
Estimated price according to architect/planner: 648,000, including extras (garage 46k, ventilation system 16k, solar 10 kWh 22k, lump sum landscaping 25k), excluding earthworks, ancillary costs, and other expenses
Personal price limit for the house including equipment: All in, we have set 600,000 as the budget, meaning we would like to reduce the house price to 500,000 to have enough buffer for everything else (furnishing, additional construction costs, contingency).
Preferred heating system: District heating is mandatory
If you have to give up something, which details/expansions
- can you do without: The garage could become a carport plus tool/bike shed, reading and seating area upstairs can go, bathroom and office could be smaller. Walk-in closet is a nice-to-have and could be arranged differently. If absolutely necessary, we could probably live without the basement, but then the roof must be adapted for storage space and the heating/utility room has to be located somewhere on the ground or upper floor. The pantry as it currently is makes no sense; alternatively, we would enlarge the kitchen and use tall cabinets for storage.
- can you not do without: Shower bathroom on the ground floor, kitchen with 4m length (13ft)
Why did the design turn out like it is now? e.g.
The presented floor plan has been implemented individually and well adapted to the plot with minor exceptions. Some items were only nice-to-haves. The budget has not really been addressed so far. I am a bit worried that the two new variants will also not fit our budget and wonder what else we can optimize.
What is the most important/fundamental question about the floor plan in 130 characters?
How can we best meet our budget? Can we afford the basement, or is that wishful thinking?
Otherwise, I hope I didn’t forget anything in my first post. I have been reading here for a while and hopefully understood the basics 😉 Thanks in advance for your input!
Pfefferminz schrieb:
Wait, we never talked about 180 sqm (1940 sq ft),Pfefferminz schrieb:
The discussion was never about the floor area.But your requirements already imply a much larger area than these 180 sqm (1940 sq ft):Pfefferminz schrieb:
Our requirements were:
...
... "party room"Just the age-appropriate office/bathroom on the ground floor calls for more square meters. You simply cannot fit a double bed with age-appropriate clearance from the walls and a 3-meter (10 ft) wardrobe in a 10 sqm (108 sq ft) office. Handling is also not age-appropriate in a 4 sqm (43 sq ft) shower room. Then there's the wish for a party room, which leads to the >€100,000 expensive basement... overall a lot of extras in the wishes, which require space.For me personally, the age-appropriate requirement contradicts having a basement... but I’ve stopped preaching about that.
Pfefferminz schrieb:
not too complicated and building cost-efficientlyYou’ll have to take the blinkers off yourself.P
Pfefferminz14 Apr 2023 09:50Okay, do you consider the current plan (with 146sqm (1570 sq ft) plus basement) realistic within our budget, or is even that not enough? I think I’d rather let go of the ideas for age-appropriate preparation than lose the extra space (the party room and workshop were just examples, not must-haves, but if there’s “leftover” space in the basement, it should be used 😉 ). However, if even that isn’t possible, I have no problem accepting it and trying to fit the basement rooms into the ground floor/upper floor.
C
Costruttrice14 Apr 2023 10:13You often read this from young homeowners: the bathroom and office on the ground floor should be age-appropriate for possible single-level living later on. However, the rooms are simply too small in terms of square meters. Of course, you can create a compact office that fits a double bed and a wardrobe, and add a shower to a guest WC. But that doesn’t really qualify as “age-appropriate.” Even without a wheelchair or caregiver, you need enough space to move around safely as you get older — and definitely no narrow passages.
My parents rebuilt their house in their early 50s, specifically so it could be divided into two separate apartments. But everything there is sized much larger to make sense for living comfortably in old age. Now, in their mid-70s, they still live on both floors and have no intention of splitting the house or living on just one level. By now, they would rather install a stair lift. What I mean to say is: you can’t plan for every possible scenario — who knows what the future holds. You want a house now that fits your needs and budget today.
You also don’t need to have a final plan drawn up by one company only to compare it with others later. Another company may have completely different floor plan ideas—perhaps even better ones. It’s different if you hire an independent architect and work with them until you have the perfect floor plan for you, which you then use when contacting general contractors.
My parents rebuilt their house in their early 50s, specifically so it could be divided into two separate apartments. But everything there is sized much larger to make sense for living comfortably in old age. Now, in their mid-70s, they still live on both floors and have no intention of splitting the house or living on just one level. By now, they would rather install a stair lift. What I mean to say is: you can’t plan for every possible scenario — who knows what the future holds. You want a house now that fits your needs and budget today.
You also don’t need to have a final plan drawn up by one company only to compare it with others later. Another company may have completely different floor plan ideas—perhaps even better ones. It’s different if you hire an independent architect and work with them until you have the perfect floor plan for you, which you then use when contacting general contractors.
Pfefferminz schrieb:
Okay, do you consider the current plan (with 146 sqm (1570 sq ft) + basement) realistic for our budget, Are you referring to the one in #11?
I see some tight spots: for example, there is no cloakroom at all... well, other small mistakes can be fixed without having to enlarge the plan right away.
You can calculate that yourself:
146 sqm (1570 sq ft) x at least €3000 = €438,000, so around €450,000
75 sqm (807 sq ft) basement: €75,000–100,000 as an unheated utility basement (more likely €100,000); heated basement costs are higher, estimated between €100,000 and €150,000 (more likely €150,000).
This is just for the house. Additional costs include ancillary building expenses, garage or parking space, and exterior works.
(The calculation does not include significant extra costs apart from painting and flooring—before anyone argues that everyone has to be as skilled in DIY as they are, who have done a lot themselves.)
By the way: ads are covering all the texts again, on mobile only half of the content is visible, and due to some redirects, new posts are not visible via Firefox or Safari.
H
hanghaus202314 Apr 2023 11:44Either your plot dimensions (16m by 30m (52.5 ft by 98.4 ft)) are incorrect, or your plans are wrong. Is there a survey plan available for the plot?
ypg schrieb:
75 sqm (800 sq ft) basement: €75,000–100,000 as an unfinished basement without heating (closer to €100,000), higher costs if heated, estimated €100,000–150,000 (closer to €150,000). Sorry, I think I wasn’t considering at least €1,500 per sqm (140 per sq ft) for the basement... (that was once used as a calculation factor a few years ago)... but for a heated party room, I find €150,000 a very realistic estimate.
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