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!
schmeissrein18 Apr 2023 10:00@ypg
Thank you very much, that’s exactly the constructive and positive response I was hoping for (not “that’s nonsense” but “here’s what you can do instead”). The story about the family with four kids is exactly the kind of situation we have in mind. What if there end up being twins, and so on... you can’t plan everything, but we want to prepare so that at least some of the more likely challenges or blessings in life are covered. Of course, things will turn out differently anyway. By the way, the walk-in closet is only that big because of the shape of that corner. But to be honest, we’re not the type to fill it up with fancy shoes and a handbag collection. I’m thinking more along the lines of gifted clothes that the child still has to grow into, bed linens, sleeping bags, seasonal clothes, luggage, toys that get stored away for a few months and then taken back out, and so on... But if we could take 2 sqm (22 sq ft) from the closet and add it to the kids’ rooms, we would do it immediately. The floor plan just doesn’t allow it because of the two awkward gable ends. You have to live with some compromises, and we’ll discuss that with the draftsman as well. Our initial wish was “bigger kids’ rooms and fewer rooms upstairs,” but then we had to accept that it’s not that easy. If you leave out the tiny office upstairs, you end up with a hallway that feels like a ballroom.
@K a t j a
Yes, 500,000 all-in, but we’re also fine with the fact that by the time construction is finished, the surroundings don’t have to be perfectly paved and landscaped. That can evolve over the years as the budget recovers. I know many here find it impossible not to hire a professional garden landscaper right away and put up the Thuja hedge, but that’s not how we see it. The paving work will definitely hit the budget, though—we can’t avoid that.
Thank you very much, that’s exactly the constructive and positive response I was hoping for (not “that’s nonsense” but “here’s what you can do instead”). The story about the family with four kids is exactly the kind of situation we have in mind. What if there end up being twins, and so on... you can’t plan everything, but we want to prepare so that at least some of the more likely challenges or blessings in life are covered. Of course, things will turn out differently anyway. By the way, the walk-in closet is only that big because of the shape of that corner. But to be honest, we’re not the type to fill it up with fancy shoes and a handbag collection. I’m thinking more along the lines of gifted clothes that the child still has to grow into, bed linens, sleeping bags, seasonal clothes, luggage, toys that get stored away for a few months and then taken back out, and so on... But if we could take 2 sqm (22 sq ft) from the closet and add it to the kids’ rooms, we would do it immediately. The floor plan just doesn’t allow it because of the two awkward gable ends. You have to live with some compromises, and we’ll discuss that with the draftsman as well. Our initial wish was “bigger kids’ rooms and fewer rooms upstairs,” but then we had to accept that it’s not that easy. If you leave out the tiny office upstairs, you end up with a hallway that feels like a ballroom.
@K a t j a
Yes, 500,000 all-in, but we’re also fine with the fact that by the time construction is finished, the surroundings don’t have to be perfectly paved and landscaped. That can evolve over the years as the budget recovers. I know many here find it impossible not to hire a professional garden landscaper right away and put up the Thuja hedge, but that’s not how we see it. The paving work will definitely hit the budget, though—we can’t avoid that.
You misunderstood me. For the landscaping, I only include what is absolutely necessary. That means the road, parking spaces, the house entrance, and maybe a small terrace. But no gardener will be involved. That’s why I assume you are underestimating the costs.
The same applies to the house. In my opinion, it’s much too large.
Apart from that, you seem confused about the dormer. No one is saying that walls have to be directly attached to it.
The same applies to the house. In my opinion, it’s much too large.
Apart from that, you seem confused about the dormer. No one is saying that walls have to be directly attached to it.
W
WilderSueden18 Apr 2023 14:01I can only agree that it is easy to underestimate this. During the planning phase, I never would have believed how much money we are now spending on the garden, even though we will do almost everything ourselves. Outdoor landscaping is a material-intensive task, and you will definitely need a lot of materials. A larger driveway with a width of 4m (13 feet) and a turning area in front of the house also adds up, especially if you are just using gravel.
B
BackSteinGotik18 Apr 2023 17:33WilderSueden schrieb:
I can only agree that this is easily underestimated. During the planning phase, I never would have believed how much money we are now spending on the garden, even though we will do almost everything ourselves.What would be your rough estimate based on your experience after the planning phase?
W
WilderSueden18 Apr 2023 19:28Calculate everything thoroughly, from x square meters (sq m) of paving to y plants, garden shed, carport, and so on. And be honest with yourself. Besides larger unforeseen additional costs due to the slope on the property and the resulting retaining wall, the patio roof also adds up significantly. The paving is, of course, more expensive than originally estimated, and I didn’t expect to spend this much on plants. There are always some small extras coming up (for example, $200 for PVC pipes to connect the garden shed to the rainwater cistern), and it all adds up...
Of course, part of it is also because the garden will be much better than originally planned. That’s why I think it’s very important to consider carefully what you want beforehand. Since appearance and spaciousness seem to be important here, I would rather plan a bit more generously.
Of course, part of it is also because the garden will be much better than originally planned. That’s why I think it’s very important to consider carefully what you want beforehand. Since appearance and spaciousness seem to be important here, I would rather plan a bit more generously.
X
xMisterDx18 Apr 2023 22:20To be honest, no one really dies if the garden and terrace aren’t finished just two weeks after moving in. My father-in-law’s garden is now almost completely done, and the built-in grill is currently being worked on. They have been living there for 10 years.
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