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
xMisterDx26 Apr 2023 19:39However, this raises the question of why the Zoe is still around. There must be a reason for that... it’s hardly about the money.
Before the Zoe recovers its purchase price through fuel savings compared to the V70, I’ll be long gone... and I am 39, planning to live until 80.
Before the Zoe recovers its purchase price through fuel savings compared to the V70, I’ll be long gone... and I am 39, planning to live until 80.
Well, in the city the Volvo is quite impractical. Fuel consumption also rises to 14-16 liters (3.7-4.2 gallons) even with purely urban driving. But no, I haven’t calculated it exactly.
Maintenance costs are significantly higher than the purchase price and also higher than the lease payment for the Zoe.
Maintenance costs are significantly higher than the purchase price and also higher than the lease payment for the Zoe.
X
xMisterDx26 Apr 2023 20:56Tolentino schrieb:
Well, in the city the Volvo is quite impractical. Fuel consumption rises to about 14-16 liters (3.7-4.2 gallons) even with purely urban driving. But no, I haven't calculated it precisely.
Maintenance costs are significantly higher than the purchase price and also higher than the leasing rate of the Zoe. A 535i reaches similar figures in city traffic 😀
schmeissrein schrieb:
But for us, it’s a frighteningly large amount. It is a large amount for many people.
That’s why we also recommend leaving out the additional gables. Anyone looking to save costs should avoid complicated roof structures or any bay windows.
schmeissrein schrieb:
500,000€ is the absolute limit. We estimate 400,000€ for the house, 40,000€ for site development, 20,000€ for the kitchen, and then 40,000€ remain for all other expenses. Then it’s time to reset and review our warnings regarding costs. Incidental building costs are completely missing. For 400,000€ just for the house, you get about 135 sqm (1,453 sq ft) in a simple construction style. If you deduct 30,000€ in incidental building costs from the available budget, only 370,000€ remain for the house, which means about 125 sqm (1,345 sq ft). 🙁
How exactly are the development costs distributed? There is supposed to be a second house, right? I assume the $40K development costs are already shared proportionally between the two houses? Who is the second builder, and when do they plan to start construction? Sorry if this has already been mentioned somewhere.
W
WilderSueden26 Apr 2023 23:20schmeissrein schrieb:
We are not attached to a central staircase at all; we are quite indifferent about it. The pantry should be underneath, as you said, but that’s not very clear in the drawing. However, if the staircase is moved, it will have to go somewhere else again... Exactly what you mean by “skillfully handling” it is what we hope to achieve through the conversation with the draftsman. You are placing a lot of hope in someone you haven’t even talked to yet. Even if the draftsman is not only skilled in drafting but also competent in design (which should be questioned), the result will mainly depend on your input. Therefore, make a priority list: room program, special requests, finances. Don’t trust any cost estimate unless the estimator is ultimately accountable for it. Also, don’t forget all the small extras when calculating costs. Here a few lamps, there a new cabinet, plants for the garden... and suddenly a few thousand more show up. 40,000 euros (about $43,000) for ancillary building costs, carport, and landscaping is too low. And don’t forget to keep a reserve. Almost every house build ends up being more expensive than planned.