ᐅ Application for a New Residential Development: Selection of Plots
Created on: 11 May 2023 14:27
A
ankaheos
Hello everyone,
A large new development with 79 plots is currently being prepared near us, and we are trying to decide which plots to list in our application and in what order.
Unfortunately, the development is located north of a bypass road (federal highway, speed limit 100 km/h [62 mph]). Although a gabion wall will be built as a noise barrier (with a height of 5 m [16 ft]), we are concerned that traffic noise from the highway will still be clearly audible, especially on the southern plots. There are bridges crossing the federal highway to the west and east of the development, so the noise barrier will end at these points. We suspect that plots 4 to 8, for example, will be significantly affected by noise from the highway.
The allocation of the plots will take place in two stages: first by the city for all plots marked with an S. Afterwards (probably in Q3 or Q4 of this year), the remaining plots marked with a T will be allocated through an architect. Plots without an S or a T label will not be marketed at all.
The plots marketed by the city are priced between €315 and €330 per square meter (approximately $315 and $330 per square meter). The price that the architect will ask for is not yet known but will likely not be lower than the city’s price. In my opinion, some of the plots are too large for the price per square meter. However, the entire process (residents’ objections, environmental reports, noise assessments, zoning plan, development, etc.) has been ongoing for several years, so the zoning plan is already a few years old. It was created at a time when construction costs were 20-30% lower and the price per square meter in the city was around €200. Given our budget, only plots up to about 550 sqm (approximately 5,920 sq ft) are really an option, which rules out many already.
What is important to us when choosing a plot is a quiet location (even though there will probably be background noise from the bypass road everywhere) and a size between 350 and 550 sqm (3,770 and 5,920 sq ft). We are somewhat flexible on garden orientation, although south or southwest-facing would of course be ideal.
Among the plots marked with an S (allocation by the city), plot #37 is currently our favorite. The plots #64 to #77 are also interesting due to their orientation, but they are mostly around 600 sqm (6,460 sq ft) or larger, which is above our budget. We also cannot estimate how much noise from the highway is audible immediately behind the noise barrier.
For plots marked with a T (to be allocated later by the architect), our favorites are #29, #30, #26, and #25. We suspect that plots #29 and #30, in particular, will attract a lot of interest.
Which plots would you list in your application? Would you choose different ones? Does anyone have experience with plots located behind a noise barrier?
Best regards
A large new development with 79 plots is currently being prepared near us, and we are trying to decide which plots to list in our application and in what order.
Unfortunately, the development is located north of a bypass road (federal highway, speed limit 100 km/h [62 mph]). Although a gabion wall will be built as a noise barrier (with a height of 5 m [16 ft]), we are concerned that traffic noise from the highway will still be clearly audible, especially on the southern plots. There are bridges crossing the federal highway to the west and east of the development, so the noise barrier will end at these points. We suspect that plots 4 to 8, for example, will be significantly affected by noise from the highway.
The allocation of the plots will take place in two stages: first by the city for all plots marked with an S. Afterwards (probably in Q3 or Q4 of this year), the remaining plots marked with a T will be allocated through an architect. Plots without an S or a T label will not be marketed at all.
The plots marketed by the city are priced between €315 and €330 per square meter (approximately $315 and $330 per square meter). The price that the architect will ask for is not yet known but will likely not be lower than the city’s price. In my opinion, some of the plots are too large for the price per square meter. However, the entire process (residents’ objections, environmental reports, noise assessments, zoning plan, development, etc.) has been ongoing for several years, so the zoning plan is already a few years old. It was created at a time when construction costs were 20-30% lower and the price per square meter in the city was around €200. Given our budget, only plots up to about 550 sqm (approximately 5,920 sq ft) are really an option, which rules out many already.
What is important to us when choosing a plot is a quiet location (even though there will probably be background noise from the bypass road everywhere) and a size between 350 and 550 sqm (3,770 and 5,920 sq ft). We are somewhat flexible on garden orientation, although south or southwest-facing would of course be ideal.
Among the plots marked with an S (allocation by the city), plot #37 is currently our favorite. The plots #64 to #77 are also interesting due to their orientation, but they are mostly around 600 sqm (6,460 sq ft) or larger, which is above our budget. We also cannot estimate how much noise from the highway is audible immediately behind the noise barrier.
For plots marked with a T (to be allocated later by the architect), our favorites are #29, #30, #26, and #25. We suspect that plots #29 and #30, in particular, will attract a lot of interest.
Which plots would you list in your application? Would you choose different ones? Does anyone have experience with plots located behind a noise barrier?
Best regards
ankaheos schrieb:
Plot 54 would actually be worth considering, but according to the architect, it is not going on the market (neither for S nor T).That it belongs neither to the S group nor the T group is obvious to anyone ...ankaheos schrieb:
But sure, we could still try to find out who was promised it and whether it might actually come on the market after all.... and that is exactly why it won’t be on the market at all (because someone will buy it and everyone else will think it’s unavailable).That was the bonus tip for free advice ;-)
ankaheos schrieb:
The desired house size is about 140-150 sqm (1500-1600 sq ft) of living space. Our total budget is around 650,000 to 700,000 euros [...] We are estimating a price per square meter of about 3,000 to 3,200 euros per sqm of living space. A general contractor we spoke with gave us a similar price estimate. So we hope that’s somewhat realistic.Alright, let’s get specific. We’ll count the difference between 700,000 and 650,000 euros as going towards additional costs. Plot 37 should cost 151,360 euros; plot 54 could be purchased for 335 euros per sqm (just under 31 dollars per sqft) without going over budget. I’ll draw the Monopoly chance card: you get plot 28, which costs 194,985 euros. The rest would cover about 142 sqm (roughly 1,530 sq ft), so the goal would be reachable up to that point, ...ankaheos schrieb:
We already have catalogs from different suppliers across various price ranges at home,... and you are now giving away catalogs of unsuitable price categories to either poorer or richer people 🙂 (because for sure: with the budget you mentioned it wouldn’t work to build a Maxime or Jette model; and with customization even less). So you have to choose the right option, or otherwise the ball won’t go in the hole.ankaheos schrieb:
So far, communicating with the architect who is handling the T plots has been somewhat difficult. But it probably makes sense to follow up again to maintain the information advantage.But better do that only for that purpose, because difficult communication usually doesn’t improve after a sale, and as a general contractor or liaison to one, he is basically out of the game. That is really the most important thing for such projects: put an end to dead ends, close the book — the caravan moves on, and the sultan is thirsty. But you can still pick up information while moving on; it would be a shame otherwise, as it won’t be fresh tomorrow.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Mangolicious12 Aug 2023 21:50Interesting discussion. Regarding noise levels, I had expected that being further back would definitely be better, and that the upper floors of houses located directly on the main road would already be sufficiently shielded by the wall. I hadn’t really considered that it could be quite different, even though I had looked at noise maps and so on.
Smaller playgrounds in residential areas around here are generally less frequented by teenage troublemakers – including those from the ’90s and older. So, I don’t worry much about that.
I’m still not completely clear on T-shaped lots. Are they simply marketed by the architect at the same prices as the city-owned lots, but possibly with a requirement to build on them? Or sold directly to home builders? Or is it not that straightforward?
Smaller playgrounds in residential areas around here are generally less frequented by teenage troublemakers – including those from the ’90s and older. So, I don’t worry much about that.
I’m still not completely clear on T-shaped lots. Are they simply marketed by the architect at the same prices as the city-owned lots, but possibly with a requirement to build on them? Or sold directly to home builders? Or is it not that straightforward?
Mangolicious schrieb:
I’m still not quite clear about the T-parcels... are they simply marketed by the architect at the same prices as the municipal ones, but possibly with a condition to build with them? Or directly to building companies? Or is it not that clear at all? At this point, I can only speculate as well...
ankaheos schrieb:
The allocation of the plots takes place in two steps: First through the city for all plots marked with an S. Afterwards (probably not before Q3 or Q4 this year) the remaining plots, marked with a T, will be allocated through an architect. ...at least that’s how I interpret it: the city allocates plots with free choice of builder, while for the "T" plots someone represented by an architect wants to control which company or companies carry out the construction. It’s possible that a builder is the site developer, and the city negotiated the right to be involved in the allocation of a quota of plots. There are many creative grey areas, and various interests have a seat at the table wanting a share. In any case, I suspect that the mentioned architect acts more as an intermediary or trustee rather than as the actual landowner or general contractor.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
M
Mangolicious20 Aug 2023 00:09Apparently, only 6 plots have been allocated so far… quite disappointing, considering the level of interest there was previously.
Mangolicious schrieb:
Apparently, only 6 plots have been allocated so far… It’s nice that you keep those interested updated with this status report 🙂
Mangolicious schrieb:
Quite sad, considering how much interest there was in the past. I currently see the situation positively: the hesitation is slowly decreasing again, but I have to convince prospective builders more quickly to keep living space and other luxury extras within reasonable limits. Fewer mansions, more appropriately sized homes to meet actual needs (which doesn’t have to be “ugly”)—ideal from a housing management perspective.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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