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
X
xMisterDx20 Aug 2023 12:40Mangolicious schrieb:
(...)
Smaller playgrounds in residential areas around here are generally less frequented by troublesome teenagers... not even those from the ’90s or older. In that respect, I’m not really worried.
(...)Well... in new housing developments less than 5-10 years old, there are hardly any troublemakers, because most people building houses are in their early to mid-30s. Their children are still young.
But almost certainly, all those young children will eventually become troublesome teenagers, barring any tragic events. And people’s need for peace and quiet often increases significantly with age.
You also don’t know who will be living in the houses 10 or 15 years from now. Here, the first houses are already being sold less than 2 years after construction began on the initial projects.
Divorce, financial issues, or simply handing over the effort, etc.
I wouldn’t want to build directly next to a playground.
M
Mangolicious20 Aug 2023 14:36xMisterDx schrieb:
Well... in new residential areas younger than 5-10 years, there are hardly any teenagers, because most people build their houses in their early to mid-30s. The children are still young at that time.
But all young children will, with near certainty, eventually become teenagers, except in cases of tragic misfortune. And the need for peace and quiet often increases significantly with age.
You also don’t know who will be living in the houses in 10 or 15 years. Here, the first houses are already being sold less than 2 years after construction started on the initial projects.
Divorce, financial reasons, or taking over due to workload, etc.
I wouldn’t build directly next to a playground. It also depends a lot on the type of enclosure. In densely built areas, I prefer that over a neighboring house wall.
M
Mangolicious20 Aug 2023 18:39We are still (or again) undecided. We were already in "Round 2" of the lottery when we received the approval. The likelihood that the architect will fail to sell the plots and end up marketing them at a lower price than the city offered is probably quite low, isn't it?
I don’t quite understand:
So you were already on the waiting list for a returned lot of an S plot...
... and what do the T plots have to do with this?
You said earlier that there are currently only six deals (out of 79 plots!). So why do you now estimate your chances as low?
I don’t see the T plots as more attractive than the S plots; rather, I suspect there is a general quota-based distribution of who markets which of the S and T plots. Basically, determined by some random method—like a counting rhyme or dice roll—deciding which ones are displayed first and which go into reserve. I assume that originally, there was speculation of a “rush,” where the T plots would benefit from price increases driven by the deals on the S plots. If the development is now “underperforming,” it could lead to a situation similar to the used car market, meaning that developers might bid on entire packages of plots. Where could the catch be here?
And especially in your case: what exactly are you wavering between, and why?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Mangolicious schrieb:
We are still (or again) torn back and forth. We were already in “round 2” of the lottery when we received the approval.
So you were already on the waiting list for a returned lot of an S plot...
Mangolicious schrieb:
The probability that the architect won’t be able to sell the plots and will market them at a lower price than the city offered is probably quite low, right?
... and what do the T plots have to do with this?
You said earlier that there are currently only six deals (out of 79 plots!). So why do you now estimate your chances as low?
I don’t see the T plots as more attractive than the S plots; rather, I suspect there is a general quota-based distribution of who markets which of the S and T plots. Basically, determined by some random method—like a counting rhyme or dice roll—deciding which ones are displayed first and which go into reserve. I assume that originally, there was speculation of a “rush,” where the T plots would benefit from price increases driven by the deals on the S plots. If the development is now “underperforming,” it could lead to a situation similar to the used car market, meaning that developers might bid on entire packages of plots. Where could the catch be here?
And especially in your case: what exactly are you wavering between, and why?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
M
Mangolicious20 Aug 2023 19:4311ant schrieb:
I don’t quite understand:
So you were already on the waiting list for a returned plot in the S category…
… so what do the T plots have to do with this?
You mentioned earlier that there are currently only six deals (out of 79 plots!) – so why do you now consider your chances to be low?
I don’t see the T plots as more attractive than the S plots; rather, I assume there is a general quota-based distribution regarding who markets which of the S and T plots. Like a drawing of lots or dice roll to decide which plots are offered first and which are held in reserve. I suspect that the original plan was based on speculation about a "rush," where the T plots would benefit from the price increases triggered by the S plot deals. If the development is now “underperforming,” it could lead to situations similar to the used car market, meaning that developers might start bidding on entire bundles of plots. Where could the catch be here?
And above all, regarding your situation: what are you hesitating between, and why?There are 6 deals so far, exclusively among the municipally marketed plots (=33 total, so the allocation rate is about 18%).
The T phase only starts later and will be free of criteria like children, etc.
And if people on the waiting list (like us) decline, S plots go into joint marketing with the T plots.
Everything is distributed/marketed through the architecture firm; the city has simply secured the allocation rights to prioritize local residents and families initially.
For now, there is general ambivalence regarding building a new home versus buying existing property versus waiting.
Independently of that, we wonder if, should the development "underperform," it might be possible to acquire a plot for less than the stated 315 square meters (about 3400 square feet). Or if sales will then be restricted exclusively to options tied to developers or similar arrangements (so if we decide to build, do we need to take a plot immediately, or could we wait, since demand is currently so low).
Mangolicious schrieb:
For now, there is generally ambivalence regarding new construction versus existing buildings versus waiting. New construction and relatively recent buildings (up to about 15 years old) are comparable if you are not too particular about the layout. If you are, and need corresponding floor plan modifications, existing buildings become less attractive than new construction. Waiting can be ruled out, as prices are more certain to rise than the chances of better opportunities.
Mangolicious schrieb:
Regardless, we wonder if, when the development area “underperforms,” it might be possible to acquire a plot for less than the stated 315m² (about 3390 ft²). Or if it will only be available through developer ties or similar arrangements (so if we decide on “new construction” -> do we take the plot immediately or wait here as well, since demand is currently low). If the plot moves from the S pot to the T pot because of hesitation, I would see that as an argument against making that mistake. By developers, I did not mean those who offer plots tied to general contractors for fully customized building. Rather, I mean those who cover the development or entire blocks or strips of it with their semi-detached houses like a circuit board assembly machine – depending on the attractiveness of the building lots, with “dream houses” or as a “rich guy’s neighborhood.” That is a business.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/