Hello,
My partner and I are planning to build a duplex together with a couple of friends.
The two living units are not stacked on top of each other but are arranged side by side in two equally sized sections, each with its own entrance door. From the outside, it looks like a semi-detached house with mirrored halves. Each half spans two full floors plus a converted attic. Inside the house, there is a shared utility room, which is proportionally deducted from each living area and accessible from both sides through a door.
There is a single heat pump serving both halves.
I’m interested to know if anyone has experience with a similar project. We have several questions regarding the partition plan, deed of division, and condominium declaration.
In order for each household to secure its own financing, these matters need to be clarified beforehand. From what I understand, the architect must submit the partition plan at the same time as the building permit / planning permission application, but I might be mistaken?
We are also concerned about separating the heating and water systems so that each party can be billed accurately for their individual consumption.
I would appreciate any experiences or advice on these topics.
My partner and I are planning to build a duplex together with a couple of friends.
The two living units are not stacked on top of each other but are arranged side by side in two equally sized sections, each with its own entrance door. From the outside, it looks like a semi-detached house with mirrored halves. Each half spans two full floors plus a converted attic. Inside the house, there is a shared utility room, which is proportionally deducted from each living area and accessible from both sides through a door.
There is a single heat pump serving both halves.
I’m interested to know if anyone has experience with a similar project. We have several questions regarding the partition plan, deed of division, and condominium declaration.
In order for each household to secure its own financing, these matters need to be clarified beforehand. From what I understand, the architect must submit the partition plan at the same time as the building permit / planning permission application, but I might be mistaken?
We are also concerned about separating the heating and water systems so that each party can be billed accurately for their individual consumption.
I would appreciate any experiences or advice on these topics.
hanghaus2023 schrieb:
That’s always the case in any multi-family building.Several meters will probably be required then.Musketier schrieb:
I suspect that from the bank’s perspective, the main concern is the risk involved if the property needs to be repossessed.
In that case, a completely detached semi-detached house is usually more attractive for resale than a semi-detached house with shared ownership.
The bank may factor this into the loan-to-value assessment. I’m also afraid we will have to expect a higher interest rate.
On the other hand, there are condominiums in apartment buildings, which often involve even more shared ownership (e.g., common hallways). I think most banks don’t consider this to be a higher risk.
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nordanney3 Feb 2025 13:06Waldrich schrieb:
I’m afraid we will have to expect an interest rate surcharge.
On the other hand, there are also condominiums within multi-family buildings, which often include even more common areas (e.g., shared hallway). Most banks probably don’t see a higher risk in those cases, I think. But that’s a “standard” condominium. Your intention is to create the character of a single-family home (semi-detached house). That is a completely different product.
For example, the garden in your case is only an assigned exclusive right of use. It does not belong to you.
nordanney schrieb:
But this is a "normal" condominium unit. You specifically want to create the character of a single-family house (semi-detached). That is a completely different product.
For example, in your case, the garden is just an assigned exclusive use right. It does not belong to you. The plot will be divided virtually, with the boundary defined by the dividing wall between the semi-detached units. This also results in relatively equal plot sizes per dwelling unit.
Waldrich schrieb:
On the other hand, I also think that if the heat pump breaks down, I have to repair it, whether it belongs to me alone or to both of us jointly. In the second case, at least we can split the costs.But what if one party doesn’t have the money at that time? Or if you can’t agree on replacing the heat pump (one wants to replace it before it breaks, the other wants to wait until the last possible moment)? There is a lot of potential for conflict. I wouldn’t want to deal with that. Also, owners can change over time, and then your friends won’t be living next door anymore. What will you do then? I wouldn’t want that.
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nordanney3 Feb 2025 13:28Waldrich schrieb:
The plot is intended to be divided in shares, with the boundary defined by the partition wall between the housing units. This will result in relatively equal plot sizes per residential unit. A division in shares as such does not exist. The land registry will still list a single plot, and in the declaration of division you must define an allocation and the corresponding usage rights (exclusive use rights). For example, Condominium Unit No. 1 with 50/100 MEA on parcel X, plot Y of 1,000sqm (10,764 sq ft), as well as exclusive use rights to garden area A according to the declaration of division...
It will look something like this and be recorded in the land registry.
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