ᐅ Estimated Construction Costs for a Single-Family Home in the Tübingen Area

ypg schrieb:

In the subforum you mentioned, you’ll mostly find nationwide entries. The regional section is listed incorrectly, sorted alphabetically rather than by postal code – if I remember correctly. So, it’s not really effective! It’s just not the best, uh, pages.

I didn’t mean categories 293 or 324, but 119: https://www.hausbau-forum.de/forums/erfahrungen-mit-hausbau-firmen.119/, where I recall several detailed reports comparing multiple contractors by people searching for companies. The thread titles usually include a city name or one of the contractors visited. Since a good general contractor (GC) usually operates regionally, you search as an alternative for “Tübingen,” for example, by looking in Reutlingen, Böblingen, or Calw (several results; unfortunately none for “Freudenstadt,” but that’s enough).

D-Zug88 schrieb:

What? I can tell you really enjoy wordplay. For me, this topic is very serious, and I do have great respect for the whole thing. It’s a bit cryptic for me, but I still get a smile sometimes.

Cryptic? Not at all. The Schrödinger experimental setup is widely and accessibly explained in popular science. I myself only completed secondary school with some grammar school background. Broad knowledge never hurts and can be applied universally, so don’t hesitate—jump in like Hector at the meatballs! I like to illustrate with familiar visual comparisons; admittedly, some “insider knowledge,” like being born before the Kohl era, helps the penny drop faster.

D-Zug88 schrieb:

That sounds clearer to me—but why? Because Town & Country has such a limited scope of construction services?

Town & Country has a high proportion of inexperienced or career-switching franchisees and therefore does not come up in my circle of advisory clients.

D-Zug88 schrieb:

If I do that, the GC choice means no more free design.

That almost hurts—it shows how poorly you listen. We’ve already clarified that you will probably achieve the best result with a shell contractor (rather than a turnkey GC) or a finishing builder, plus a free architect advising you on the scope of work. Stop obsessing over fighting the “economy turnkey GC” dragon with an Excel spreadsheet sword. I work nationwide and am certain I’m far from the only one who can easily help you! Do you want to “build” or just “complain that building is complicated”?

You simply need 1. a free architect initially for just module A, then 2. a pause to reflect, making a decision (with, for example, me or on your own), then 3. depending on the outcome, further development of the preliminary design or adjusting an alternative building proposal (whatever fits better—no crystal ball can predict here), and 4. only then (“already now” would be pure nonsense) a “final” search for suppliers (e.g., with a construction consultant like me), during which the architect creates the scope of work with you and assembles the craftsman team. Step 0. You can already discard your demons as bulky waste.

D-Zug88 schrieb:

Thank you, I understand that well and will keep reading [ / ] Probably right—I’ll keep reading in the subforum, thanks for the tip.

In both cases, I don’t understand what you mean.

---

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

11ant schrieb:

I wasn’t referring to categories 293 or 324, but 119: https://www.hausbau-forum.de/forums/erfahrungen-mit-hausbau-firmen.119/, where many detailed reports exist with people comparing several visited builders. The thread titles usually include a city name or one of the builders visited. Since a good general contractor (GC) typically operates within a regional area, instead of searching for “Tübingen,” for example, you might look for Reutlingen, Böblingen, or Calw (there are several hits; unfortunately none for “Freudenstadt,” but that should be enough).

Skepticism – well, Schrödinger’s experimental setup is quite widely explained in an accessible way. I myself am only a secondary school graduate with some grammar school background. Broad education doesn’t hurt and can be used universally, so don’t hesitate like Hector when tackling the meatballs!
I like to illustrate with image comparisons that almost everyone knows – admittedly, some “insider knowledge” of being born before the Kohl era helps the penny drop faster in some places.

Town & Country has a high share of inexperienced or career-changing franchisees and therefore does not appear among those I advise.

It honestly hurts how poorly you listen. We have already established here that you will probably get best results with a shell construction GC rather than a turnkey GC (or with a builder offering a shell house), and a freelance architect advising you on the build specifications. Stop fixating on fighting the “economy turnkey GC” dragon with your Excel sword. I work nationwide and am certain I’m not the only one who could easily help you!
Do you want to “build” or do you want to “complain that building is complicated”?

Simply put, you need 1. a freelance architect initially for just module A, then 2. during the “resting phase” make a key decision (with, for example, me or alone), then depending on the result 3. a refinement of the preliminary design or adjustment of an alternative building proposal (whichever fits better, and even a crystal ball can’t foresee this), and 4. only then (“already now” would be complete nonsense) a “final” search for builders (e.g., with a construction consultant like me), where the architect prepares the building performance specification with you and assembles the trades team. 0. You can put your demons out for bulk waste collection.

In both cases, I don’t understand what you mean here.

I know Schrödinger’s cat – maybe I just dislike it because I’m a person who prefers dogs.

I’m listening, but I still haven’t understood a clear picture of your approach. Just to be sure about what you mean in my layman’s understanding. I need to fully understand the process before I “pester” you until I get it. I thought GC was just GC (something like FingerHaus or Hanse Haus). “Shell houses” where I would have to coordinate with trades myself as a layperson are out! What I can do are laying wooden floors, handling or arranging painting, building terraces and paths, and other minor tasks. No doors, no windows, no technical installations, no screed.

According to your recommendation (also in this post https://www.hausbau-forum.de/threads/hausbau-mit-gu-oder-unabhaengigem-architekten.33305/post-366402):

1. Approach a freelance architect who charges a flat fee in our case to “save costs.” List your wishes and requirements for living in the house—what is important to you and what is not. What can you afford? (I read somewhere that an architect can give a rough estimate with about 10-20% accuracy – is that right? How do I find an architect who charges a flat fee?)

2. The outcome of this/those meeting(s) is a preliminary design that hopefully fits the budget, correct?

3. This preliminary design includes a 3D visualization and a “plan” showing driveway and parking options, how the buildable area is used, floor plan, plus descriptions of the individual areas in square meters of the entrance hall, rooms, as well as windows and doors, etc., at a scale of 1:100, right?

4. With this preliminary design, you approach “house building companies” to request quotes, which you then compare based on their building and service descriptions to find the best price-performance ratio.

5. Is this where your “resting phase” and decision-making come into play? Pausing to consider: what did I want, what am I getting, what can I afford, construction timelines, building schedule, etc.?

6. If adjustments to the floor plan are necessary, can I return to the freelance architect or do I enter into further discussions for improved offers with the remaining builders?

7. It would be great if you could do your interior selections at the time of signing the contract; I saw this mentioned here in the forum https://www.hausbau-forum.de/threads/bemusterung-vor-bauvertrag.15756/post-133632.

7.1 If you do selections after signing, you should be aware of the possible risks mentioned in that thread or expect additional costs (mentioned as 50,000€ but that likely referred specifically to Town & Country).

7.2 Selecting before signing is better for cost transparency.

8. Contract signing takes place, selections occur (either at 7.1 or 7.2), and the “itemized list” or cost plan is set, including how the price guarantee is structured. Here I wonder what exactly I signed in case 7.1. It feels odd.

8.1 Detailed planning starts and the “building permit-worthy” plan is prepared, whether by the GC’s architect or a freelance architect—I’m not sure but I would lean toward the GC’s architect here. This plan is submitted for approval.

9. Building permit hopefully granted. If changes are required, return to step 8.1.

10. Execution planning.

11. Tendering phase.

12. Shell construction phase (with an inspector for security).

13. Interior finishing phase.

14. Possible owner-provided work parallel to 13, though this likely requires a lot of coordination.

15. Final inspection by authorities/inspector, etc.

You can see that as long as steps 1 to 9 are done properly, my knowledge beyond 9 is quite limited, and I wouldn’t want to manage 10 different contacts during these phases.

If I understood your previous post correctly, this is the route we should follow, but I don’t understand what exactly you mean by “shell construction GC.”

D-Zug88 schrieb:

I know Schrödinger's cat – maybe I’m biased because I’m a person who prefers dogs...

Completely agree!
Homeowners choose different paths to reach their goals, and with my own projects, it was always different each time.
As another option for you, I could well imagine the following approach, since you apparently have a relatively easy-to-build plot and your required floor plan profile probably matches about 80% of typical home builders (aside from minor adjustments):
1. Determine the approximate living area based on the €3,000 per square meter (about $3,200 per square meter) rule of thumb plus additional costs.
2. Look for one of the countless floor plans that you like best and that also complies with the local zoning plan / building permit.
3. Post this floor plan here, specifying your individual requirements (though similar examples probably already exist online).
4. Define the insulation standard and the level of fittings as much as possible (controlled ventilation, underfloor heating, photovoltaic system, shading, etc.).
5. Confirm exactly what and how much your friends are willing and able to contribute.
6. Take this information to the construction company you have already positively evaluated and/or another local provider.
7. Contact the bank with these key details.
The individuality of your house can still be customized later, for example through the color of exterior plaster, partial wood cladding, window shapes, and so on.
I believe that a classic rectangular building shape will make sense for this.
After this, you will probably have a clearer direction or realize what and where you need to make changes on your wish list.
The situation with your friends sounds a bit unclear and risky so far. If, as you suggested, they actually take full responsibility for tiling and painting and you can add your part otherwise, this would mean significant savings that could give you more flexibility elsewhere. Of course, you should also plan for the fact that at some point you will have to return the favor to your friends in the same or another way.

I’m not saying this is a guaranteed best solution, but based on what I have read so far, I can well imagine this approach. In discussions with this construction company or one of your new neighbors, further options may also come up.
The lack of knowledge you fear will fade over time as you deal with the details. There are extensive threads here on all topics, including heating, flooring, photovoltaics, and financing. The more you contribute, the more you will get back.

I get the impression that you keep going in circles, even though you have already gathered a lot of information. This happens when your approach to the topic is structured, but your decision-making process is not.

The process becomes confused when evaluations are made before priorities are clear – and admittedly, in this respect, the otherwise very helpful forum can sometimes be counterproductive.

First, establish your intentions with prioritized goals.
Then set a fixed budget and clarify it with your lender.
Next, have a rough discussion with one or two contacts – this can be done without a formal offer, for example during a visit to a show home, with a general contractor, or an architect.
Then assess what is possible and what is not.
Follow this with a more detailed comparison of two potential suppliers.
Decide and either proceed or drop the project.

When dealing with your building partner, I would suggest quoting a budget about 15% lower than what you are actually willing and able to finance. This gives you the flexibility you need during construction or when incorporating additional wishes.

D-Zug88 schrieb:

I know Schrödinger’s cat – maybe I’m biased because I’m a person who prefers dogs...

Bit by bit, I feel like you’re teasing me. In times of fluid gender identities, it’s of course completely up to you whether you “perform” the Schrödinger experiment virtually with a cat, a dog, or even a mythical creature. You even grow a seventh leg to be even more thorough when missing the point. Soon you’ll have to play alone here. Let’s leave it at that.

D-Zug88 schrieb:

I’m listening, but I still don’t have a clear, consistent picture of your approach. Just to be sure I understand what you mean from my layman’s perspective. I need to fully understand the process first, then I’ll keep asking questions until I get it.

No, you’re not really listening, and there’s no need to put your “nagging” in quotes, because you’re cutting your audience here in half every hour. Whether it’s me or another independent consultant, an architect, or a supervising expert – nobody will patiently indulge you until you literally become “the last one who gets it.” Eventually, you’ll have to overcome your fear and trust one or another expert who can show you the way to your own home. No one is rewinding cosmic time so you can personally verify the Big Bang again. Water is wet between 0 and 100 degrees Celsius (32 and 212°F) – accept this fact now, or keep living in your own world (and then don’t build a house). Are you at least keeping the purchase option for the plot open till 2028 or 2030?

You keep asking questions that have been answered to you many times already. You obviously haven’t thoroughly read the house-building roadmap – neither mine (which also mentions the editorial hotline at the top and bottom) nor the handful of individual roadmaps I have explained here in the forum over the last six months. The latest post in the “Reloaded” series covers the “resting period” and decision-making in detail. The explanations of the products “decision-making” and “selection support” in the services section also leave none of your questions unanswered; additionally, there is the option for dialogue via the comment function.

D-Zug88 schrieb:

I thought a general contractor (GC) is just a GC (something like Fingerhaus, Hanse Haus). If I understood the previous post correctly, we should follow that path, but I don’t understand what exactly a “shell GC” is.

Any building contractor (if they work with wood, usually called a prefab manufacturer) who brings all the team members to build a complete home is a general contractor (GC). If they only bring the team members needed up to the stage of a weather-tight shell, then they are a shell GC (or, for wood builders: a “shell house manufacturer”). And no, you apparently still didn’t understand this for two reasons:

D-Zug88 schrieb:

"Shell houses," where as a layperson I have to coordinate with the trades myself, are out of the question!

… no, a shell or shell house (which you then complete with an architect) is actually the only suitable option for you, and secondly …

D-Zug88 schrieb:

What I am able to do are laying wooden floors, painting (or having it painted), building terraces and paths, and some minor tasks.

… you again ignore that what you do yourself (or with friends) only counts if it fits into the schedule of your general contractor. All signs again point clearly at the shell GC (and architect as your advisor).

D-Zug88 schrieb:

Following this recommendation, you say (also in this post https://www.hausbau-forum.de/threads/hausbau-mit-gu-oder-unabhaengigem-architekten.33305/post-366402)
1. Approach an independent architect, who charges a flat fee in our case because of "cost savings."

Now you’re listing your own points, not what I said at the linked place. I don’t recognize my recommendation as “flat fee for cost savings,” only the starting point of approaching an independent architect matches my advice.

D-Zug88 schrieb:

(I think I read that an architect can roughly estimate costs within 10-20% - right? [...] 2. The outcome of this/these conversation(s) is a preliminary design that hopefully fits the budget, right?

Service phase 2 culminates in a preliminary design, which, as you correctly note, reflects the building volume as well as the budget with a rough level of accuracy.

D-Zug88 schrieb:

3. In this preliminary design, you get a 3D representation and a “plan” showing access, parking options, how the building envelope is used, floor plans, and a description of areas in square meters of the entrance hall, rooms, as well as windows and doors, etc., in a scale of 1:100, correct?
4. With this preliminary design, you can approach “house builders” and obtain quotes, which you compare based on their construction and service descriptions to find the best price-performance ratio.

3D is optional, yes. A scale of 1:200 is appropriate and practical; 1:100 is more popular among inexperienced young architects who also often misunderstand the “preliminary design” tool. You can use the preliminary design for a building permit inquiry and for decision-making, where it’s not yet about a near-final construction specification but very much about comparing the price-performance ratio between the timber and masonry routes for your project.

D-Zug88 schrieb:

5. Is this where your “resting period” and decision-making come in? Pausing to consider: What did I want? What do I get? What can I afford? Construction times, timing, etc.
6. If changes are necessary to the floor plan, can I return to the independent architect or enter further discussions to improve offers with the remaining “house builders”?

As mentioned, you can read about the resting period extensively. Decision-making happens by sending an orientation request round (not a casting or elimination round!) to a balanced handful (four to six) of participants and evaluating responses professionally (which is why it’s not advisable for a layperson to do alone). Changes are made roughly equally often to the preliminary design or to an alternative design (from the set of received responses). This works best through the architect in cooperation with the provider; often, clients want me to assist here (and it’s not much different with colleagues).

The subsequent detailed planning and selection of finishes vary widely according to the results from decision-making.

Arauki11 schrieb:

The lack of knowledge you fear will fade with time as you engage more with the details.

A remaining lack of knowledge should not be stubbornly fought at all costs.

Arauki11 schrieb:

There are extensive threads here on all topics, like heating, flooring, photovoltaics, and more.

But there is also the 11ant stone mantra, which shouldn’t only apply to wall builders; it applies equally to heating, ventilation, air conditioning, and so on!

wiltshire schrieb:

I have the impression that you repeatedly manage to go around in circles, even though you have already gathered a lot of information. This happens when you are structured in content but not in the decision-making process.
This gets confusing when evaluations are made before priorities are clear – and admittedly, in this respect, this otherwise very helpful forum can sometimes be counterproductive.

It is often diagnostically difficult to differentiate whether questioners struggle because of or despite the amount of information they have gathered.

---

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

wiltshire schrieb:

I would tell the building partner a budget 15% lower than what you actually plan to finance.

Very good advice, thanks – we first approached the financing institutions to understand the framework (monthly payments, etc.), but that would certainly be another way. Maybe that’s what caused the unrest.