ᐅ Floor plan design of an urban villa with 140–145 sqm living space on a 1200 sqm plot
Created on: 28 Nov 2025 07:55
D
Der-Dachs
Hello dear forum members, after being a silent reader for a long time, I would like to introduce myself and share our floor plan. It is currently in the planning stage and almost finalized. I have completed the questionnaire to the best of my knowledge and belief.
Urban villa, 140-145 sqm (1507-1562 sq ft)
Development plan/restrictions
Plot size – 1200 sqm (12917 sq ft)
Slope – no
Floor area ratio – unknown or according to §34 Building Code
Plot coverage ratio – §34 Building Code
Building line, building boundary – §34 Building Code
Edge development –
Number of parking spaces – 2
Number of floors – 2 full floors
Roof type – hipped roof
Architectural style – modern
Orientation – main entrance south/southeast, terrace north/northwest
Maximum heights/limits –
Other requirements –
Homeowner requirements
Architectural style, roof type, building type – urban villa with hipped roof, modern design
Basement, floors – 2 full floors without basement
Number of people, ages – 2 adults (33, 29), 1 child (1), 1 dog (3), one more child planned in the next years
Space requirements on ground floor and upper floor – Ground floor: open living-dining area with open kitchen, pantry, utility room, office/guest room, guest toilet with shower
Office: family use or home office? – office for home office and family use
Guests per year – parents-in-law or other family about 3 times per year
Open or closed architecture – rather open
Traditional or modern construction – modern
Open kitchen, kitchen island – open kitchen yes, kitchen island possibly
Number of dining seats – currently 3 daily, occasionally more up to 12
Fireplace – yes
Music/stereo wall – home theater if possible
Balcony, roof terrace – no
Garage, carport – in the future yes, carport next to the house, garage if possible at the back of the plot
Vegetable garden, greenhouse – vegetable garden yes, small area up to 100 sqm (1076 sq ft)
House design
Who designed the plan: planner from a construction company
What do you particularly like? Why?
What do you dislike? Why?
Estimated price according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
Preferred heating system: heat pump
If you have to give up something, which features/expansions
- can you give up:
- can you not give up:
Why is the design as it is? For example:
The first draft from the planner included a winding staircase, but since we don’t like those and wanted uniform step depths, the final design features a straight staircase. We also tried a staircase with a landing, but it took up too much space.
The design was therefore partly based on our wishes and partly self-planned. We tried to fit everything as well as possible.
Regarding the design, there is a storage room on the upper floor which will still be modified. Instead of a storage room, this will become the entrance to the bedroom. The wall where the wardrobes will be placed will be extended forward so it almost aligns with the fireplace. The bed will be positioned facing the window.
The bathroom layout is provisional and will be changed. A major wish is to include a small sauna, but this is a low priority.
I hope I have provided enough information and will try to respond as quickly as possible.
Thank you in advance for your input.
Urban villa, 140-145 sqm (1507-1562 sq ft)
Development plan/restrictions
Plot size – 1200 sqm (12917 sq ft)
Slope – no
Floor area ratio – unknown or according to §34 Building Code
Plot coverage ratio – §34 Building Code
Building line, building boundary – §34 Building Code
Edge development –
Number of parking spaces – 2
Number of floors – 2 full floors
Roof type – hipped roof
Architectural style – modern
Orientation – main entrance south/southeast, terrace north/northwest
Maximum heights/limits –
Other requirements –
Homeowner requirements
Architectural style, roof type, building type – urban villa with hipped roof, modern design
Basement, floors – 2 full floors without basement
Number of people, ages – 2 adults (33, 29), 1 child (1), 1 dog (3), one more child planned in the next years
Space requirements on ground floor and upper floor – Ground floor: open living-dining area with open kitchen, pantry, utility room, office/guest room, guest toilet with shower
Office: family use or home office? – office for home office and family use
Guests per year – parents-in-law or other family about 3 times per year
Open or closed architecture – rather open
Traditional or modern construction – modern
Open kitchen, kitchen island – open kitchen yes, kitchen island possibly
Number of dining seats – currently 3 daily, occasionally more up to 12
Fireplace – yes
Music/stereo wall – home theater if possible
Balcony, roof terrace – no
Garage, carport – in the future yes, carport next to the house, garage if possible at the back of the plot
Vegetable garden, greenhouse – vegetable garden yes, small area up to 100 sqm (1076 sq ft)
House design
Who designed the plan: planner from a construction company
What do you particularly like? Why?
What do you dislike? Why?
Estimated price according to architect/planner: 330,000€
Personal budget limit for the house, including fittings: 370,000€
Preferred heating system: heat pump
If you have to give up something, which features/expansions
- can you give up:
- can you not give up:
Why is the design as it is? For example:
The first draft from the planner included a winding staircase, but since we don’t like those and wanted uniform step depths, the final design features a straight staircase. We also tried a staircase with a landing, but it took up too much space.
The design was therefore partly based on our wishes and partly self-planned. We tried to fit everything as well as possible.
Regarding the design, there is a storage room on the upper floor which will still be modified. Instead of a storage room, this will become the entrance to the bedroom. The wall where the wardrobes will be placed will be extended forward so it almost aligns with the fireplace. The bed will be positioned facing the window.
The bathroom layout is provisional and will be changed. A major wish is to include a small sauna, but this is a low priority.
I hope I have provided enough information and will try to respond as quickly as possible.
Thank you in advance for your input.
D
Der-Dachs30 Nov 2025 00:56Here is the contract, including all services related to the construction.
D
Der-Dachs30 Nov 2025 08:07I see that I uploaded the wrong quotation, with the smaller exterior dimensions. However, it should be sufficient for orientation.
Papierturm30 Nov 2025 19:11I was crazy enough to read through everything.
Keywords. Not sorted by importance, but according to the attachments.
Client’s responsibility = must be paid for additionally.
- Site setup by client → quite normal. Almost all companies do it this way.
- Frost skirts up to 80cm (31 inches) included → conduct soil survey to check if this is sufficient.
- Groundworks apply up to soil class 4 → soil survey needed.
(Both are quite common and roughly 80% of builders do it like this; most can also handle soil class 5 without issues.)
- Excavated soil remains on site: Also fairly normal. If you can’t store the soil somewhere on the property, expect disposal costs around 5,000–10,000 euros.
- Water tightness test by client → standard.
- Concrete slab has insulation on the sides but no perimeter insulation under the slab. This likely means KFW40 (energy standard) will not be achieved.
- Interior walls are simply drywall with plasterboard, with insulation in between → very basic construction.
- Q2 plaster finish suitable for wallpaper → can be used with textured wallpaper.
- Door frames and similar elements are only rudimentarily installed and require additional finishing work (this is only included in the “painter’s package”). This is certainly doable as DIY work if you have some craftsmanship skills.
- Granite window sills... rarely found but good quality.
- Roof is not finished without an extra package and has no pull-down stairs → probably unusable without extra costs.
- Very basic staircase. Unclear whether a railing is included (see “before use, you must provide fall protection yourself”).
- Good: For city villas, a door canopy is even included. Bad: Description is not very clear, but I assume a rafter roof (meaning hardly any usable attic space, even if the roof extension package is included).
- Concrete roof tiles. Quality unclear. Probably not very high. I would budget some money for an upgrade here. You generally don’t want the cheapest concrete roof tiles... Addendum: They have already been upgraded, so this comment no longer applies.
- “Layout and size of windows freely selectable” → ?!?!? I have never seen anything like this. Usually, window areas cost a lot of money.
- Windows: white uPVC, g-value 50 (which is already at the higher end of what is typically installed nowadays. Lower = better for summer, but worse for winter).
- uPVC roller shutters, non-electric, ventilation through window gap vents. Addendum: Upgraded to aluminum roller shutters, a good choice!
- Bathroom fixtures are very minimal.
- Electrical installations very basic.No LAN wiring included, as far as I can see. Addendum: LAN sockets have been added.
- KFW 55 energy standard level. Exterior walls provide little sound insulation due to construction. Important: Plaster is very basic. I would strongly recommend upgrading that.
- Soil survey by client (which I find normal)
- Tiles up to 40€/m² (approximately 12 USD/ft²) and 60x30cm (24x12 inches) format included.
- In non-tiled rooms, flooring is not included (none).
Overall, I have one main question, namely about the payment schedule. At first glance, the specifications seem like “Dacia” quality, which is not necessarily bad. But even the typical “Dacia” level providers usually come to somewhat higher prices per m². The question here is how the payment plan is structured. There are regulations for this, and I would be cautious about paying significant amounts for work not yet carried out. I see this as the greatest risk.
Keywords. Not sorted by importance, but according to the attachments.
Client’s responsibility = must be paid for additionally.
- Site setup by client → quite normal. Almost all companies do it this way.
- Frost skirts up to 80cm (31 inches) included → conduct soil survey to check if this is sufficient.
- Groundworks apply up to soil class 4 → soil survey needed.
(Both are quite common and roughly 80% of builders do it like this; most can also handle soil class 5 without issues.)
- Excavated soil remains on site: Also fairly normal. If you can’t store the soil somewhere on the property, expect disposal costs around 5,000–10,000 euros.
- Water tightness test by client → standard.
- Concrete slab has insulation on the sides but no perimeter insulation under the slab. This likely means KFW40 (energy standard) will not be achieved.
- Interior walls are simply drywall with plasterboard, with insulation in between → very basic construction.
- Q2 plaster finish suitable for wallpaper → can be used with textured wallpaper.
- Door frames and similar elements are only rudimentarily installed and require additional finishing work (this is only included in the “painter’s package”). This is certainly doable as DIY work if you have some craftsmanship skills.
- Granite window sills... rarely found but good quality.
- Roof is not finished without an extra package and has no pull-down stairs → probably unusable without extra costs.
- Very basic staircase. Unclear whether a railing is included (see “before use, you must provide fall protection yourself”).
- Good: For city villas, a door canopy is even included. Bad: Description is not very clear, but I assume a rafter roof (meaning hardly any usable attic space, even if the roof extension package is included).
- “Layout and size of windows freely selectable” → ?!?!? I have never seen anything like this. Usually, window areas cost a lot of money.
- Windows: white uPVC, g-value 50 (which is already at the higher end of what is typically installed nowadays. Lower = better for summer, but worse for winter).
-
- Bathroom fixtures are very minimal.
- Electrical installations very basic.
- KFW 55 energy standard level. Exterior walls provide little sound insulation due to construction. Important: Plaster is very basic. I would strongly recommend upgrading that.
- Soil survey by client (which I find normal)
- Tiles up to 40€/m² (approximately 12 USD/ft²) and 60x30cm (24x12 inches) format included.
- In non-tiled rooms, flooring is not included (none).
Overall, I have one main question, namely about the payment schedule. At first glance, the specifications seem like “Dacia” quality, which is not necessarily bad. But even the typical “Dacia” level providers usually come to somewhat higher prices per m². The question here is how the payment plan is structured. There are regulations for this, and I would be cautious about paying significant amounts for work not yet carried out. I see this as the greatest risk.
D
Der-Dachs30 Nov 2025 21:56Papierturm schrieb:
I was so crazy that I read through everything. 😉 Wow! Thank you for your dedication!
Definitely very detailed.
To begin with, this company is quite open to discussion on many points.
Regarding the excavation, there will definitely be space on the property for it, so immediate removal is not necessarily required.
KfW40 standards are not being targeted, so that is not particularly important, but good to know.
As for the interior walls, I thought I had read that the walls are masonry, 17.5cm (7 inches) thick, as was communicated. Depending on the structural requirements, the thickness will be either 11.5cm (4.5 inches) or 17.5cm (7 inches).
All painting and flooring work will be carried out by a friend who is a master painter. This will also likely be in the lower five-figure range.
The aluminum roller shutters are electric, that’s correct. We are still considering whether to add the option of control via radio and smartphone.
Regarding the exterior plaster (render), is there any additional advice on what to watch out for?
A payment schedule is in place; payments will be made based on completed work.
Papierturm30 Nov 2025 22:14Der-Dachs schrieb:
Regarding the interior walls, I thought I had read that the walls are masonry, 17.5cm (7 inches) thick. That’s how it was communicated. Depending on the structural requirements, the thickness is either 11.5cm (4.5 inches) or 17.5cm (7 inches). Load-bearing walls, yes. Drywall partitions, however, are not.
(I was confused at first too, because the wall construction details for load-bearing walls only appeared about 20 pictures later.)
Is there any additional advice regarding the exterior plaster/render we should keep in mind? I’m not very familiar with plaster/render (we have to use brick facing due to the zoning requirements). I only know that the construction specification for plaster has some strange gaps. I would recommend researching this carefully. Plaster or plaster systems are more complex: a proper base coat (the construction specification is very vague on this), reinforcement (which if I remember correctly is not mentioned at all — which in the worst case could mean none is applied), and a high-quality top coat. I don’t have specific recommendations for this—see above for the reason.
From my experience with people building through different contractors, some plaster facades still look good after 10 years, while others look worn down after just 3 years.
Papierturm schrieb:
Normally, window areas are really expensive. Our general contractor told us that for him, the price for walls or windows was about the same. In fact, that was true up to the largest window size his manufacturer offered. That was great... Unfortunately, the general contractor himself was a disaster, and in the end, we are just glad that we got through it relatively intact and are so far satisfied. The calculation mentioned above is familiar to me as well, of course without lift-and-slide doors, which we didn’t really want anyway.
Papierturm schrieb:
Ventilation through window profile vents. A centralized controlled residential ventilation system should be installed here.
Der-Dachs schrieb:
Electric aluminum roller shutters were upgraded, that’s correct. Actually, I would at least consider upgrading to external venetian blinds (also called “raffstores”) in the living area and carefully consider their advantages beforehand. In summer, with large windows here, I find it great that the room stays bright while the sun stays outside. I often see completely dark rooms during bright daytime at my neighbors, which I wouldn’t like. Control by tilt switch is absolutely sufficient for me.
It might also be worth asking about the additional cost for KfW 40 standard (energy efficiency standard), or at least stronger insulation. I know the differences myself now, which is why I wouldn’t do it any other way. Let’s just say: a fireplace or similar tools can be retrofitted, but insulation is much harder to add later—and it pays off over a long period throughout the year.
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