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.
Papierturm schrieb:
Means: KFW40 standard will probably not be achieved.Wow, you bookworm, I just skimmed through and only glanced at parts.The provider builds according to the Building Energy Act, no more and no less for this offer.
Firstly: the low price is of course also due to the location. Between two affordable federal states in a small nowhere land. There you’re lucky to still find reliable, affordable contractors.
I recognized quite a few components from our construction service description. Our house wasn’t expensive, rather affordable, but of higher quality than Heinz von Heiden, who comes from the same town as our general contractor.
Back then we already paid about 40€/sqm (approx. $43/sqft) for tiles, a wooden front door instead of plastic, mushroom-head locking system instead of a single bolt, and so on.
What I want to say: nothing fancy or high-end, but sufficient for a house. And ultimately, it depends on your own standards. But those can grow over the years.
We did some upgrades to the basics. What stayed cheap is noticeable after 12 years. We occasionally think “we should have done it properly from the start.” Concrete or clay tiles as roofing, hollow-core door or cement plaster instead of gypsum plaster, all of that can annoy you eventually, but it doesn’t have to. In the end, what matters is that you own something yourself. And in your region, this is probably how houses are often built.
As mentioned, we upgraded some things, not many, which cost us about 1/5 more of the total construction price than the catalog house was offered for.
Der-Dachs schrieb:
Regarding the excavation soil, there will definitely be space for it on the plot, and immediate removal is not necessarily required.Yes and no. When the house is still under construction, you might no longer be able to remove the pile because no truck can get in anymore. A truck will be needed several times.Der-Dachs schrieb:
Regarding the interior walls, I believe I read that the walls are masonry, 17.5 cm thick. That’s how it was communicated. Depending on the structural engineering, either 11.5 cm or 17.5 cm thickness.Probably masonry on the ground floor, lightweight walls upstairs. Doesn’t matter. It’s common, not cheap or uninsulated, but quick, efficient, and dry.What caught my attention: no mention of sanitary brands, rather few sockets and two-way switches, finger-jointed staircase, but on the plus side a shower enclosure, stone windowsill, and at least a covered entrance.
What’s missing are things you can upgrade yourself or negotiate additionally with the electrician, for example.
Papierturm schrieb:
For some, the plaster facades still look good after 10 years. Others look really worn after only 3 years.ETICS and plaster... silicone resin render // mineral plasterArauki11 schrieb:
A centralized mechanical ventilation system with heat recovery should be installed here.Arauki11 schrieb:
Actually, I would at least consider using external venetian blinds in the living area.Arauki11 schrieb:
It might also be worth asking about the additional cost for KfW 40 standards.However, you are now mentioning extras and upgrades that can cause a significant price increase, possibly reaching a mid five-figure amount. The house must be designed to accommodate external venetian blinds. Also, a contractor or construction company must be able to provide this. It’s no use choosing a contractor in the lower price range and then requesting features that the company probably rarely installs and has little experience with.
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MachsSelbst30 Nov 2025 23:28Then it’s probably a good fit; the region makes a big difference in this case. I built in Saxony-Anhalt, where it is more affordable compared to places like Neckarsulm or Erlangen Tennenlohe.
Also, this seems to be the price for the basic turnkey package, excluding flooring, painting, etc. Same as in my case. Internal doors and flooring—except in the bathrooms—and the doors inside were my issues...
There is a lot of work for you as well, but it is definitely doable.
If you have a contractor do everything, such as flooring and walls, even in a more affordable region you should easily expect to add 30,000 to 40,000 EUR.
Also, this seems to be the price for the basic turnkey package, excluding flooring, painting, etc. Same as in my case. Internal doors and flooring—except in the bathrooms—and the doors inside were my issues...
There is a lot of work for you as well, but it is definitely doable.
If you have a contractor do everything, such as flooring and walls, even in a more affordable region you should easily expect to add 30,000 to 40,000 EUR.
ypg schrieb:
But now you're talking about extras/upgrades that can add an enormous surcharge, sometimes a mid five-figure amount. A house also needs to be designed for external venetian blinds. And a craftsman or general contractor must be able to provide them. It’s no use choosing a general contractor from a lower price category and then requesting items that the company probably rarely installs and has little experience with. That makes sense to me.
My intention is solely to point out certain items that might still be achievable or, instead of a fixed element like, for example, the fireplace here. I would also like to at least know the extra cost for my large living room, in case an external venetian blind would even make sense there.
Everything depends on the budget, and I would never recommend exceeding it beforehand, but since I read in the original post about a sauna, etc. (which has been somewhat revised, I know), I at least mention those things that come to mind and, in my opinion, actually add value.
Since this general contractor apparently builds quite affordably, it might be worth asking about the price for things I would definitely like to have from the start. Who knows, maybe there is still a great-grandmother or another opportunity somewhere, if a controlled mechanical ventilation system costing 10,000 (not specified currency) were offered. Some things with my less experienced general contractor were actually very cheap, not just affordable. Asking doesn’t cost anything.
Aluminum roller shutters also cost more and their added value must be critically considered.
So @Der-Dachs, I absolutely don’t want to encourage overspending; I come from the opposite perspective. It’s only about the individually best choice of your items, not simply more. What’s not included isn’t there anyway; that should always be considered standard.
@ypg Many of my travel companions, even younger ones, spend what seems to me huge sums every year on trips I would never have wanted to take—skiing, motorcycling, and so on. Maybe there’s something there that could be exchanged for such a performance; that’s the whole reason for my thoughts.
Arauki11 schrieb:
@ypg Many of the travelers I know, even younger ones, seem to spend huge amounts of money every year on trips I personally would never want to take—skiing, motorcycling, and so on. Maybe there is something one could exchange for such an expense, which is why I had that thought. I think you didn’t quite understand me. If construction in the region is done simply (without blinds/shutters, mechanical ventilation with heat recovery, etc.) because the contractors simply don’t have the knowledge, then insisting on those features doesn’t help. Surely there is mechanical ventilation or something similar there, but the general contractor’s price is not cheap for no reason. He will have contractors who work in a straightforward, simple, and reliable way.
The user "Hotzenplotz" wanted to build a million-dollar house with a basic general contractor. Unfortunately, he approved everything but had to give up on all the extras. That user eventually stopped posting here when the house still looked like a small ruin and he had no energy left.
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Der-Dachs1 Dec 2025 05:08We probably would have chosen venetian blinds for the living and dining area if these faced south. However, since they face exactly the opposite direction, we decided against it.
The bathroom will definitely cost us a bit more, as nothing high-end will be installed there.
For the staircase, a reinforced concrete stair is included in the offer, with a €5000 buffer already factored into the price.
I have already mentioned the walls and floors; these will be done by a friend.
We will be building in the Berlin metropolitan area / Brandenburg.
The bathroom will definitely cost us a bit more, as nothing high-end will be installed there.
For the staircase, a reinforced concrete stair is included in the offer, with a €5000 buffer already factored into the price.
I have already mentioned the walls and floors; these will be done by a friend.
We will be building in the Berlin metropolitan area / Brandenburg.
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