Hello dear housebuilding forum,
I hope I have posted my request in the correct subforum. We have been searching for around 3 years for a place to live so we can move back to our families in our home region of southern Hesse. Currently, we are living in Bavaria, and since we are comfortable here, the pressure to find a house is low and our requirements for a new home are high. About a year ago, we almost succeeded in purchasing a property, but unfortunately, the seller withdrew at the last minute.
We are city people and would be happy in either an apartment or a house. We are not gardeners, so a large garden is more of a disadvantage for us. A nice terrace for barbecues, reading, and having drinks is more important. To us, a beautiful garden consists of grasses, trees, and wildflowers.
Two weeks ago, we found a property that might be suitable again. Since the situation is somewhat special, I would like to ask for feedback and advice on critical issues here. It concerns a plot with an existing building of about 800 m² (8600 ft²). The existing building is to be demolished, the plot subdivided, and two semi-detached houses built. The offer is through a real estate agent who is also a partner of Luxhaus, but is involved in traditional construction as well. It is not yet clear to me whether we must build with Luxhaus or if the builder associated with the agent will be involved.
This week, I will meet with the real estate agent and the architect from Luxhaus to discuss possible plans and receive a cost estimate. I have the Luxhaus construction specification, which is about 100 pages with many detailed points. I can upload it if needed; I suspect it is also easily found online. I will share a floor plan as soon as it is available. It is still unclear whether we are allowed to build the area and height planned on the plot. According to the agent, the city offers some flexibility based on the HBO regulations effective from late 2025. Nothing is signed, so everything is still non-binding. There is another interested party for the second half of the plot.
Comprehensive support and completion of the house by partners is very important to me because, due to my work and the distance from my current residence, I will have little input during construction.
Below I have included the questionnaire and our room program, which I have already shared with the agent. I am aware that this may involve a linked transaction with possible implications for property transfer tax. From here on, I would appreciate questions, advice, and other input to help me make informed decisions.
Room Program
Room Program for Detached House – Compact Overview
FAMILY & BASIC DATA
• Residents: 2 adults + 2 children
• Living area: approx. 160 m² (1720 ft²)
• Stories: 2 full floors + attic
• Basement: No
• Balcony: No
________________________________________
ROOM LAYOUT
GROUND FLOOR (~55-60 m² (590-645 ft²))
Room Features
Entrance area Spacious storage for shoes, coats, bags
Guest WC No shower
Living/Dining/Kitchen Open-plan, generously sized
Utility room Combined: pantry + technical room + laundry
Terrace Spacious for barbecues, direct access from kitchen
UPPER FLOOR (~55-60 m² (590-645 ft²))
• Child’s bedroom 1 (lots of light)
• Child’s bedroom 2 (lots of light)
• Office (bright, separate for home office)
• Children’s bathroom (shared)
ATTIC (~40-45 m² (430-485 ft²))
• Master bedroom
• En-suite bathroom
________________________________________
KEY REQUIREMENTS
Spatial priorities:
1. ✓ Generous living/dining area
2. ✓ Large terrace with barbecue area
3. ✓ Kitchen with direct terrace access
4. ✓ Spacious entrance with plenty of storage
Light & orientation:
• South-facing preferred
• High ceiling heights desired
• Child’s bedrooms & office: plenty of natural light
________________________________________
FEATURES
Confirmed:
• Finish level IV (highest level)
• Parquet flooring (except wet rooms)
Priority options:
• Walk-in (level) showers
• Ventilation system
• External blinds (south side)
• Photovoltaic preparation
• Electric vehicle charging station preparation
• Wood-aluminum windows
• Security features for window elements
• Insect screens
Budget permitting:
• Carport/garage
• Fitted kitchen
• Exposed roof structure
• Clay roof tiles
• Water softening system
________________________________________
SERVICES
• Utility connection package
• Road closure for house installation
• Exterior landscaping planning
________________________________________
OPEN POINTS FOR ARCHITECTS
1. Exact square meter distribution for living/dining area
2. Terrace size and design
3. Roof design
4. Staircase concept
5. Budget framework for additional options
Questionnaire
Development plan/restrictions: §34
Plot size: just under 400 m² (4300 ft²)
Slope: no
Site coverage ratio: §34
Floor area ratio: §34
Building envelope, building line, and boundary: unclear
Adjacent building development: unclear
Number of parking spaces: unclear
Number of floors: §34
Roof type: §34
Architectural style: §34
Orientation: §34
Maximum height/limits: §34
Other requirements
Builder’s requirements
Architectural style, roof type, building type
No basement, 2 full floors plus attic
Number of people, ages: 40, 38, 11, 7
Space requirements on ground and upper floors:
Office, family use or home office? Only home office, no overnight guests
Occasional overnight guests per year: none
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, cooking island: both
Number of dining seats: 8
Fireplace: no
Music/sound wall: yes
Balcony, roof terrace: no
Garage, carport: one or the other
Vegetable garden, greenhouse: no
Additional wishes/special features/daily routine, including reasons for preferences: ---
House design
Who created the plan:
- Planner from a construction company (Luxhaus)
What do you particularly like? Why?
What do you not like? Why?
Cost estimate according to architect/planner:
Personal price limit for the house including features: The plot costs around 670,000 euros including additional costs and demolition. The land value is about 1,350 euros per m². That leaves approximately 730,000 euros budget for the house including all other costs such as additional fees, outdoor area, kitchen, garage, etc.
Preferred heating system: heat pump
If you have to give up anything, which details/options:
- Can give up: see room program
- Cannot give up: see room program
I hope I have posted my request in the correct subforum. We have been searching for around 3 years for a place to live so we can move back to our families in our home region of southern Hesse. Currently, we are living in Bavaria, and since we are comfortable here, the pressure to find a house is low and our requirements for a new home are high. About a year ago, we almost succeeded in purchasing a property, but unfortunately, the seller withdrew at the last minute.
We are city people and would be happy in either an apartment or a house. We are not gardeners, so a large garden is more of a disadvantage for us. A nice terrace for barbecues, reading, and having drinks is more important. To us, a beautiful garden consists of grasses, trees, and wildflowers.
Two weeks ago, we found a property that might be suitable again. Since the situation is somewhat special, I would like to ask for feedback and advice on critical issues here. It concerns a plot with an existing building of about 800 m² (8600 ft²). The existing building is to be demolished, the plot subdivided, and two semi-detached houses built. The offer is through a real estate agent who is also a partner of Luxhaus, but is involved in traditional construction as well. It is not yet clear to me whether we must build with Luxhaus or if the builder associated with the agent will be involved.
This week, I will meet with the real estate agent and the architect from Luxhaus to discuss possible plans and receive a cost estimate. I have the Luxhaus construction specification, which is about 100 pages with many detailed points. I can upload it if needed; I suspect it is also easily found online. I will share a floor plan as soon as it is available. It is still unclear whether we are allowed to build the area and height planned on the plot. According to the agent, the city offers some flexibility based on the HBO regulations effective from late 2025. Nothing is signed, so everything is still non-binding. There is another interested party for the second half of the plot.
Comprehensive support and completion of the house by partners is very important to me because, due to my work and the distance from my current residence, I will have little input during construction.
Below I have included the questionnaire and our room program, which I have already shared with the agent. I am aware that this may involve a linked transaction with possible implications for property transfer tax. From here on, I would appreciate questions, advice, and other input to help me make informed decisions.
Room Program
Room Program for Detached House – Compact Overview
FAMILY & BASIC DATA
• Residents: 2 adults + 2 children
• Living area: approx. 160 m² (1720 ft²)
• Stories: 2 full floors + attic
• Basement: No
• Balcony: No
________________________________________
ROOM LAYOUT
GROUND FLOOR (~55-60 m² (590-645 ft²))
Room Features
Entrance area Spacious storage for shoes, coats, bags
Guest WC No shower
Living/Dining/Kitchen Open-plan, generously sized
Utility room Combined: pantry + technical room + laundry
Terrace Spacious for barbecues, direct access from kitchen
UPPER FLOOR (~55-60 m² (590-645 ft²))
• Child’s bedroom 1 (lots of light)
• Child’s bedroom 2 (lots of light)
• Office (bright, separate for home office)
• Children’s bathroom (shared)
ATTIC (~40-45 m² (430-485 ft²))
• Master bedroom
• En-suite bathroom
________________________________________
KEY REQUIREMENTS
Spatial priorities:
1. ✓ Generous living/dining area
2. ✓ Large terrace with barbecue area
3. ✓ Kitchen with direct terrace access
4. ✓ Spacious entrance with plenty of storage
Light & orientation:
• South-facing preferred
• High ceiling heights desired
• Child’s bedrooms & office: plenty of natural light
________________________________________
FEATURES
Confirmed:
• Finish level IV (highest level)
• Parquet flooring (except wet rooms)
Priority options:
• Walk-in (level) showers
• Ventilation system
• External blinds (south side)
• Photovoltaic preparation
• Electric vehicle charging station preparation
• Wood-aluminum windows
• Security features for window elements
• Insect screens
Budget permitting:
• Carport/garage
• Fitted kitchen
• Exposed roof structure
• Clay roof tiles
• Water softening system
________________________________________
SERVICES
• Utility connection package
• Road closure for house installation
• Exterior landscaping planning
________________________________________
OPEN POINTS FOR ARCHITECTS
1. Exact square meter distribution for living/dining area
2. Terrace size and design
3. Roof design
4. Staircase concept
5. Budget framework for additional options
Questionnaire
Development plan/restrictions: §34
Plot size: just under 400 m² (4300 ft²)
Slope: no
Site coverage ratio: §34
Floor area ratio: §34
Building envelope, building line, and boundary: unclear
Adjacent building development: unclear
Number of parking spaces: unclear
Number of floors: §34
Roof type: §34
Architectural style: §34
Orientation: §34
Maximum height/limits: §34
Other requirements
Builder’s requirements
Architectural style, roof type, building type
No basement, 2 full floors plus attic
Number of people, ages: 40, 38, 11, 7
Space requirements on ground and upper floors:
Office, family use or home office? Only home office, no overnight guests
Occasional overnight guests per year: none
Open or closed architecture: open
Conservative or modern design: modern
Open kitchen, cooking island: both
Number of dining seats: 8
Fireplace: no
Music/sound wall: yes
Balcony, roof terrace: no
Garage, carport: one or the other
Vegetable garden, greenhouse: no
Additional wishes/special features/daily routine, including reasons for preferences: ---
House design
Who created the plan:
- Planner from a construction company (Luxhaus)
What do you particularly like? Why?
What do you not like? Why?
Cost estimate according to architect/planner:
Personal price limit for the house including features: The plot costs around 670,000 euros including additional costs and demolition. The land value is about 1,350 euros per m². That leaves approximately 730,000 euros budget for the house including all other costs such as additional fees, outdoor area, kitchen, garage, etc.
Preferred heating system: heat pump
If you have to give up anything, which details/options:
- Can give up: see room program
- Cannot give up: see room program
hanghaus2023 schrieb:
Which GS is it? Aren’t they all already built on? The one outlined in red, number 57, is still built on and will be demolished.
Jack1983 schrieb:
I understand the difference between legal capacity to act and legal competence, but is there really meaningful potential for structuring when it comes to a property intended for personal use? If I were to move into ownership, I would rather do so as a tenant of the (grand)children than create a basis for inheritance tax. Having nothing to lose can also be an advantage, and currently it quite likely increases the risk of conflict when the government has excess funds.
Jack1983 schrieb:
The appointment with the architect (no quotation marks) is Thursday evening; he apparently offers genuine architectural services alongside his collaboration with Luxhaus. The joint business arrangement seems to be tied more to the real estate agent and the involved architects than exclusively to Luxhaus. For the fiscal assessment of the transaction as related, to my knowledge it is irrelevant whether the building contract partner actively initiated involvement in the deal or if this was arranged by a third party.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
D
derdietmar24 Feb 2026 16:33Hello,
I have only encountered these linked deals to this extent with Luxhaus—and quite frequently at that. In one case involving a plot of land, the purchase was already agreed upon / scheduled for the notary appointment when the agent suddenly came up with this special proposal. Surprise, surprise, his wife worked in sales at Luxhaus. This probably explains my particular aversion to this manufacturer and their practices. If you don’t build with Luxhaus, a separate buyout fee must be paid.
A 400 m2 (4,300 sq ft) plot is perfect for detached single-family houses. For example, this one is located on a rear plot measuring 17 m x 23.5 m (56 ft x 77 ft), which is almost exactly 400 m2 (4,300 sq ft):
https://www.muenchenarchitektur.com/architektur-highlights/16-einfamilienhaeuser/23538-einfamilienhaus-w
Such a small plot is a great challenge for an architect and inevitably limits the size of the house. It fits perfectly into your concept: a large house with a small garden.
Therefore, my advice is to seriously consider purchasing the entire plot. Once that is done, subdivision can take place and construction can happen on the rear part. During the planning phase of this house, the front part could be sold to a selected partner. Even better would be a reliable partner with whom you can tackle the entire project from the start. In my opinion, that is also necessary for a semi-detached house, see the comment from 11ant.
A single-family house in an urban location will become an unaffordable and likely legally difficult or even impossible object in just a few years, but extremely sought after. What you have, you have.
Best regards
I have only encountered these linked deals to this extent with Luxhaus—and quite frequently at that. In one case involving a plot of land, the purchase was already agreed upon / scheduled for the notary appointment when the agent suddenly came up with this special proposal. Surprise, surprise, his wife worked in sales at Luxhaus. This probably explains my particular aversion to this manufacturer and their practices. If you don’t build with Luxhaus, a separate buyout fee must be paid.
A 400 m2 (4,300 sq ft) plot is perfect for detached single-family houses. For example, this one is located on a rear plot measuring 17 m x 23.5 m (56 ft x 77 ft), which is almost exactly 400 m2 (4,300 sq ft):
https://www.muenchenarchitektur.com/architektur-highlights/16-einfamilienhaeuser/23538-einfamilienhaus-w
Such a small plot is a great challenge for an architect and inevitably limits the size of the house. It fits perfectly into your concept: a large house with a small garden.
Therefore, my advice is to seriously consider purchasing the entire plot. Once that is done, subdivision can take place and construction can happen on the rear part. During the planning phase of this house, the front part could be sold to a selected partner. Even better would be a reliable partner with whom you can tackle the entire project from the start. In my opinion, that is also necessary for a semi-detached house, see the comment from 11ant.
A single-family house in an urban location will become an unaffordable and likely legally difficult or even impossible object in just a few years, but extremely sought after. What you have, you have.
Best regards
H
hanghaus202324 Feb 2026 16:45Without knowing the exact dimensions of the GS, it might be possible to divide it like this. Then the house will be approximately 6.5*12m (21*39 feet). That should be enough for about 160m² (1,722 sq ft) of living space.
Is the demolition included in the budget?
Is the demolition included in the budget?
derdietmar schrieb:
Therefore, my advice is to seriously consider purchasing the entire plot. Once completed, the subdivision can take place and a house can be built on the rear part. During the planning phase of this house, the front part can be sold to a selected partner. Even better would of course be a good partner to take on the project together right from the start. In my opinion, such a partner is also needed for semi-detached houses, see the comment by 11ant. Jack1983 schrieb:
Even if an additional cost of 40,000 euros is manageable, there comes a point where buying the plot is no longer an option, neither for us alone nor for shared ownership; In that case, you should speed up finding co-buyers. And of course, also clarify your position on the issue of subdivision. Infrastructure connections are an essential condition for obtaining a building permit/planning permission, so the plot located behind will critically require an easement right (GFL-right) over the plot located in front. The theoretical subdivision has two major advantages here: first, it always reduces the floor area ratio impact on the front plot; and second, it allows arranging parking spaces and waste bin areas on the street side for both houses in the (not uncommon) case of a “three-way subdivision.” A homeowners’ association (WEG) with only two owners is manageable by self-administration.
hanghaus2023 schrieb:
Without knowing the exact dimensions of the plot, it might be possible to divide it like that. Then the house would be approximately 6.5 by 12 meters (21 by 39 feet). That should be enough for 160 square meters (1,722 square feet) of living space. Without knowing the measurements, everything is pure theory with a high risk of becoming worthless. The “bowling alley” subdivision would be my least favorite option.
derdietmar schrieb:
A detached single-family house in an urban area will become an unaffordable and probably also legally difficult but highly sought-after asset in a few years. What you already have, you have. As far as recommending detached single-family homes as an investment class, I would avoid that not only for social reasons. And I fear that municipalities will remain embarrassingly ineffective and hesitant for a long time when it comes to dealing with speculation on inherited plots.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
N
nordanney24 Feb 2026 17:26derdietmar schrieb:
Detached single-family homes fit perfectly on a 400 m2 (4,300 sq ft) plot. For example, this one is located on a rear plot measuring 17 m x 23.5 m (56 ft x 77 ft) It’s not about the size itself. In the case of the original poster, the lot is approximately 18 m x 28 m (59 ft x 92 ft).
At best, this could be considered a rear plot, but not side-by-side building is possible. Judging by the aerial photo, I wouldn’t bet on obtaining a building permit/planning permission for it. Besides the annoying issues like access roads and utilities, which are very costly (especially the land costs for sealed surfaces). Given the land value, this would be wasteful.
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