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
D
derdietmar24 Feb 2026 13:41Hello,
for that price, I would not accept a semi-detached house, especially not one with drywall partitions from a prefabricated house manufacturer.
I am familiar with the package deals for land and house from Luxhaus, but I advise you to stay away and look for another plot.
Even better: buy the land outright, find a partner for a detached house, and build two single-family homes. You can also bypass the real estate agent if you get in touch with the owner directly.
Best regards
for that price, I would not accept a semi-detached house, especially not one with drywall partitions from a prefabricated house manufacturer.
I am familiar with the package deals for land and house from Luxhaus, but I advise you to stay away and look for another plot.
Even better: buy the land outright, find a partner for a detached house, and build two single-family homes. You can also bypass the real estate agent if you get in touch with the owner directly.
Best regards
N
nordanney24 Feb 2026 13:57derdietmar schrieb:
For that price, I wouldn’t accept a semi-detached house Why not? Quality comes at a price.
derdietmar schrieb:
Especially not one with timber-frame walls from a prefab house manufacturer Are “solid” walls better? If so, why do you think that?
derdietmar schrieb:
Even better: Buy the entire plot ... and not be able to get the purchase financed by the bank...
derdietmar schrieb:
look for a partner for a detached house and build two single-family homes If, not when, two detached houses are even possible. After all, you have to legally divide an (unknown) plot, and then fit two houses on it with the required setback distances. If the plot is relatively narrow, you’ll probably lose interest. Trying to fit two single-family homes with all the setback requirements on a 20m (66 ft) wide lot will result in houses that are even narrower (though longer) than a semi-detached house would be.
derdietmar schrieb:
You can also bypass the agent if you find the owner directly. But that does not release you from paying the brokerage fee. The agent can and will sue for it, and will win 100%.
Jack1983 schrieb:
Jack1983
Coordination with the second buyer is planned if it comes to that, Hopefully this only means if the purchase actually goes through. You definitely shouldn’t leave it up to chance whether and when the seller finds a buyer for your neighboring half. For example, the subdivision (in my opinion, often better as a notional share) is just as important to secure as the possible mediation between a house without basement and one with basement. The worst case would be if the seller arranges the subdivision, you buy one half, and then he sells the other half to some complete fool and/or unpleasant person. If you can easily cover an additional $40,000 premium out of pocket for including the construction costs in the basis for real estate transfer tax assessment, that suggests a creditworthiness that could enable you to buy the entire property just to keep control over the choice of neighbors. I would probably buy the property not for myself, but for a property development partnership for Child 1 & Child 2. Most taxpayers tend to overlook the tax advantages arising from the difference between commercial capacity and legal capacity — to the benefit of the tax authorities ;-)
Jack1983 schrieb:
Thanks, 11ant. I am familiar with the Goalkeeper thread and your related posts. Just the sheer length makes “knowing” this thread almost as challenging as “understanding” people of the opposite sex. What is often overlooked about the Goalkeeper thread, by the way, is that it is more than just a cautionary tale about dealing with dumb and neo-dumb middle-house neighbors as well as the rather foolish mayor. It also includes, for example, a functional house design* with a width of seven meters (about 23 feet), whereas the “GDB Bottles” model favored by the “usual suspects” is based on six meters (about 20 feet) width. This seventh meter makes a significant difference for the staircase concept, even though the core layout remains (each at least applied) in the central part of the semi-detached house (i.e., near the ridge in the middle third of the depth). The ninth meter of width opens up the possibility of a landing between two straight flights of stairs. That also means it can be attractive to divide the total house width asymmetrically — for example, into nine and seven meters.
* More precisely, there are several: besides the one implemented, at least one proposal from, I believe, Kerstin.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
derdietmar schrieb:
For that price, I wouldn’t accept a semi-detached house, especially not one with cardboard walls from a prefab house manufacturer. It may be true that the owner’s family actually has that name – yet I suspect the name "Luxhaus" is meant to create a deliberate association. I’m nearing sixty, but I am still younger than the last (German) “prefab” houses with cardboard walls.
derdietmar schrieb:
Even better: Buy the entire plot, find a partner for a detached house, and build two single-family homes. I agree with buying the entire plot. However, not with detached single-family homes: the original poster’s family is only a few years older than the core target group for terraced houses, whose most urban and economical form is the semi-detached house. Detached single-family homes in urban residential areas are becoming outdated, like cars used by only one family on the street in ten years’ time.
nordanney schrieb:
If it is even possible to have two detached houses. You have to legally divide an (unknown) plot and then fit two houses with the required setback distances. If the plot is, for example, relatively narrow, you’ll lose interest. Developing a 20m (65.6 ft) wide lot with setback distances everywhere and two single-family homes leads to even narrower houses (but really long) than would be the case with a semi-detached house. As you actually know, detached houses do not necessarily imply a legal subdivision; and the setback requirements are not necessarily caused by the type of division.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Thank you for the lively discussion.
Calling myself familiar with the Goalkeeper thread is probably an exaggeration. I read it in full some time ago and plan to revisit it again this week. Coordination with a second party will take place before any possible signing or purchase. I understand the difference between legal capacity and commercial capacity, but is there really any meaningful room for arrangement when it comes to a property intended for personal use?
Even though an additional cost of 40,000 euros (about 43,000 dollars) is manageable, there is a limit beyond which purchasing the plot is no longer an option, neither for us alone nor for sharing; to my layman’s understanding, two detached single-family homes wouldn’t fit on it either. The appointment with the architect is on Thursday evening—no quotation marks—who apparently offers genuine architectural services alongside his collaboration with Luxhaus. The joint deal seems to be more connected to the real estate agent and the involved architect, rather than exclusively tied to Luxhaus.
Calling myself familiar with the Goalkeeper thread is probably an exaggeration. I read it in full some time ago and plan to revisit it again this week. Coordination with a second party will take place before any possible signing or purchase. I understand the difference between legal capacity and commercial capacity, but is there really any meaningful room for arrangement when it comes to a property intended for personal use?
Even though an additional cost of 40,000 euros (about 43,000 dollars) is manageable, there is a limit beyond which purchasing the plot is no longer an option, neither for us alone nor for sharing; to my layman’s understanding, two detached single-family homes wouldn’t fit on it either. The appointment with the architect is on Thursday evening—no quotation marks—who apparently offers genuine architectural services alongside his collaboration with Luxhaus. The joint deal seems to be more connected to the real estate agent and the involved architect, rather than exclusively tied to Luxhaus.
H
hanghaus202324 Feb 2026 16:01Which plot of land is it? Aren't they all already developed?
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