ᐅ New single-family house with basement (on a sloped site)

haydee schrieb:

The house, budget, and requirements do not align with an imposed basement

That is why, on a plot that requires a "basement," it must be one that also contributes to maintaining the above-ground dimensions.

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

11ant schrieb:

(...)
This provider calculates quotes based on the full scope of services, but what you actually need is a shell construction general contractor. This is more appropriate process-wise, and with “deselected” trades, the profit margins are never removed, which cancels out any potential cost advantage of the subcontractor or self-contractor you bring in.
(...)

I would rather compare it to Kaufland versus Edeka. Because even though some might try to convince themselves here that they live in a luxury property compared to Town & Country… by “Käfer” I mean houses like the user who has that huge 80m³ (2,825 cubic feet) water tank in the garden, not the houses of most other users here.

The typical Käfer clientele are more likely people building at around 5,000 EUR/m² (465 USD/ft²) in the heart of Munich, and who actually have 2 or 3 Porsches parked in their garage.

If someone thinks they’re better off just because they have bathroom tiles for 50 EUR/m² (4.65 USD/ft²) instead of 30… well, there’s not much help left for them…

Although I haven’t responded for a while, we have continued working on the topic (financing and especially a local construction company). Together with them, we have also created a floor plan.
We also designed and calculated a bungalow variant (with a basement) with the local general contractor, but this was not cheaper than a “standard house.”
No decision has been made so far.

The total costs currently planned are about 600,000 euros with a monthly payment of 2,000 € (with a Z15 loan), which is feasible and should fit our budget.

I’ll try to respond to the recent posts.
We have moved away from Town & Country because it doesn’t fit our needs, for example regarding the portion of self-performed work, and it is not (much) cheaper financially.

We have also looked at existing houses. These either cost around 350,000 euros and require major renovations (heating, electrical systems, flooring, insulation, etc.) or start at a minimum of 500,000 euros. We don’t want a terraced house, especially since these are also priced above 400,000 euros (+ agents’ fees, renovation/restoration, etc.).

By “usable basement, developed as living space,” I mean that the basement has only about 2.20 m (7 ft 3 in) ceiling height but includes (possibly surface-mounted) electrical installations, heating, and on one side north-facing daylight windows, as well as possibly small windows or light shafts on the west/east sides.

The current floor plan is similar to the Flair 113:
Exterior dimensions: 8.5 x 9 m (28 ft x 30 ft)
Basement: utility room, cellar, 2 rooms (one with windows facing north)
Ground floor: open living/dining area with kitchen and a separate pantry, guest bathroom (with shower)
Upper floor: bathroom, 3 bedrooms

With much smaller exterior dimensions, the ground and upper floors will probably feel tight as well.

Attached is a section of the plot (development plan). The street side faces south and the land slopes downward to the north:

dragonheart100 schrieb:
Attached is the section of the plot (development plan)

You don’t just have to upload the photo, but also insert it 😉
Edit: There was overlap. Please ignore this tip

Thank you, @dragonheart100,

unfortunately, the section is insufficient. It would be better to have the entire property included. Also, knowing some dimensions would be helpful.

A bit more information about the surroundings would be useful. In my opinion, it is possible without a basement. The contour lines unfortunately have no measurements. Probably all at 1 meter (3.3 feet) intervals? Could you please tell us the name of the zoning plan / building permit?

dragonheart100 schrieb:
By "usable basement, converted as a living basement" I mean the basement has only about 2.20 m (7 ft 3 in) ceiling height but includes (possibly surface-mounted) electrical installations, heating, and on one side daylight windows facing north as well as possibly small windows or light shafts on the west/east sides.
Current floor plan is similar to the Flair 113:
Exterior dimensions: 8.5 x 9 m (28 ft x 30 ft)
Basement / lower ground floor: utility, storage room, 2 rooms (one with windows on the north side)
Ground floor: open living/dining room with kitchen and separate pantry, guest bathroom (with shower)
Upper floor: bathroom, 3 rooms
With much smaller exterior dimensions, the ground floor/upper floor will probably also be quite tight.

I can’t quite decide whether I don’t understand or I’m confused; your description is generally quite unclear. You mention a sloped site that allows for a partially habitable basement. The development plan shows multiple contour lines within the building plot but also a reference elevation only 11 cm (4.3 inches) above street level. Living spaces usually require a higher ceiling height according to most state building codes than the 220/230 cm (7 ft 3 in / 7 ft 7 in) used in the attic to determine if it counts as a full floor, unless they are located in the attic space; at the same time, for the full floor calculation regarding the basement, a different criterion applies (average above-ground height of 140 cm (4 ft 7 in)). If you want to invest more effort than what a discount general contractor project would justify (?) and therefore don’t want to build with them but still base your floor plan on their catalogue proposal, keep in mind: the Flair 110/113 model is a bestseller because it is extremely efficient in terms of square meters. It is optimized to maximize usable volume under nationwide building regulations, i.e., it extracts the maximum possible living space from a legally single-story building—at least in a state with a two-thirds full-floor calculation—especially when expanded from the 110 with the transverse gable to become the 113. What you can still do here (apart from constructing a basement, which gives the potential to relocate the heating system there) is limited to increasing the knee wall height and/or roof pitch and/or rotating the ridge in a state with three-quarters full-floor calculation. With classic two-story construction (ground floor plus upper floor) as an alternative villa, the rooms would grow in the upper floor rather than the attic in a way that would allow, if cut out, the addition of a storage room (or, in this size category, a highly unusual sauna). To utilize the additional space for a full room, a different inspirational floor plan set would be better suited, as the "one-and-a-half story" concept is designed for an axis load distribution close to 65/35. Trying to squeeze a pantry and a shower into the guest bathroom (why exactly: dog or nonsense of “age-friendly living ground floor only”?) into this donor design proposal, I honestly see as problematic. You say the floor plan still resembles this model—then why not just bring it out of obscurity!

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