Dear forum,
I am interested in a plot of land where a duplex is planned. The plot would then be shared with the other buyer. Unfortunately, the plot is not perfectly square. Now I am wondering whether, for this particular plot, a conceptual subdivision or a real subdivision would be better?
I am interested in a plot of land where a duplex is planned. The plot would then be shared with the other buyer. Unfortunately, the plot is not perfectly square. Now I am wondering whether, for this particular plot, a conceptual subdivision or a real subdivision would be better?
If I understand correctly, you could purchase the entire dark light green "Parcel A" and would be free to develop it differently than the semi-detached house example shown. The building footprint could be larger than in this example and positioned somewhat differently; a single-family house would also be possible there. However, you can only afford the land purchase if you could resell the “surplus portion of the land” to someone whom you would then accept as the neighbor owning the other half.
My question regarding the site access remains unanswered so far. Therefore, I assume the more complex scenario that a second access via the lower street shown on the plan is not an option, and the owner of the other half would either need their own connection to the upper street on the plan or you would have to grant them a right of way (easement). A real subdivision of the land would be possible but would likely have to be undertaken by you after the purchase. In this regard, you should explore whether you would only need to provide a guarantee to ensure the second buyer does not withdraw, or whether you would have to buy the entire parcel initially and then resell one half if you keep the other half. If the seller agrees to sell each half to two buyers, you would have to present a subdivision proposal and bear the subdivision costs (surveying, boundary marking, cadastre and land registry matters, notary fees). Should you have to buy the entire parcel, you would need to have the creditworthiness for the purchase and consider the time risk until resale, as well as covering all incidental costs and taxes upfront, including taxes on the capital gain from sale. However, in that case, you would have control over the decision between a real subdivision and a legal (notional) division, as well as over the project development, meaning you could theoretically plan both halves, possibly have both built, and only sell the completed second half afterward—although I assume the last point may not realistically be feasible.
Since you will not be the only interested party and the seller will want to sell the property quickly, I expect they would prefer a buyer willing to purchase the entire parcel rather than waiting for you to find a co-buyer. So most likely, you will need to buy the whole parcel and then resell the surplus land. If I were your bank, I would feel most comfortable if you could already bring a committed buyer for the surplus land when seeking interim financing for the project.
I consider the parcel division shown in the site plan generally realistic—with one major exception (namely that two additional parking spaces will be required)—and would prefer a legal (notional) division. This way, you could also purchase the land as a development company (the half-neighbor would then buy their share of ownership in the company instead of you selling them half the land). You have to decide how far you want to familiarize yourself with this by consulting a tax advisor.
My suggested approach on your part would be as follows:
1. Talk to the bank about the project and its financing and negotiate with the seller about buying the entire parcel;
2. immediately look for an interested party for the other share of ownership and secure a binding purchase agreement;
3. design the development (I am happy to advise);
4. complete the resale.
It seems realistic to me that the house is divided as shown—“front” northwest half and “rear” southeast half, roof ridge running northwest-southeast—assuming the sizes as indicated (I remind you of my question whether the gross floor area refers to the total building footprint or the floor areas of one half). So, it is conceivable that only about 120/125 sq m (roughly 1,300/1,350 sq ft) of living space per half might be possible. And, as mentioned, two additional parking spaces would probably still need to be provided.
However, it is very unlikely that anyone would create the illustrated dummy design just as a free service. Therefore, I wonder why a professional would not want to handle the outlined deal themselves!
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
My question regarding the site access remains unanswered so far. Therefore, I assume the more complex scenario that a second access via the lower street shown on the plan is not an option, and the owner of the other half would either need their own connection to the upper street on the plan or you would have to grant them a right of way (easement). A real subdivision of the land would be possible but would likely have to be undertaken by you after the purchase. In this regard, you should explore whether you would only need to provide a guarantee to ensure the second buyer does not withdraw, or whether you would have to buy the entire parcel initially and then resell one half if you keep the other half. If the seller agrees to sell each half to two buyers, you would have to present a subdivision proposal and bear the subdivision costs (surveying, boundary marking, cadastre and land registry matters, notary fees). Should you have to buy the entire parcel, you would need to have the creditworthiness for the purchase and consider the time risk until resale, as well as covering all incidental costs and taxes upfront, including taxes on the capital gain from sale. However, in that case, you would have control over the decision between a real subdivision and a legal (notional) division, as well as over the project development, meaning you could theoretically plan both halves, possibly have both built, and only sell the completed second half afterward—although I assume the last point may not realistically be feasible.
Since you will not be the only interested party and the seller will want to sell the property quickly, I expect they would prefer a buyer willing to purchase the entire parcel rather than waiting for you to find a co-buyer. So most likely, you will need to buy the whole parcel and then resell the surplus land. If I were your bank, I would feel most comfortable if you could already bring a committed buyer for the surplus land when seeking interim financing for the project.
I consider the parcel division shown in the site plan generally realistic—with one major exception (namely that two additional parking spaces will be required)—and would prefer a legal (notional) division. This way, you could also purchase the land as a development company (the half-neighbor would then buy their share of ownership in the company instead of you selling them half the land). You have to decide how far you want to familiarize yourself with this by consulting a tax advisor.
My suggested approach on your part would be as follows:
1. Talk to the bank about the project and its financing and negotiate with the seller about buying the entire parcel;
2. immediately look for an interested party for the other share of ownership and secure a binding purchase agreement;
3. design the development (I am happy to advise);
4. complete the resale.
It seems realistic to me that the house is divided as shown—“front” northwest half and “rear” southeast half, roof ridge running northwest-southeast—assuming the sizes as indicated (I remind you of my question whether the gross floor area refers to the total building footprint or the floor areas of one half). So, it is conceivable that only about 120/125 sq m (roughly 1,300/1,350 sq ft) of living space per half might be possible. And, as mentioned, two additional parking spaces would probably still need to be provided.
However, it is very unlikely that anyone would create the illustrated dummy design just as a free service. Therefore, I wonder why a professional would not want to handle the outlined deal themselves!
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Thank you for your expertise. Regarding your first paragraph: Yes, you understood it correctly. It would be possible to freely choose how and what to build.
Concerning the site development, it would probably make sense to carry this out jointly towards the upper street (ground floor level rights).
Since I have an appointment soon with a construction company and a bank regarding financing, I would immediately look for a buyer for the second part of the plot if the outcome is positive.
Afterwards, a joint purchase and a notional division are planned. As far as I understand from the seller, this would also be acceptable to him. I still need to inquire about the gross floor area.
The idea of having two parking spaces definitely makes sense.
Concerning the site development, it would probably make sense to carry this out jointly towards the upper street (ground floor level rights).
Since I have an appointment soon with a construction company and a bank regarding financing, I would immediately look for a buyer for the second part of the plot if the outcome is positive.
Afterwards, a joint purchase and a notional division are planned. As far as I understand from the seller, this would also be acceptable to him. I still need to inquire about the gross floor area.
The idea of having two parking spaces definitely makes sense.
N
nordanney29 Jan 2026 22:43PhilB schrieb:
Since I have an appointment soon with a construction company and a bank regarding financing, I would immediately start looking for a buyer for the second part of the plot if the outcome is positive. And what exactly do you intend to offer them? They would have to want the exact plot with a condominium and a "complex" arrangement of exclusive usage rights.
I wouldn’t want to come in as a second partner. Only if there is a completed planning – basically buying as if from a developer. For anything else, there are too many uncertainties for me to spend over half a million euros.
PhilB schrieb:
Regarding the site development, it would probably make sense to complete it together up to the upper road (property development right). [...] Then a joint purchase and undivided ownership would be planned. With undivided ownership—in other words, a condominium ownership structure—there is no property development right; the utilities belong to the condominium association, and the shared areas can be accessed and driven on by all owners and their visitors.
PhilB schrieb:
Since I have an appointment soon with a construction company and a bank about financing, I would immediately look for a buyer for the second part of the plot after a positive outcome. You can start searching for a buyer in parallel—if it’s not this plot, you won’t be able to afford a detached plot elsewhere in this town either.
PhilB schrieb:
Having two parking spaces definitely makes sense. Probably best to have both in tandem, roughly 3 x 13 m (10 x 43 feet) along the boundary.
nordanney schrieb:
And what would you then offer him? He must want precisely the plot with a condominium unit and a “wild” structure made up of special usage rights. I don’t see a “wild” structure here; that would only arise with a real division. Of course, each semi-detached house basically corresponds to a condominium unit here.
nordanney schrieb:
I wouldn’t want to enter as the second partner. Only if there is a finished plan—basically like buying from a developer. For anything else, there are too many uncertainties if I have to spend over half a million €. That’s exactly what I suggested to the OP: he has to plan like a developer and treat the buyer of the undivided share like the buyer of a developer’s semi-detached house. Only with the significant difference to a classic developer that here a “shell” building can be purchased ;-)
And as I said, I’m happy to advise—this project will be somewhat atypical for the “usual suspects” and only interesting at the scale of “one semi-detached house” if they happen to have another ongoing project nearby.
11ant schrieb:
Hardly anyone creates the displayed dummy just as a service. So I would ask myself why a professional would not want to do the business outlined above themselves!https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
N
nordanney30 Jan 2026 14:4111ant schrieb:
I don’t see any complicated arrangement here; that would only arise with actual subdivision. Of course, each semi-detached house essentially corresponds to a condominium unit. Not with the house itself. But at the current stage, finding the right buyer is difficult with so many questions still open.
11ant schrieb:
The question would arise for me, why wouldn’t a professional carry out the transaction outlined above themselves? That question doesn’t arise. If it were simple, a professional would handle it. But the effort and likely risk compared to the return is probably just too low. Especially when you also have to comply with real estate agent and developer regulations including managing special requests.
nordanney schrieb:
Not regarding the house itself. But at this point in time, finding the right buyer with so many questions still open. I assume that even with my assistance, the original poster (OP) will need more time to find a suitable partner than the seller is willing to wait. It will be unavoidable for the OP to take some risks, and borrowed money quickly starts the ticking cost meter. If my financial situation does not allow me to afford this plot for a single-family home, then waiting for a buyer for the surplus building plot also burdens me considerably. The OP should basically already have this "second person for chess" lined up before searching for a plot. In other words, there is no time to lose. The junior partner is in a largely comparable situation.nordanney schrieb:
The question doesn’t arise. If it were easy, a professional would handle it. But the effort / probable risk versus return is probably just too low. Especially when you then also have to work according to real estate agent and developer regulations including managing special requests. The image at the start of the thread looks to me like an excerpt from a property brochure, which is rarely created in such detail just to illustrate the developability of a plot to a bold buyer. Rather, it seems intended to present to one’s own bank how this land could be developed if the current owner acted as the developer themselves. A sector insider immediately recognizes that the site is too small to lay out a sufficient number of “cookies” on the baking sheet. So the question arises for me, where the sudden aversion to water appears only after inserting a ground floor placeholder. It was already clear beforehand that no significant profit could be made in this lot size. In my opinion, this is from the start a project for personal use, which should not really surprise a potential commercial third party.Your term "special request management" is a good keyword, because here lies the catch for both semi-detached neighbors: the “usual suspects” want to capture the turnkey value creation, and therefore the idea of selling a half of a duplex only as a shell is not considered at all, while for both owner-occupiers this is attractive: for the senior partner (buyer and developer of the entire plot) there is less profit potential (which is not a priority for a private individual and would only mean taxes), and the junior partner (buyer of the second building plot or co-ownership share) also saves on liquidity and real estate transfer tax. I am not the only one seeing this clearly (and you probably do as well), but also every professional land developer / builder.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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