Hello everyone,
I would appreciate advice from more experienced homebuilders or experts.
1. Initial Situation:
A family with three children, husband is the sole earner, late 30s, net income approximately 6,200 Euro per month, working in a lifetime civil servant position. We have to move to Baden-Württemberg for professional reasons and would like to invest in homeownership. Our rough budget is between 500,000 and 600,000 Euro all-inclusive, with about 40,000 Euro in equity.
We would primarily like to buy. However, we have been watching the market for some time and found it basically “dead.” So now Plan B could be building.
2. Planning / Calculation
Since plots of land are rare and I simply have no idea whether our budget can cover a house with our requirements, I want to first make a rough calculation to understand what price range for land might be feasible for us. Desired are a master bedroom and three children’s rooms on the upper floor, plus a study in the basement, though budget constraints might turn the finished basement into an unfinished basement and move the study to the ground floor—let’s see...
In my naivety, I approached several manufacturers (we have already visited two prefab housing parks) to make such a rough calculation. But no luck: price lists are only available from very few manufacturers. Usually, you only hear about price per square meter (1,500–1,600 Euro for standard models, 1,800 Euro for custom designs). And if you get a base price, it remains completely unclear how much additional costs for special requests might be.
I had expected to approach buying a house basically like buying a car: choose manufacturer and model, then tick boxes on the “extras list” and add it all up. Of course, changes will happen later, but this would at least give a rough guideline.
My current status is that I created an Excel spreadsheet with 13 houses from various manufacturers that could “fit” based on external parameters and visually. I was able to get base prices for some. I will highlight three examples (deliberately very different, since the plot and building options are still unknown):
Now it’s your turn. I can calculate the “total budget minus plot price and additional construction costs.” What I am missing is the variable x for special features/upgrades. I understand that no one can give me an exact figure. But I need a rough idea to have any chance of calculating and seriously looking at the land market. Are we talking about 10,000–20,000 Euro or 80,000–120,000 Euro?
Does anyone have a good tip on how to best get relevant information? Can a manufacturer’s employee provide such details? Is there maybe even a catalog listing special features with prices?
The only thing I found like this is a brochure from Danwood, which lists special features with pictures—but it also lacks pricing information.
Thank you very much!
I would appreciate advice from more experienced homebuilders or experts.
1. Initial Situation:
A family with three children, husband is the sole earner, late 30s, net income approximately 6,200 Euro per month, working in a lifetime civil servant position. We have to move to Baden-Württemberg for professional reasons and would like to invest in homeownership. Our rough budget is between 500,000 and 600,000 Euro all-inclusive, with about 40,000 Euro in equity.
We would primarily like to buy. However, we have been watching the market for some time and found it basically “dead.” So now Plan B could be building.
2. Planning / Calculation
Since plots of land are rare and I simply have no idea whether our budget can cover a house with our requirements, I want to first make a rough calculation to understand what price range for land might be feasible for us. Desired are a master bedroom and three children’s rooms on the upper floor, plus a study in the basement, though budget constraints might turn the finished basement into an unfinished basement and move the study to the ground floor—let’s see...
In my naivety, I approached several manufacturers (we have already visited two prefab housing parks) to make such a rough calculation. But no luck: price lists are only available from very few manufacturers. Usually, you only hear about price per square meter (1,500–1,600 Euro for standard models, 1,800 Euro for custom designs). And if you get a base price, it remains completely unclear how much additional costs for special requests might be.
I had expected to approach buying a house basically like buying a car: choose manufacturer and model, then tick boxes on the “extras list” and add it all up. Of course, changes will happen later, but this would at least give a rough guideline.
My current status is that I created an Excel spreadsheet with 13 houses from various manufacturers that could “fit” based on external parameters and visually. I was able to get base prices for some. I will highlight three examples (deliberately very different, since the plot and building options are still unknown):
- 1) Weberhaus CityLife 600, 197 m² (2,120 sq ft) living area, hipped roof, price 263,000 Euro (completion stage unknown, without basement, price found online)
- 2) Hanse Haus Cubus 183, 183 m² (1,970 sq ft) living area, flat roof, price 347,000 Euro (turnkey including a finished basement, price according to Hanse employee)
- 3) Kern-Haus Bauhaus Futura, 183 m² (1,970 sq ft) living area, flat roof, price 279,900 Euro (turnkey, Soul specification, without basement, according to manufacturer price list)
Now it’s your turn. I can calculate the “total budget minus plot price and additional construction costs.” What I am missing is the variable x for special features/upgrades. I understand that no one can give me an exact figure. But I need a rough idea to have any chance of calculating and seriously looking at the land market. Are we talking about 10,000–20,000 Euro or 80,000–120,000 Euro?
Does anyone have a good tip on how to best get relevant information? Can a manufacturer’s employee provide such details? Is there maybe even a catalog listing special features with prices?
The only thing I found like this is a brochure from Danwood, which lists special features with pictures—but it also lacks pricing information.
Thank you very much!
Bautraum201512 Jul 2015 17:51If you build a prefab house with us, you won’t be envied for your "cardboard box," as people around here said. WARNING: this is not my opinion.
D
Doc.Schnaggls12 Jul 2015 18:13Hello,
regarding the topic of a "house without a basement," I agree with the bank. A basement can definitely be seen as adding value and making the property more marketable when reselling.
I’d rather not comment on the term "cardboard box" – what I would have to say about the competence of my colleagues at the Deutsche Bank, the Volksbank, or the "bank whose name must not be mentioned" doesn’t belong in a forum...
In my opinion, such so-called "experts" have no place in customer advising…
Best regards,
Dirk
regarding the topic of a "house without a basement," I agree with the bank. A basement can definitely be seen as adding value and making the property more marketable when reselling.
I’d rather not comment on the term "cardboard box" – what I would have to say about the competence of my colleagues at the Deutsche Bank, the Volksbank, or the "bank whose name must not be mentioned" doesn’t belong in a forum...
In my opinion, such so-called "experts" have no place in customer advising…
Best regards,
Dirk
Bautraum201512 Jul 2015 18:35Personally, I don’t choose to build based on the supposedly higher rating (as I mentioned, I looked into the prefabricated house market quite a bit and found some options we liked), but because we preferred the indoor climate of a solid construction house and the price was closer to what we had in mind. Everyone has to decide for themselves. I still always recommend looking at both construction methods and forming your own opinion.
Long story short, the type of house you’re looking for costs about 500,000 euros as a prefab home, including a spacious single garage and a basement. On top of that, you should expect roughly another 40,000 euros for outdoor landscaping, connection fees, building permit / planning permission, surveying, and so on.
If you want to save money, I would recommend finding a reliable architect, taking on the cost risk yourself, and contracting trades directly. From all my research, this is the most affordable way to get your own home when building new (I researched for two years).
If you want to save money, I would recommend finding a reliable architect, taking on the cost risk yourself, and contracting trades directly. From all my research, this is the most affordable way to get your own home when building new (I researched for two years).
HomeOfficer schrieb:
1) Weberhaus CityLife 600, 197 m² (2,121 sq ft) living space, hipped roof, price 263,000 euros (expansion stage unknown, no basement, price found online)Really? Can you send me the link? That price is phenomenal. I always thought of Weberhaus as a very expensive provider, but this is quite something.Regarding the main topic: First, you should clearly define your personal preferences and then insist on them. For example, you want the home office to be as secluded as possible. Our wish was: a small workspace in the living area or at most a home office on the ground floor with a view into the living room when the door is open — basically, close to family life. You want it more separated, so maybe upstairs (since the main living happens on the ground floor), or on the ground floor but tucked away in a corner, or in the basement. You have to consider that if upstairs there will be three children’s rooms, one bedroom, probably two bathrooms, and a dressing room, then the ground floor needs to be accordingly spacious. Either a huge living/dining area or the home office on the ground floor (door closed = peace and quiet, hopefully — that’s something to think about in your situation).
Given your budget and fairly reasonable land prices, I personally wouldn’t try to save on the plot. A 50/50 split between land and house cost is not unusual nowadays, and I frankly don’t understand what you could get for 90,000 euros in Baden-Württemberg. Pay attention to proximity to the nearest major city, commuter train (S-Bahn) connections to the bigger city, schools, grammar schools, and local transport options for you and the children by bike, as well as peace and quiet, e.g. a reasonable distance from highways.
The world of prefab house providers is vast, and don’t forget about solid masonry builders. Whether the construction time is 4 or 6 months — you’ll probably live there for 40 to 70 years — so construction time shouldn’t be the deciding factor.
A meaningful comparison is only possible if you define YOUR standards for each trade. We have done that as well and are still working on it. It’s not that difficult. Request detailed scope of work and specifications again and again and compare them. Over time, you develop a feel for even minor details. Do you want red or anthracite-colored roof tiles? Concrete or clay? Engobed? Glazed? Which manufacturer? Window color? Foiled? Inside and outside?
Don’t let anyone push an air-to-air heat pump on you — that only works in a passive house.
With prefab houses, you need mechanical ventilation with heat recovery. People can tell me what they like, but aerated concrete, sand-lime brick, and clay bricks regulate moisture to a certain extent — we realized that after countless visits to show homes. A wooden prefab house only works with controlled mechanical ventilation and never with air heating, unless it’s an optimal passive house (including solar orientation planning, definitely no basement, and KfW40 insulation standard).
Kern-Haus, which you mentioned, is essentially a solid masonry builder — concrete with insulation. It’s quite common here, definitely not bad.
I have very good experiences with Weberhaus among acquaintances.
We’re currently also talking to Kampa, who are very professional (the very first thing we received was a scope of work description before we even discussed floor plans, etc.), and ironically another prefab builder praised Kampa in chatter and feedback. Their KfW40 Plus energy house concept and entire planning, including phase shifting, is very well thought out.
Helma certainly offers solid masonry construction and energy concepts if you want that.
These are just my positive examples. I won’t start a negativity list now, but if you meet salespeople who try to sell you without handing over the scope of work, who tell you that you can back out anytime but still want you to sign first, or who want you to sign for a standard model house and then say you can customize later (for a high five-figure amount — which they won’t tell you about), run away.
Reputable companies will look at your plot or at least the topographical plan, clearly warn you about additional foundation costs with basements (often repeatedly), or even commission the soil survey (of course at your expense) before signing the contract, and design your house based on your site. If it still ends up as a standard model, fine — but if someone tries to sell you something without knowing your plot, something is seriously wrong. If the main argument of a provider is that they have built the same design “thousands of times,” run.
And as I said, don’t forget about solid masonry construction. No matter how good the overall concept from the above-mentioned providers might be, masonry houses also have advantages. For example, bricks have a phase shift of well over 24 hours, so they still store the cold for days while it was 30–38°C (86–100°F) outside in recent days. Here, masonry houses are less expensive than comparable prefab houses from quality providers due to local labor costs. However, since prefab house providers often have nationwide pricing, the reverse might be true in Baden-Württemberg, where prefab houses are cheaper than locally built brick houses.
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