Hello everyone,
we are considering building a house and would like to estimate the costs. I understand that you can either take a very rough approach ("Expect xxx euros per square meter of living space!") or that even with very detailed breakdowns, it is impossible to determine an exact price in a forum...
Still, I would like to get a rough idea somewhere and hope for your expert opinions and help :-)
Given:
The plot is available – 14m x 43m = 602m² (6,476 sq ft), very flat and fully serviced.
A development plan is in place, allowing 40% of the area to be built on, with 2 full stories permitted.
A soil report is available, with no restrictions.
Desired:
A house with 2 full stories, with a granny flat on the ground floor of about 70m²-80m² (750-860 sq ft) for my parents, and the other apartment should be approximately 150m² (1,615 sq ft). Double garage. Outdoor landscaping is not considered for now.
A basement would be interesting depending on the cost. No basement means more "living space" for the utility room and storage room. No basement probably also means higher heating costs over the years, right?
Layout:
On the ground floor, the granny flat as well as the living/dining room and kitchen of the larger apartment. Possibly a utility room if there is no basement. A toilet would also be good.
On the upper floor, 3 bedrooms, a large bathroom, possibly an additional toilet with shower, and a study.
Estimated:
I have read many values for prices per square meter of living space. The lowest I saw was about €1,400/m², the highest around €2,200/m². That would bring me to €322,000 to €506,000 for 230m² (2,475 sq ft) – which is probably the maximum range, with the actual price somewhere in between – would you agree? Is it possible to be more precise? Are these prices usually all-inclusive, meaning also ancillary costs? Or do these need to be added on top?
Execution:
I would have the building planned and supervised by an architect. Does the architect really get €75,000 for this (15%)? Is this included in the prices or not?
We have some companies we have good relationships with (roofer, heating contractor, floor installer) and some tradespeople in the family (electrician, painter, gardener). So we would like to carry out some tasks ourselves, but only those in the "final phase" where basically not much can go wrong... Other aspects would be coordinated with the architect so that contracts can be awarded to "our" companies...
What we imagine:
For the fittings, I would say upper mid-range. We don’t need a €5,000 whirlpool, but a decent bathtub. We don’t need golden faucets or granite flooring. We don’t need a built-in kitchen for €25,000, but also don’t want to cook over an open fire. I would like electric roller shutters – to me, that is already luxury. Underfloor heating is a must-have.
Other:
Because of the good interest rates and subsidies, I am considering a KfW loan. With KfW40+ there could be a subsidy of up to €30,000 for 2 housing units (possibly the attic could be converted into a housing unit or at least planned for). But is that worthwhile? Or are the investments much higher than the "savings"?
Which KfW standard would be desirable and affordable?
What monthly reserves for maintenance would you calculate for such a new build over the next 20-30 years?
we are considering building a house and would like to estimate the costs. I understand that you can either take a very rough approach ("Expect xxx euros per square meter of living space!") or that even with very detailed breakdowns, it is impossible to determine an exact price in a forum...
Still, I would like to get a rough idea somewhere and hope for your expert opinions and help :-)
Given:
The plot is available – 14m x 43m = 602m² (6,476 sq ft), very flat and fully serviced.
A development plan is in place, allowing 40% of the area to be built on, with 2 full stories permitted.
A soil report is available, with no restrictions.
Desired:
A house with 2 full stories, with a granny flat on the ground floor of about 70m²-80m² (750-860 sq ft) for my parents, and the other apartment should be approximately 150m² (1,615 sq ft). Double garage. Outdoor landscaping is not considered for now.
A basement would be interesting depending on the cost. No basement means more "living space" for the utility room and storage room. No basement probably also means higher heating costs over the years, right?
Layout:
On the ground floor, the granny flat as well as the living/dining room and kitchen of the larger apartment. Possibly a utility room if there is no basement. A toilet would also be good.
On the upper floor, 3 bedrooms, a large bathroom, possibly an additional toilet with shower, and a study.
Estimated:
I have read many values for prices per square meter of living space. The lowest I saw was about €1,400/m², the highest around €2,200/m². That would bring me to €322,000 to €506,000 for 230m² (2,475 sq ft) – which is probably the maximum range, with the actual price somewhere in between – would you agree? Is it possible to be more precise? Are these prices usually all-inclusive, meaning also ancillary costs? Or do these need to be added on top?
Execution:
I would have the building planned and supervised by an architect. Does the architect really get €75,000 for this (15%)? Is this included in the prices or not?
We have some companies we have good relationships with (roofer, heating contractor, floor installer) and some tradespeople in the family (electrician, painter, gardener). So we would like to carry out some tasks ourselves, but only those in the "final phase" where basically not much can go wrong... Other aspects would be coordinated with the architect so that contracts can be awarded to "our" companies...
What we imagine:
For the fittings, I would say upper mid-range. We don’t need a €5,000 whirlpool, but a decent bathtub. We don’t need golden faucets or granite flooring. We don’t need a built-in kitchen for €25,000, but also don’t want to cook over an open fire. I would like electric roller shutters – to me, that is already luxury. Underfloor heating is a must-have.
Other:
Because of the good interest rates and subsidies, I am considering a KfW loan. With KfW40+ there could be a subsidy of up to €30,000 for 2 housing units (possibly the attic could be converted into a housing unit or at least planned for). But is that worthwhile? Or are the investments much higher than the "savings"?
Which KfW standard would be desirable and affordable?
What monthly reserves for maintenance would you calculate for such a new build over the next 20-30 years?
It also depends on the features and location; we were told that for high-end finishes (in Bavaria) the cost is €2,500 - €2,600 per square meter, with the architect fees on top.
And yes, that’s according to the HOAI; you have to calculate 15% of the construction cost for that.
A separate apartment costs extra because certain requirements must be met for it to qualify as a separate unit. Saarland is probably somewhat cheaper than Bavaria, but €322,000 is definitely far too low in my opinion.
I would always plan for the worst case and be pleasantly surprised if it ends up being cheaper.
And yes, that’s according to the HOAI; you have to calculate 15% of the construction cost for that.
A separate apartment costs extra because certain requirements must be met for it to qualify as a separate unit. Saarland is probably somewhat cheaper than Bavaria, but €322,000 is definitely far too low in my opinion.
I would always plan for the worst case and be pleasantly surprised if it ends up being cheaper.
D
DragonyxXL16 Nov 2016 10:27Xorrhal schrieb:
No basement probably means higher heating costs over the years, right? I don’t see how that could be reasonably calculated. I don’t think heating costs are the deciding factor here.
Xorrhal schrieb:
Would you agree? Is there a more precise way? Are all additional costs usually included in these prices, or do you have to add them separately? It can be more precise. Break down all ancillary building costs and get quotes for house plus garage. Additional costs are not included in those prices.
Xorrhal schrieb:
But is it worth it? Or are the investments significantly higher than the "savings"?
Which KfW standard would be desirable and affordable? It also depends on whether you plan to install a controlled ventilation system or not. If you do, you’ll be closer to good energy values. There are countless discussions about this here in the forum. The majority agrees that additional measures beyond the 2016 Energy Saving Ordinance don’t really "pay off."
We are at about 165m² (1775 sq ft) with comparable equipment preferences at around €1,700 per m² (~€100 per m² extra for facing bricks) in Brandenburg.
+ Brick-faced double garage (6m x 9m) (20ft x 30ft) approx. €48,000
+ Possible NON-living basement €40,000 (this is a commonly mentioned rough figure here)
+ Architect 15% (that covers all service phases)
+ Additional building costs 15%
+ KfW40+
With a granny flat, you also have some duplicated connections and installations.
It shouldn’t be possible under €400,000. €450,000–500,000 seems like a reasonable range.
M
Marvinius24 Nov 2016 23:22Please also consider the soil excavation for the basement! If the soil needs to be disposed of, a soil analysis costing 700 euros will be required, and you can expect about 15 euros per cubic meter (cbm). Of course, this applies only to uncontaminated soil excavation, LAGA Z0. For our basement, we now have to dispose of 800 cbm...
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