Hello everyone,
we are planning to build a new house in the Filstal region and are looking for a suitable plot of land and a house with a garage on it.
We have almost completely ruled out prefabricated houses because my father, who is a civil engineer, doesn’t approve of them, and neither does my girlfriend’s father, who is an architect.
We have budgeted around €100,000 to €120,000 (approximately $110,000 to $130,000) for the plot, with a size between 400 and 500 sqm (4,300 to 5,380 sq ft). The house should be about 140 to 150 sqm (1,500 to 1,615 sq ft) on a thermal slab foundation. The garage should measure about 6 x 7.5 to 8.0 m (20 x 25 to 26 ft) to accommodate two cars, one motorcycle, and four bicycles.
When pouring the slab, the foundation for the garage and roughly 25 sqm (270 sq ft) of terrace should be poured at the same time.
The house should meet KfW 70 energy efficiency standards and, if possible, avoid fossil fuels. It should include underfloor heating, roller shutters, a solar system, and a heating fireplace.
On the ground floor, the layout should include a 10 sqm (110 sq ft) utility room, a pantry, a guest bathroom, and an open kitchen with living and dining areas.
On the upper floor, there should be a bedroom with a walk-in closet, a bathroom of at least 12 sqm (130 sq ft), possibly space for a sauna for two people (which we will provide ourselves), and two additional rooms of at least 12 sqm (130 sq ft) each.
An attic would be very desirable as well, but only for storage of seasonal items like Christmas decorations and ski equipment—things that are accessed only two or three times per year.
We would prefer the entire build as a shell and core (SF), but we are considering installing the floor coverings, wallpaper, sanitary fixtures, and tiles ourselves. However, the connections and flush-mounted cisterns for the bathrooms should already be installed, and the walls should be plastered.
For additional building costs such as taxes, notary fees, utility connections, earthworks, and landscaping, we have budgeted about €30,000 (approximately $33,000).
What would be a realistic total price for the entire project? Would €300,000 (approximately $330,000) be sufficient?
Is a plot of land starting at 400 sqm (4,300 sq ft) large enough for a house of 140 sqm (1,500 sq ft), a garage of 50 sqm (540 sq ft), and a terrace of 25 sqm (270 sq ft)?
The repayment installment should not exceed $2,000 per month.
No equity capital will be used upfront; it will be reserved for emergencies and extra repayments. However, we can provide about €65,000 (approximately $72,000) in securities (building savings contract, savings contract, life insurance) to the bank as collateral.
We currently have tons of catalogs at home but little time to study them in detail, so we are asking here in the forum to be guided more quickly in the right direction.
Our main goal is to get the best possible quality for our money and to find out where it makes sense to invest more because, as the saying goes, “buying cheap means buying twice.”
Thanks in advance for your help and suggestions.
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If you find any spelling mistakes...
you may keep them 😀
we are planning to build a new house in the Filstal region and are looking for a suitable plot of land and a house with a garage on it.
We have almost completely ruled out prefabricated houses because my father, who is a civil engineer, doesn’t approve of them, and neither does my girlfriend’s father, who is an architect.
We have budgeted around €100,000 to €120,000 (approximately $110,000 to $130,000) for the plot, with a size between 400 and 500 sqm (4,300 to 5,380 sq ft). The house should be about 140 to 150 sqm (1,500 to 1,615 sq ft) on a thermal slab foundation. The garage should measure about 6 x 7.5 to 8.0 m (20 x 25 to 26 ft) to accommodate two cars, one motorcycle, and four bicycles.
When pouring the slab, the foundation for the garage and roughly 25 sqm (270 sq ft) of terrace should be poured at the same time.
The house should meet KfW 70 energy efficiency standards and, if possible, avoid fossil fuels. It should include underfloor heating, roller shutters, a solar system, and a heating fireplace.
On the ground floor, the layout should include a 10 sqm (110 sq ft) utility room, a pantry, a guest bathroom, and an open kitchen with living and dining areas.
On the upper floor, there should be a bedroom with a walk-in closet, a bathroom of at least 12 sqm (130 sq ft), possibly space for a sauna for two people (which we will provide ourselves), and two additional rooms of at least 12 sqm (130 sq ft) each.
An attic would be very desirable as well, but only for storage of seasonal items like Christmas decorations and ski equipment—things that are accessed only two or three times per year.
We would prefer the entire build as a shell and core (SF), but we are considering installing the floor coverings, wallpaper, sanitary fixtures, and tiles ourselves. However, the connections and flush-mounted cisterns for the bathrooms should already be installed, and the walls should be plastered.
For additional building costs such as taxes, notary fees, utility connections, earthworks, and landscaping, we have budgeted about €30,000 (approximately $33,000).
What would be a realistic total price for the entire project? Would €300,000 (approximately $330,000) be sufficient?
Is a plot of land starting at 400 sqm (4,300 sq ft) large enough for a house of 140 sqm (1,500 sq ft), a garage of 50 sqm (540 sq ft), and a terrace of 25 sqm (270 sq ft)?
The repayment installment should not exceed $2,000 per month.
No equity capital will be used upfront; it will be reserved for emergencies and extra repayments. However, we can provide about €65,000 (approximately $72,000) in securities (building savings contract, savings contract, life insurance) to the bank as collateral.
We currently have tons of catalogs at home but little time to study them in detail, so we are asking here in the forum to be guided more quickly in the right direction.
Our main goal is to get the best possible quality for our money and to find out where it makes sense to invest more because, as the saying goes, “buying cheap means buying twice.”
Thanks in advance for your help and suggestions.
----------------------------------------------------------------------
If you find any spelling mistakes...
you may keep them 😀
B
Bauexperte1 Mar 2011 11:18Hello,
Best regards
Sarrois schrieb:Is it realistic to stick to €160,000 for the single-family house in your calculation – total budget €300,000 minus land costs of €110,000 minus €30,000 ancillary building costs?
We estimated the plot at about €100,000–120,000 for a size of 400–500sqm. The house should have around 140sqm–150sqm on a thermal ground slab.
Sarrois schrieb:Initially, I would always recommend buying a prefabricated garage and ensure it is ordered in modular dimensions; for example 3 x 6 or 6 x 6 meters. Any size deviating from these results in significantly higher costs because of so-called custom builds, and suppliers charge a premium for these.
The garage should be 6 x 7.5–8.0 meters to accommodate two cars, a motorcycle, and four bicycles.
Sarrois schrieb:Only masonry garages require ground slabs; prefabricated garages generally only need strip foundations. For the terrace foundation, you can budget about €80 per sqm, so around €2,000.
When pouring the ground slab, the slab for the garage and about 25sqm terrace should also be poured at the same time.
Sarrois schrieb:If you choose a traditional architectural style, you can budget around €170,000; currently very popular cubic-style architectures cost roughly €10,000 more.
The house should meet KFW 70 standards and, if possible, not use any fossil fuels… an attic would also be desirable, but only as a storage space… we would like the whole house built as a turnkey project but are considering doing the floor coverings, wallpaper, sanitary fixtures, and tiling ourselves.
Sarrois schrieb:Reasonable 😀
Ancillary costs like taxes, notary, utility connections, earthworks, and landscaping have been estimated at about €30,000.
Sarrois schrieb:In my experience, no; €340,000–350,000 would be the minimum, depending on the architectural choice. Keep in mind that even if you remove the above-mentioned services from the contract, they still have to be procured and installed.
What would be a realistic price for the entire building project? Would €300,000 be enough?
Sarrois schrieb:That depends on the shape of the plot and, especially, the building envelope (building area allowed) 🙂
Is a plot of 400sqm large enough for a 140sqm house, 50sqm garage, and 25sqm terrace?
Sarrois schrieb:That’s a healthy approach! Compare the specifications carefully—if it’s not listed, you haven’t bought it. Also, if you check the final two or three suppliers you are considering with a credit report from your bank (this can be free or cost around €25, well spent money!), you will be well prepared. You will be stressed during the construction phase anyway, as many people are involved. What matters is a defect-free handover, and banks/financiers have plenty of experience to effectively protect you from making a bad choice.
We simply want to get the best possible quality for our money and find out where we need to spend more because buying cheaply means buying at least twice.
Best regards
Thank you for the response. 🙂
I am considering a 3S as a garage.
They offer the size I am looking for at the price I am willing to pay. 😀
The house’s fixtures and fittings will remain reasonably affordable, even with high-quality sanitary equipment. My sister-in-law’s family owns a large specialist store, so we have equity for plumbing and tiles. However, things like the toilet cistern should already be installed. We will also do the wallpapering and painting ourselves, as well as the flooring (parquet and tiles).
We will also handle the garden work and paving ourselves; we have two Pel-Job excavators to do all of this on our own.
What exactly does it mean when the following is included with the building plot:
The price range goes from XX € per m² (XX per sq ft) to XX € per m² (XX per sq ft), including all development costs, and also the wastewater treatment and water supply fees are included in our plot prices.
Which specific cost is then not charged separately?
I assume I will still have to pay for electricity and telecommunications.
How does financing work in this case?
I can apply for KfW-70 and KfW homeownership subsidies.
Could someone please calculate the repayment rates, terms, and the general structure of financing for a loan amount of €300,000 (about $) if €60,000 (about $) of own equity is provided as additional security to the bank but is not used for repayment?
Thanks in advance.
I am considering a 3S as a garage.
They offer the size I am looking for at the price I am willing to pay. 😀
The house’s fixtures and fittings will remain reasonably affordable, even with high-quality sanitary equipment. My sister-in-law’s family owns a large specialist store, so we have equity for plumbing and tiles. However, things like the toilet cistern should already be installed. We will also do the wallpapering and painting ourselves, as well as the flooring (parquet and tiles).
We will also handle the garden work and paving ourselves; we have two Pel-Job excavators to do all of this on our own.
What exactly does it mean when the following is included with the building plot:
The price range goes from XX € per m² (XX per sq ft) to XX € per m² (XX per sq ft), including all development costs, and also the wastewater treatment and water supply fees are included in our plot prices.
Which specific cost is then not charged separately?
I assume I will still have to pay for electricity and telecommunications.
How does financing work in this case?
I can apply for KfW-70 and KfW homeownership subsidies.
Could someone please calculate the repayment rates, terms, and the general structure of financing for a loan amount of €300,000 (about $) if €60,000 (about $) of own equity is provided as additional security to the bank but is not used for repayment?
Thanks in advance.
B
Bauexperte3 Mar 2011 10:49Hello,
In my opinion, the range in the price per square meter indicates that there are different prices for the offered plots; perhaps plots with better layouts or south-facing locations cost more – something along those lines.
Development costs from the seller’s side – if we are only talking about the land – generally mean that all public connections (electricity, gas, sewer) are located in the building street, and the costs for completing the future road are included in the price per square meter. Drainage costs are also included here – possibly, future homeowners in the area will need to form an association for managing rainwater infiltration, since infiltration on the individual plot is not planned. Only with a developer project can you expect that everything (land, house including all connections) is included in a fixed price.
Regarding the colored-marked information, I therefore assume that you will definitely need the typical additional construction costs of around EUR 30,000.
Marco Thiemann will surely comment on financing.
Kind regards
Sarrois schrieb:
What does it actually mean when the following is included with the building plot:
Sarrois schrieb:
The price range is from XX € per m² to XX € per m² including all development costs; sewage and water supply fees are also included in our building plot prices.
In my opinion, the range in the price per square meter indicates that there are different prices for the offered plots; perhaps plots with better layouts or south-facing locations cost more – something along those lines.
Development costs from the seller’s side – if we are only talking about the land – generally mean that all public connections (electricity, gas, sewer) are located in the building street, and the costs for completing the future road are included in the price per square meter. Drainage costs are also included here – possibly, future homeowners in the area will need to form an association for managing rainwater infiltration, since infiltration on the individual plot is not planned. Only with a developer project can you expect that everything (land, house including all connections) is included in a fixed price.
Regarding the colored-marked information, I therefore assume that you will definitely need the typical additional construction costs of around EUR 30,000.
Marco Thiemann will surely comment on financing.
Kind regards
Thank you, building expert 🙂
Yes, the plots have different prices due to location, whether it’s a semi-detached house, single-family house, etc.
That clears up the issue with development costs.
Regarding financing, I can add that we have two savings contracts for home construction of 60,000€ each, with an effective interest rate just over 2%.
These are expected to be used at the end of the fixed interest period (possibly 15 years).
This way, the low interest rates would also be secured for the future.
With the KfW funding, 150,000€ should be possible, and the remaining amount, which should be between 150,000€ and 180,000€, could be financed through a mortgage loan, building savings loan, or whatever else is available.
We are currently exploring options in a total of 10 towns within our desired area and will see what we find.
The absolute upper limit for the plot should be 120,000€, and for that, we want between 450 and 500 square meters (4,844 and 5,382 square feet).
That would leave 180,000–210,000€ for the house, fittings, connection fees, and garage, which should be sufficient for our 140–150 square meters (1,507–1,615 square feet).
Yes, the plots have different prices due to location, whether it’s a semi-detached house, single-family house, etc.
That clears up the issue with development costs.
Regarding financing, I can add that we have two savings contracts for home construction of 60,000€ each, with an effective interest rate just over 2%.
These are expected to be used at the end of the fixed interest period (possibly 15 years).
This way, the low interest rates would also be secured for the future.
With the KfW funding, 150,000€ should be possible, and the remaining amount, which should be between 150,000€ and 180,000€, could be financed through a mortgage loan, building savings loan, or whatever else is available.
We are currently exploring options in a total of 10 towns within our desired area and will see what we find.
The absolute upper limit for the plot should be 120,000€, and for that, we want between 450 and 500 square meters (4,844 and 5,382 square feet).
That would leave 180,000–210,000€ for the house, fittings, connection fees, and garage, which should be sufficient for our 140–150 square meters (1,507–1,615 square feet).