Since I plan to build next year or at the latest the year after, I am now starting to look more closely into the topic of house construction and hope to get some suggestions or answers to my questions.
The plot (2400 sqm (about 26,000 sq ft)) is already available, approximately 40 km (25 miles) south of Hamburg. I am not allowed to build a two-story house; otherwise, everything is allowed.
Basically, I want two things: unusual architecture and a very spacious, open design.
- Point 1 is very important to me. I want to stand in front of my house and be impressed by it every day. It should definitely not be a standard design. I have many pictures of houses from magazines and the internet that I like, but I never know what such houses cost or how large they need to be at minimum to realize them. I do not yet know exactly what I want.
- Point 2: I expect a lot of criticism or comments that it is too large, but I am planning about 400-500 sqm (4300-5400 sq ft) of living space. I currently live alone in 190 sqm (2045 sq ft) and do not consider that too large.
Rough idea:
Ground floor: 100 sqm (1075 sq ft) living room as the heart of the house, with ceiling height over two floors. Kitchen 40 sqm (430 sq ft), dining room 30 sqm (320 sq ft), bathroom 15 sqm (160 sq ft), guest room 20 sqm (215 sq ft), utility room 30 sqm (320 sq ft), office 25 sqm (270 sq ft).
First floor: Bedroom 35 sqm (375 sq ft), bathroom 30 sqm (320 sq ft), walk-in closet 30 sqm (320 sq ft), small office 15 sqm (160 sq ft) (all en suite).
Three children’s rooms each 30 sqm (320 sq ft), full bathroom 20 sqm (215 sq ft).
Currently, the area distribution between the ground and first floor does not quite fit yet, but these are just my initial ideas without having spoken to an architect.
Unfortunately, it is quite difficult to find information online about projects of this size—prices, floor plans, pictures, etc.
What is the best way to proceed now? I have two architects nearby who have built quite unusual reference projects that I like and plan to schedule appointments with them soon. Does anyone have recommendations for architects in Hamburg and the surrounding area who could realize such a project? An architect who typically works with more traditional single-family houses is probably not the right contact. Where can I find an architect suitable for my building project?
All trades will be contracted separately. Would the architect also handle the tendering, negotiation, and acceptance, or should I hire a second person for this?
How much time should I plan for the entire project? Three to six months for planning and then another six months for construction, or is that too long or too short?
And now perhaps the most difficult question: What kind of budget should I expect? The house fully move-in ready—meaning kitchen, flooring, painting, lighting for all rooms, incidental construction costs, but excluding garage, furniture, and landscaping, which will be extra. Of course, this question is very general. You can spend $5,000 on a kitchen or $200,000. It should be very high-end quality but no golden faucets needed. Can I expect to manage with around one million euros?
I appreciate any suggestions or experiences; feel free to contact me via PM as well.
The plot (2400 sqm (about 26,000 sq ft)) is already available, approximately 40 km (25 miles) south of Hamburg. I am not allowed to build a two-story house; otherwise, everything is allowed.
Basically, I want two things: unusual architecture and a very spacious, open design.
- Point 1 is very important to me. I want to stand in front of my house and be impressed by it every day. It should definitely not be a standard design. I have many pictures of houses from magazines and the internet that I like, but I never know what such houses cost or how large they need to be at minimum to realize them. I do not yet know exactly what I want.
- Point 2: I expect a lot of criticism or comments that it is too large, but I am planning about 400-500 sqm (4300-5400 sq ft) of living space. I currently live alone in 190 sqm (2045 sq ft) and do not consider that too large.
Rough idea:
Ground floor: 100 sqm (1075 sq ft) living room as the heart of the house, with ceiling height over two floors. Kitchen 40 sqm (430 sq ft), dining room 30 sqm (320 sq ft), bathroom 15 sqm (160 sq ft), guest room 20 sqm (215 sq ft), utility room 30 sqm (320 sq ft), office 25 sqm (270 sq ft).
First floor: Bedroom 35 sqm (375 sq ft), bathroom 30 sqm (320 sq ft), walk-in closet 30 sqm (320 sq ft), small office 15 sqm (160 sq ft) (all en suite).
Three children’s rooms each 30 sqm (320 sq ft), full bathroom 20 sqm (215 sq ft).
Currently, the area distribution between the ground and first floor does not quite fit yet, but these are just my initial ideas without having spoken to an architect.
Unfortunately, it is quite difficult to find information online about projects of this size—prices, floor plans, pictures, etc.
What is the best way to proceed now? I have two architects nearby who have built quite unusual reference projects that I like and plan to schedule appointments with them soon. Does anyone have recommendations for architects in Hamburg and the surrounding area who could realize such a project? An architect who typically works with more traditional single-family houses is probably not the right contact. Where can I find an architect suitable for my building project?
All trades will be contracted separately. Would the architect also handle the tendering, negotiation, and acceptance, or should I hire a second person for this?
How much time should I plan for the entire project? Three to six months for planning and then another six months for construction, or is that too long or too short?
And now perhaps the most difficult question: What kind of budget should I expect? The house fully move-in ready—meaning kitchen, flooring, painting, lighting for all rooms, incidental construction costs, but excluding garage, furniture, and landscaping, which will be extra. Of course, this question is very general. You can spend $5,000 on a kitchen or $200,000. It should be very high-end quality but no golden faucets needed. Can I expect to manage with around one million euros?
I appreciate any suggestions or experiences; feel free to contact me via PM as well.
P
Peanuts7419 Apr 2016 14:35timbolo schrieb:
@DragonyxXL: The entire plot can be built on, and the floor area ratio (FAR) is 0.2. I didn’t mention this earlier because it doesn’t impose any restrictions for me. I’m not planning to build that large anyway.
There are no regulations regarding eaves height, ridge height, etc. The only restriction is a single-story building. An architect also checked this beforehand.
@ypg: Of course, cost and value matter to me. I’m doing exactly as you described: I check my financial framework (€1,500,000, I don’t like banks or dependencies, so I’m paying entirely from my own funds), buy a plot, and review the zoning plan. Now I’m assessing what I can get for my money or what I want.
Others have an all-in budget of €500,000, but I have €1,500,000 plus the plot. (Rough plan: €1,000,000 for the house, €200,000 for landscaping and garage, €100,000 for furniture, €200,000 as a buffer). What’s wrong with that, or why should I be called a troll?
Tastes are known to vary, but I prefer large open spaces over several smaller ones. The question is how everything is used. A 30m² (320 sq ft) bathroom with a jacuzzi and sauna isn’t too big — just as a living room isn’t if it combines a TV corner, pool table, fireplace area, library, and so on.
@steffen: It hasn’t been the best year, but I think it should be enough time to build a property of this size, right?
I’m looking forward to your input. I think €100,000 (about $110,000) for furniture is too low. Your kitchen alone will likely cost €40,000-50,000 ($44,000-$55,000), the sofa €15,000 ($16,500), bathroom furniture €10,000-15,000 ($11,000-$16,500), etc.
Unless you prefer Ikea-style furniture, then it might be sufficient.
Regarding the house itself: I recently reviewed a 300m² (3,230 sq ft) house on the market. In a rural area, it cost €800,000 (about $880,000) over ten years ago. Technically, it was top quality and very modern at that time.
If your house is about 50% larger, is near Hamburg, and construction cost increases over the last 12 years are taken into account, a house of similar (high-end, but without golden faucets) standard will likely cost at least €1.5 to rather €2 million (about $1.65 to $2.2 million) ready to move in.
Even a “small” 130m² (1,400 sq ft) house with average standards is rarely available for under €300,000 (about $330,000) nowadays. Multiply that by 3-4 and add better finishes, and you can guess roughly where you’re heading.
S
Steffen8019 Apr 2016 14:41timbolo schrieb:
@DragonyxXL: The entire plot area can be built on, and the floor area ratio is 0.2. I didn’t mention this further because it’s not a limitation for me. I don’t want to build that large anyway.
There are no regulations regarding eave height, ridge height, etc. One-story is definitely the only restriction. An architect reviewed this beforehand.
@ypg: Of course, cost and budget matter to me. I’m doing exactly as you described: I check my financial framework (€1,500,000, I don’t like banks or dependencies, so I’m paying entirely from my own funds), buy a plot, and then review the zoning plan. Now I’m checking what I can get for my money or what I want.
Others have an all-in budget of €500,000, I have €1,500,000 plus the cost of the plot. (Rough plan: €1,000,000 for the house, €200,000 for landscaping and garage, €100,000 for furnishings, €200,000 as buffer). What is so wrong about that or why should I be considered a troll?
Tastes are known to differ, but I simply prefer large open spaces rather than several smaller ones. The question is how everything is used. A 30 m² (320 sq ft) bathroom with a jacuzzi and sauna is not too big, just like a living room if you combine a TV area, pool table, fireplace space, library, etc.
@steffen: This hasn’t been the best year, but I think it should be enough time to build a property of this size, right?
I’m looking forward to your input.Wow. That was supposed to be just a joke from me. But you have my respect! I’m impressed by your significant annual earnings. Hats off! I also really like the idea of building entirely with own funds. Unfortunately, I need a loan of $500k for a total budget of about $850k.
I’m happy to follow your planning and construction progress here in the forum.
Steffen80 schrieb:
Then let's give it some thought Now I am really looking forward to the insightful ideas.
B
Bieber081519 Apr 2016 21:28Off-topic:
timbolo schrieb:(Taxes + solidarity surcharge) / income = 32%. That’s twice as high as mine! So, good for you cool:!
It wasn't the best year, but I think it should be enough to build a property of this size, right?
Well, I believe that in a construction project like this, one should always consider the resale value and the adaptability of the house – personal needs also change over the course of life. That’s why I suggested the idea of a granny flat or accessory dwelling unit. It can be used to accommodate staff (nanny, housekeeper, au pair, caregiver), serve as a separate office, or be rented out to others, so the house is looked after when the owners are away. There may be times when the risk of break-ins increases significantly – or if you have a pool, a maintenance-intensive garden, etc., it’s helpful to have someone taking care of the technology and grounds, allowing you to travel worry-free.
We always arrange for house sitters who look after the pool equipment and the garden, so we can travel for several weeks without worries.
Garages: When children grow up, the number of vehicles typically multiplies, and I know quite a few families where there are considerably more cars than people. Sometimes it’s because, besides the family car, there is a “runabout” for errands, plus a classic car and a sports car that one doesn’t want to part with… Others have everyday cars plus a “Sunday car” or separate summer and winter vehicles. If the budget allows, people tend to indulge in one or another hobby. Therefore, planning for maybe 6 parking spaces but initially building only 2 gives the option of expanding conveniently later on.
Bathrooms: I would at least plan adjacent rooms next to bathrooms so that additional bathrooms can be installed easily. It might also be worth considering an extension for a swimming pool, sauna, or fitness room, creating a cohesive whole if you decide to add it in a few years. Wives and children often come up with ‘fun’ ideas quickly.
I consider a large, wind-protected, covered terrace indispensable – it allows garden furniture and cushions to be left outside all year round and serves as a great party spot that can be used in sunny weather throughout the year. Children can also play there on sunny winter days with their toy cars, play table tennis, or badminton. You can have lunch there or read the newspaper, etc.
A bachelor’s home and a family house have very different needs – but it’s definitely possible to design a house that adapts to changing requirements. This should be taken into account during planning so that modifications can be done later at low cost and with minimal mess.
In another house, for example, we already planned door openings and large wall openings in advance, so rooms could easily be combined or separated later on with drywall construction. The flooring was already installed throughout, so only the doors had to be added.
We always arrange for house sitters who look after the pool equipment and the garden, so we can travel for several weeks without worries.
Garages: When children grow up, the number of vehicles typically multiplies, and I know quite a few families where there are considerably more cars than people. Sometimes it’s because, besides the family car, there is a “runabout” for errands, plus a classic car and a sports car that one doesn’t want to part with… Others have everyday cars plus a “Sunday car” or separate summer and winter vehicles. If the budget allows, people tend to indulge in one or another hobby. Therefore, planning for maybe 6 parking spaces but initially building only 2 gives the option of expanding conveniently later on.
Bathrooms: I would at least plan adjacent rooms next to bathrooms so that additional bathrooms can be installed easily. It might also be worth considering an extension for a swimming pool, sauna, or fitness room, creating a cohesive whole if you decide to add it in a few years. Wives and children often come up with ‘fun’ ideas quickly.
I consider a large, wind-protected, covered terrace indispensable – it allows garden furniture and cushions to be left outside all year round and serves as a great party spot that can be used in sunny weather throughout the year. Children can also play there on sunny winter days with their toy cars, play table tennis, or badminton. You can have lunch there or read the newspaper, etc.
A bachelor’s home and a family house have very different needs – but it’s definitely possible to design a house that adapts to changing requirements. This should be taken into account during planning so that modifications can be done later at low cost and with minimal mess.
In another house, for example, we already planned door openings and large wall openings in advance, so rooms could easily be combined or separated later on with drywall construction. The flooring was already installed throughout, so only the doors had to be added.
D
DragonyxXL20 Apr 2016 18:21timbolo schrieb:
@DragonyxXL: The entire area can be built on and the floor area ratio is 0.2. I didn’t mention this further since it doesn’t pose any restrictions for me. I don’t want to build that large anyway.
There are no regulations regarding eaves height, ridge height, etc. The only restriction is that it must be one story. An architect reviewed this beforehand as well. This results in a buildable area of 480m² (about 5,167 sq ft). With a living area of 450m² (around 4,844 sq ft), of which approximately 300m² (3,229 sq ft) is on the ground floor, you can expect roughly 370m² (3,983 sq ft) of built area including all walls. On top of that, we add a 70m² (753 sq ft) garage and a 40m² (431 sq ft) terrace. Now you’ve already reached your 480m² (5,167 sq ft) limit. You don’t even have a pool, pathway, small terrace, garden shed, or driveway yet. I think the architect should take another detailed look at this.
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