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.
Umbau-Susi22 Apr 2016 00:24Originally, I come from the area between Eichsfeld and Südharz. Now I live somewhere in our beautiful Thuringia, and O. Stadermann is currently working on an amazing neighboring house as a sort of near-new build within an existing structure.
P
Peanuts7422 Apr 2016 11:54Steffen80 schrieb:
As I already mentioned… my first comment on this was just meant as a “joke”
Since this building project is very, very different from my completely normal construction project, I obviously cannot and do not want to comment on it. But I also think the tip to consult an architect for a corresponding single-family house is very good.
Otherwise, just one more thought: Unless you have a few more million saved up, I would seriously consider partially financing externally. As a big advocate of equity, I see this as an exception. Having a lot of liquidity definitely makes it easier to manage large debts and allows you to react very flexibly to certain market situations. Keyword: concentration risk. We currently have over 150,000 (150k) left over, but we are not putting it into the house or early repayments. Who knows when it might come in handy. In the event of the next crash (and it’s due), I would invest a significant portion of it in the stock market. From a tax perspective, a loan exceeding 1 million or more should also become interesting. You would need to use the property in some way for commercial purposes.
Of course, these are all considerations that are not relevant for the “normal” homebuilder. I count myself among those. After intensive discussions with my tax advisor, I decided on full private financing, even though an office will be part of the house. In our case, the balance between "noticeable taxes" and the "taxable risks" when selling later and withdrawing it from the company was not favorable. It always depends on the individual situation.
Regards, SteffenIsn’t it possible to claim a home office for tax purposes? Of course, only the interest on the loan proportionally, not the construction costs...
N
nordanney22 Apr 2016 12:58Peanuts74 schrieb:
Is it not possible to deduct a home office from taxes? Naturally, only the interest on the loan and not the total construction costs... If it is recognized, then yes. But not only a portion of the loan interest, rather all expenses in proportion (electricity, water, etc.). If you then sell your house early and incur a prepayment penalty, you can also deduct that proportionally.
P
Peanuts7422 Apr 2016 13:00OK, I didn’t specifically mention that, as I hadn’t considered the prepayment penalties. But it’s obvious that heating is necessary, and that I need lighting...
N
nordanney22 Apr 2016 13:17Peanuts74 schrieb:
OK, I hadn’t listed that separately, although I hadn’t thought about the early repayment fees. But of course, heating is necessary, and I need lighting... Or the espresso machine, lamps, chairs, table, etc. – that adds up quite a bit.