Hello dear forum members,
I’m still quite unsure whether it’s better nowadays to build with a developer or with an architect. We are currently gathering house construction offers.
A short introduction about us:
We are currently a household of four. We will purchase the plot from our own funds, including property transfer tax and notary fees (no commission applies). The plot size is about 600 m2 (approximately 6,460 sq ft). The plot is designated as a building site and is fully developed (a building permit / planning permission could be obtained in 3-4 weeks). We only need to arrange the connection to the utility shaft (which is not far away).
Our wishes for the house:
A 1.5-story house (about 120 - 130 m2 (1,290 - 1,400 sq ft)) with a pitched roof, with storage space in the attic.
Upper floor: 3 children’s rooms, bedroom, large bathroom.
Ground floor: open kitchen, dining and living area, guest bathroom, heating/utility room, possibly a storage room behind the kitchen.
Underfloor heating throughout, corner bathtub, anthracite-colored roof as well as anthracite-colored windows, shutters on the windows. We want to build a double garage ourselves step by step, only the foundation slab should be poured professionally. No fireplace, no basement. We want to build solidly and cost-effectively but with good quality—so not the cheapest of the cheap, but no extravagant features like golden faucets either.
We plan to do the exterior landscaping, painting and wallpapering work, as well as floor coverings (except tiles) and the garage (except for the foundation) ourselves later on.
We already visited an architect who couldn’t provide exact figures yet, as he first wants to develop the floor plan with us. We also met with a developer (Town & Country). In the first meeting, they already gave us figures. Now we are skeptical whether these numbers are realistic or just nicely calculated. We are also uncertain whether to build with a developer or an architect. We have heard a lot of stories about poor workmanship by developers, and that contracts often have loopholes. So far, we have not heard any negative feedback about Town & Country regionally, so we had a first consultation with this developer. The salesperson was very friendly and patiently explained many things, but of course, they also want to make a sale. We now believe that the numbers may have been presented too favorably. Therefore, we are asking experienced builders for advice on whether this looks realistic so far...
The following was calculated in the first meeting: (We emphasized that we do not want additional financing later and therefore don’t want the calculation to be too tight.)
Construction and ancillary costs:
Our house with Town & Country (Lichthaus) with the mentioned rooms and special requests (house color: light yellow (possibly another color, just an example), underfloor heating throughout, corner bathtub, anthracite-colored roof, anthracite-colored windows, shutters on the windows)
€199,170
Connection fees and costs (water, wastewater, electricity, gas, sewer connection): €10,000
Cost for foundation reinforcement, foundation height increase: €5,000
Soil excavation removal: €1,000
Construction water and power connection: €1,000
Materials for wallpapering and floor coverings: €5,000
Materials for the exterior landscaping: €5,000
Garage 6x8 m (20x26 ft) foundation slab: €8,000
Site plan, staking out, permit fees, other fees: €3,500
Interest during construction period: €2,500
Contingency for selections, kitchen: €10,000
Additional notary fees: €1,000
Total costs: €251,170
This would be the loan amount we would need to take out. Own work and the plot are already deducted.
Sounds pretty good overall, but we are skeptical whether the numbers are just presented too nicely or if something is still missing.
For example, where exactly are the surveying costs accounted for? All included in the €3,500? Is that realistic?
I’ve often read online that the cost for construction water and power connection is usually around €2,000. What exactly do they mean by connection here? I thought this referred to the consumption during construction. The plot should already be connected with the calculated €10,000, right?
Also, we wanted to plan €10,000 for the kitchen. That means there is €0 contingency for selections included. I think you usually need to budget at least another €10,000 for fittings. He always said they already have nice standards and if we don’t want golden faucets, this should be sufficient. According to my online research, however, these standards are often very basic and not always very attractive. Of course, we don’t want golden faucets or exaggerated features, but it should be a bit nice, so you’d still want to budget some contingency for selections...
Is something missing in the above initial overview, or is the estimate really too low? I appreciate your experience, feedback, and tips. Also regarding the developer Town & Country.
Best regards
I’m still quite unsure whether it’s better nowadays to build with a developer or with an architect. We are currently gathering house construction offers.
A short introduction about us:
We are currently a household of four. We will purchase the plot from our own funds, including property transfer tax and notary fees (no commission applies). The plot size is about 600 m2 (approximately 6,460 sq ft). The plot is designated as a building site and is fully developed (a building permit / planning permission could be obtained in 3-4 weeks). We only need to arrange the connection to the utility shaft (which is not far away).
Our wishes for the house:
A 1.5-story house (about 120 - 130 m2 (1,290 - 1,400 sq ft)) with a pitched roof, with storage space in the attic.
Upper floor: 3 children’s rooms, bedroom, large bathroom.
Ground floor: open kitchen, dining and living area, guest bathroom, heating/utility room, possibly a storage room behind the kitchen.
Underfloor heating throughout, corner bathtub, anthracite-colored roof as well as anthracite-colored windows, shutters on the windows. We want to build a double garage ourselves step by step, only the foundation slab should be poured professionally. No fireplace, no basement. We want to build solidly and cost-effectively but with good quality—so not the cheapest of the cheap, but no extravagant features like golden faucets either.
We plan to do the exterior landscaping, painting and wallpapering work, as well as floor coverings (except tiles) and the garage (except for the foundation) ourselves later on.
We already visited an architect who couldn’t provide exact figures yet, as he first wants to develop the floor plan with us. We also met with a developer (Town & Country). In the first meeting, they already gave us figures. Now we are skeptical whether these numbers are realistic or just nicely calculated. We are also uncertain whether to build with a developer or an architect. We have heard a lot of stories about poor workmanship by developers, and that contracts often have loopholes. So far, we have not heard any negative feedback about Town & Country regionally, so we had a first consultation with this developer. The salesperson was very friendly and patiently explained many things, but of course, they also want to make a sale. We now believe that the numbers may have been presented too favorably. Therefore, we are asking experienced builders for advice on whether this looks realistic so far...
The following was calculated in the first meeting: (We emphasized that we do not want additional financing later and therefore don’t want the calculation to be too tight.)
Construction and ancillary costs:
Our house with Town & Country (Lichthaus) with the mentioned rooms and special requests (house color: light yellow (possibly another color, just an example), underfloor heating throughout, corner bathtub, anthracite-colored roof, anthracite-colored windows, shutters on the windows)
€199,170
Connection fees and costs (water, wastewater, electricity, gas, sewer connection): €10,000
Cost for foundation reinforcement, foundation height increase: €5,000
Soil excavation removal: €1,000
Construction water and power connection: €1,000
Materials for wallpapering and floor coverings: €5,000
Materials for the exterior landscaping: €5,000
Garage 6x8 m (20x26 ft) foundation slab: €8,000
Site plan, staking out, permit fees, other fees: €3,500
Interest during construction period: €2,500
Contingency for selections, kitchen: €10,000
Additional notary fees: €1,000
Total costs: €251,170
This would be the loan amount we would need to take out. Own work and the plot are already deducted.
Sounds pretty good overall, but we are skeptical whether the numbers are just presented too nicely or if something is still missing.
For example, where exactly are the surveying costs accounted for? All included in the €3,500? Is that realistic?
I’ve often read online that the cost for construction water and power connection is usually around €2,000. What exactly do they mean by connection here? I thought this referred to the consumption during construction. The plot should already be connected with the calculated €10,000, right?
Also, we wanted to plan €10,000 for the kitchen. That means there is €0 contingency for selections included. I think you usually need to budget at least another €10,000 for fittings. He always said they already have nice standards and if we don’t want golden faucets, this should be sufficient. According to my online research, however, these standards are often very basic and not always very attractive. Of course, we don’t want golden faucets or exaggerated features, but it should be a bit nice, so you’d still want to budget some contingency for selections...
Is something missing in the above initial overview, or is the estimate really too low? I appreciate your experience, feedback, and tips. Also regarding the developer Town & Country.
Best regards
N
Newcomer1236 Aug 2019 20:31Yosan schrieb:
Ok, we are building the Flair 152re (with an extension, but I’ll leave that out here).
So, besides the house price and the contractually agreed changes (heat pump, walk-in showers, etc.), the following additional costs were calculated:
Additional foundation costs 6,500 (ended up being 6,400)
Excavated soil disposal 2,500
Construction water/electricity 2,000
Painting/flooring work 9,000 (6,000 of which was own labor, the rest materials)
Outdoor landscaping 16,000 (6,000 own labor, the rest materials)
Inspection chamber, lifting station or similar 5,000
Surveying and other fees 3,500
Construction period interest 2,500
Mortgage registration fees 2,580 Thank you, that already helps. Did you manage without additional financing as well? How large was your plot of land in square meters?
What exactly does “inspection chamber, lifting station” refer to? We didn’t have anything like that included.
Did you regret building with Town & Country, or were you satisfied?
N
Newcomer1236 Aug 2019 20:33Yosan: Thank you very much for your great effort, that really helps as a comparison. Many thanks.
Newcomer123 schrieb:
Thank you, that already helps a lot. You managed without additional financing, right? How many square meters was your plot?
What exactly is a revision shaft and a lifting station? We didn’t have those included in our plans at all.
Did you regret building with Town & Country, or were you satisfied? So far, no additional financing is in sight, but we’re not completely finished yet.
The plot is 719 sqm (7,735 sq ft).
A revision shaft is basically an access shaft to the pipes for the house connections and so on, so it’s easier to reach if something breaks or needs maintenance (there’s a cover on top). Almost all houses have one — just pay attention to manhole covers or drain covers in front yards.
As far as I know, a lifting station is connected to cases where the wastewater can’t flow downhill by gravity between where it’s produced and the sewer (depending on the plot or, for example, if there is a toilet in the basement or similar).
So far, we don’t regret building with Town & Country at all. The communication could sometimes be better or faster, but that always depends on the individuals involved. Otherwise, we’re very satisfied! The subcontractors really do good work.
Access shafts for wastewater, or more precisely rainwater, can also be mandatory. However, this depends on the property, so home builders rarely include this in their calculations.
Keep in mind that your rainwater downpipes end about 20cm (8 inches) above ground level. Somehow and somewhere, the rainwater must be directed away...
Keep in mind that your rainwater downpipes end about 20cm (8 inches) above ground level. Somehow and somewhere, the rainwater must be directed away...
Zauberwesen6 Aug 2019 22:13Hi questioner,
since I don’t know if you read my post in the other thread, I’m sharing our calculation from today here as well:
- Country house 142 (144sqm (1550 sq ft)); base price €192,000
- plus about €40,000 in "extras" such as central ventilation (€4k), underfloor heating (€8.8k), blinds - partly electric (€8k), second shower (€2k), two sinks (€0.8k), chimney (€7k), floor plan modification (€1.5k – ridiculous that this is listed separately) and small items (e.g. special window paint €2k)
→ House approximately €232,000
Additional costs for kitchen, fireplace, garage, sauna also apply
+ ancillary construction costs around €80,000
- €16k exterior work (terrace, access path, fence, parking space) → in my opinion, underestimated
- €12k painting and flooring (in my opinion, tight budget)
- €4k surveying, structural engineering, fees, etc.
- €3.5k construction water/electricity/regional factors
- €5k optimum foundation and earthworks (30cm (12 inches) included, but the site must be very flat like the Netherlands – I consider this unrealistic)
- €10k sample selection buffer
- €2.5k construction interest costs
- €3.5k mortgage registration
- €12k to €15k site development and utility connections (depending on local conditions)
So far, we’ve contacted 8 home builders and are far from finished – but since finding the right plot is taking a long time, we have time, and all these “prices” are rough estimates anyway as much depends on the property.
Good luck
Zauberwesen
since I don’t know if you read my post in the other thread, I’m sharing our calculation from today here as well:
- Country house 142 (144sqm (1550 sq ft)); base price €192,000
- plus about €40,000 in "extras" such as central ventilation (€4k), underfloor heating (€8.8k), blinds - partly electric (€8k), second shower (€2k), two sinks (€0.8k), chimney (€7k), floor plan modification (€1.5k – ridiculous that this is listed separately) and small items (e.g. special window paint €2k)
→ House approximately €232,000
Additional costs for kitchen, fireplace, garage, sauna also apply
+ ancillary construction costs around €80,000
- €16k exterior work (terrace, access path, fence, parking space) → in my opinion, underestimated
- €12k painting and flooring (in my opinion, tight budget)
- €4k surveying, structural engineering, fees, etc.
- €3.5k construction water/electricity/regional factors
- €5k optimum foundation and earthworks (30cm (12 inches) included, but the site must be very flat like the Netherlands – I consider this unrealistic)
- €10k sample selection buffer
- €2.5k construction interest costs
- €3.5k mortgage registration
- €12k to €15k site development and utility connections (depending on local conditions)
So far, we’ve contacted 8 home builders and are far from finished – but since finding the right plot is taking a long time, we have time, and all these “prices” are rough estimates anyway as much depends on the property.
Good luck
Zauberwesen