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
The children might still be able to share a larger room, but the utility room is incredible.
I have to quote Yvonne’s useful list again [we should pin this somewhere] – all of this for the 5m² (54 sqft) utility room, where the technical equipment space has already been deducted (which alone requires at least 5m² (54 sqft)):
I also think you should plan for around 150m² (1,615 sqft). Anything less would be too tight for five people.
I have to quote Yvonne’s useful list again [we should pin this somewhere] – all of this for the 5m² (54 sqft) utility room, where the technical equipment space has already been deducted (which alone requires at least 5m² (54 sqft)):
ypg schrieb:
Additionally, storage space is needed for:
broom, mop, vacuum cleaner, handheld vacuum, window cleaner, dryer for wool/sports/hand wash, dirty laundry bin, space for ironing board and basket with clean laundry, washing machine, dryer (preferably stacked), cleaning products, kitchen electrical appliances (fondue set, roaster, deep fryer, baking pans), canning jars, freezer or beverage cooler, shoe cleaning supplies, recycling bag (yellow sack), beverage bottles (cases, juice), some pantry items, bags and sacks for groceries, decorative items (2 boxes of Christmas decorations, 1 box of Easter, 1 box general), wrapping paper, office folders, writing materials, office supplies, infrared lamp, medications, photo equipment, hobby stuff (badminton set, fishing rod and such should stay outside), hand tools, drill, cordless screwdriver, a few paint cans, white paint, brushes and rollers, electrical supplies, light bulbs, batteries, vases, spare cutlery, picnic basket, small step ladder, 2-3 flower pots, empties for recycling, dog food, cat litter box, 15 liters (4 gallons) emergency water, sewing machine, fabric scraps, spray bottle for plants, suitcase, travel and sports bag, carpet and tile leftovers, and so on.
You can probably leave out 2-3 items, but I most likely forgot quite a few things as well.
I also think you should plan for around 150m² (1,615 sqft). Anything less would be too tight for five people.
Yosan schrieb:
Regarding point 5, the Lichthaus 121 is very/too small, I have to agree with the others. There are several Town & Country houses in the range of 140-150 square meters (1,507-1,615 square feet). Maybe you should take a look at those instead. Hello Yosan,
Because of the floor plan discussion, I visited the website of our local Town & Country company today and noticed that they also showcase current construction sites. Am I correct in assuming that you are the ones in SQ?
Best regards,
Axel
AxelH. schrieb:
Hello Yosan,
because of the floor plan discussion, I looked up the website of our local Town & Country company today and saw that they also have their current construction sites displayed. Am I correct in assuming that this is you in SQ?
Best regards
AxelYes, I also need to check what pictures are there. The last time I looked, they only had the foundation slab shown.Yosan schrieb:
Yes, I need to check what pictures are included. The last time I looked, they only had the foundation slab. I also noticed that at the foundation slab stage (extension). But now there are nice topping-out ceremony and homeowner photos as well. Nice!
AxelH. schrieb:
I also noticed that at the foundation slab (extension). But now there are also nice topping-out ceremony and homeowner photos. Nice!oh right yes, the extension is quite striking. At the topping-out ceremony, N.s (when they saw the room in person) even considered possibly offering it as a package in the future because they like the idea.
Yosan schrieb:
Oh, right.
Yes, the extension is quite distinctive. At the topping-out ceremony, N.s (when they saw the room in person) considered possibly offering it directly as parquet flooring in the future, because they liked the idea. Extensions are always great – we actually have two of them in GW...
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