ᐅ Floor plan design for a single-family house on a hillside, with a separate apartment and a double garage
Created on: 15 Mar 2021 08:16
A
Andreas94
Good morning, dear forum members,
We received the first draft of our single-family house over the weekend and are initially very pleased 🙂
We would like to share the first sketches here to get feedback from experienced homebuilders.
A few notes:
Due to the slope of the plot, we will build with a basement. It will house a separate apartment / my wife’s naturopathic practice.
A home office on the ground floor or attic is essential as I regularly work from home (even before the pandemic).
We are currently planning a house for 3 children. Additional space could be created by expanding over the garage.
The heating system will be a ground-source heat pump. Our plot measures approximately 1200 m² (0.3 acres).
Regarding the cost calculation, I want to provide some information. We received the following estimates from the planner:
KfW 55 house
Residential building: 1,145.917 m³ (40,462 ft³) x €350/m³ = €401,070.95
Garage: 511.66 m³ (18,060 ft³) x €175/m³ = €89,541.55
Additional construction costs: €30,000
The calculated costs for the residential building do not include expenses for interior fittings. Owner’s contributions are also not included.
I look forward to your feedback on the floor plans.
Critical comments are explicitly welcome 🙂
We received the first draft of our single-family house over the weekend and are initially very pleased 🙂
We would like to share the first sketches here to get feedback from experienced homebuilders.
A few notes:
Due to the slope of the plot, we will build with a basement. It will house a separate apartment / my wife’s naturopathic practice.
A home office on the ground floor or attic is essential as I regularly work from home (even before the pandemic).
We are currently planning a house for 3 children. Additional space could be created by expanding over the garage.
The heating system will be a ground-source heat pump. Our plot measures approximately 1200 m² (0.3 acres).
Regarding the cost calculation, I want to provide some information. We received the following estimates from the planner:
KfW 55 house
Residential building: 1,145.917 m³ (40,462 ft³) x €350/m³ = €401,070.95
Garage: 511.66 m³ (18,060 ft³) x €175/m³ = €89,541.55
Additional construction costs: €30,000
The calculated costs for the residential building do not include expenses for interior fittings. Owner’s contributions are also not included.
I look forward to your feedback on the floor plans.
Critical comments are explicitly welcome 🙂
Remove the granny flat. Make the open-plan living area downstairs.
Move the home office or practice into the garage or under the garage. Redesign.
At least remove the stairs, or use exterior stairs to make it appear smaller.
Remove the pantry on the ground floor, since there is a cellar for that purpose.
Keep the small office upstairs.
Make sure to draw all rooms to scale with existing or planned furniture, including the practice room. This way, you can quickly see if bookshelves or a workbench will fit. Size isn’t everything. For tables, make sure to allow at least 80 cm (31 inches) of clearance from the table edge.
Move the home office or practice into the garage or under the garage. Redesign.
At least remove the stairs, or use exterior stairs to make it appear smaller.
Remove the pantry on the ground floor, since there is a cellar for that purpose.
Keep the small office upstairs.
Make sure to draw all rooms to scale with existing or planned furniture, including the practice room. This way, you can quickly see if bookshelves or a workbench will fit. Size isn’t everything. For tables, make sure to allow at least 80 cm (31 inches) of clearance from the table edge.
That looks quite nice, authentic like a 1950s suburban house with an extension, raised during modernization by an additional knee wall, and so on. Pleasant, but a pity: you will have to start planning completely anew, preferably with an independent architect. Teacher’s children and pastor’s livestock rarely or never succeed: in my opinion, the "design technique" of retroactively cutting 10 square meters (100 square feet) of budget overrun per floor from an already "finished" design is almost hopeless.
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https://www.linkedin.com/company/bauen-jetzt/
Phew, I have deleted this text numerous times already because I feel it’s not leading anywhere.
I don’t want to argue about your numbers, personal labor, equity, or whatever. You’re not the only one who believes that you can save one-third of house construction costs by using an excavator and muscle power with help from friends and family.
Browsing through the internet, I come across figures such as 350€/m3 (without annual sources, but one report refers to a 2017 source; I have also seen 800€ for higher-end standards…), figures from the Federal Statistical Office, which you can hardly trust as their survey relies on data from homeowners who want to minimize land purchase costs as much as possible—so these numbers are suitably adjusted downward—but also figures from the supposed future 2021, where 2000€/m2 is assumed.
Since I want to name a reliable source, I dug up my building permit application (unfortunately only from 2013) and photographed the relevant section.
It is for a standard house (in a low-cost region of northern Lower Saxony), 135m2 (1450 sq ft), gas heating, Energy Saving Ordinance 70, plaster facade, average fittings. The construction specification is slightly better than Heinz von Heiden’s. Construction costs* add up to around 200,000€ without extra charges for floor coverings and luxury extras. *excluding land, garage, external facilities, slope, and without additional construction costs!!!
Source: Federal Statistical Office, left building year, middle cost/m3, right cost/m2
Facts:
2013 [B][U]429€/m3 1500€/m2 466m3 x 429€ = approx. 199,000€ or 135m2 x 1500€ = approx. 202,000€[/U][/B]
According to the Federal Statistical Office, I am right in line per m2 but not per m3. I would need to add (a bit more than) half there.
What would my house cost today? A simple rough estimate, adjusted somewhat downward as a conservative calculation:
2020 (350 + 1/2) 525€/m3 1900€/m2........466m3 x 525€ = approx. 245,000€ or 135m2 x 1900€ = approx. 255,000€
2021 (360 + 1/2) 540€/m3 2000€/m2........466m3 x 540€ = approx. 250,000€ or 135m2 x 2000€ = approx. 270,000€
These are the reference values for my house.
Where do you and your house stand?
260m2 living area
2021 540€/m3 2000€/m2......1145m3 x 540€ = approx. 618,000€ or 260m2 x 2000€ = approx. 520,000€
Excluding garage, Energy Saving Ordinance 70, plaster facade, no slope stabilization, no additional construction costs.
Although I would raise the price per square meter a bit, to about 550,000€, since a separate apartment involves double technical installations and plumbing, which are major cost drivers.
And whoever plans to sell you the myth of a large house with a separate apartment for 400,000€ (labor savings etc. aside for now) should be put in jail.
Your alarm bells should ring if you compare a garage costing 90,000€ to a three-story finished residential building for 400,000€.
The 350€/m3 figures date from 2010 or apply to a shell construction!
Based on this simple calculation, all I can say is:
Anything else would be reckless.
P.S. Personally, I am glad I finally found a reason to do this calculation for my little house.
I don’t want to argue about your numbers, personal labor, equity, or whatever. You’re not the only one who believes that you can save one-third of house construction costs by using an excavator and muscle power with help from friends and family.
Browsing through the internet, I come across figures such as 350€/m3 (without annual sources, but one report refers to a 2017 source; I have also seen 800€ for higher-end standards…), figures from the Federal Statistical Office, which you can hardly trust as their survey relies on data from homeowners who want to minimize land purchase costs as much as possible—so these numbers are suitably adjusted downward—but also figures from the supposed future 2021, where 2000€/m2 is assumed.
Since I want to name a reliable source, I dug up my building permit application (unfortunately only from 2013) and photographed the relevant section.
It is for a standard house (in a low-cost region of northern Lower Saxony), 135m2 (1450 sq ft), gas heating, Energy Saving Ordinance 70, plaster facade, average fittings. The construction specification is slightly better than Heinz von Heiden’s. Construction costs* add up to around 200,000€ without extra charges for floor coverings and luxury extras. *excluding land, garage, external facilities, slope, and without additional construction costs!!!
Facts:
2013 [B][U]429€/m3 1500€/m2 466m3 x 429€ = approx. 199,000€ or 135m2 x 1500€ = approx. 202,000€[/U][/B]
According to the Federal Statistical Office, I am right in line per m2 but not per m3. I would need to add (a bit more than) half there.
What would my house cost today? A simple rough estimate, adjusted somewhat downward as a conservative calculation:
2020 (350 + 1/2) 525€/m3 1900€/m2........466m3 x 525€ = approx. 245,000€ or 135m2 x 1900€ = approx. 255,000€
2021 (360 + 1/2) 540€/m3 2000€/m2........466m3 x 540€ = approx. 250,000€ or 135m2 x 2000€ = approx. 270,000€
These are the reference values for my house.
Where do you and your house stand?
Andreas94 schrieb:
KFW 55 house
Living space: 1,145.917 m3 x 350 €/m3 = 401,070.95 €
Garage: 511.66 m3 x 175 €/m3 = 89,541.55 €
Additional construction costs: 30,000 €
260m2 living area
2021 540€/m3 2000€/m2......1145m3 x 540€ = approx. 618,000€ or 260m2 x 2000€ = approx. 520,000€
Excluding garage, Energy Saving Ordinance 70, plaster facade, no slope stabilization, no additional construction costs.
Although I would raise the price per square meter a bit, to about 550,000€, since a separate apartment involves double technical installations and plumbing, which are major cost drivers.
And whoever plans to sell you the myth of a large house with a separate apartment for 400,000€ (labor savings etc. aside for now) should be put in jail.
Your alarm bells should ring if you compare a garage costing 90,000€ to a three-story finished residential building for 400,000€.
The 350€/m3 figures date from 2010 or apply to a shell construction!
Based on this simple calculation, all I can say is:
haydee schrieb:
Remove the separate apartment. Move the open-plan living area downstairs. Put the practice into the garage or below it. Redesign.
Anything else would be reckless.
P.S. Personally, I am glad I finally found a reason to do this calculation for my little house.
Schimi179115 Mar 2021 18:55Perhaps a certain amount of age – in other words, life experience – is necessary for projects like this. Wasn’t there recently a couple in their early to mid-20s with overly optimistic price expectations and the belief that 180 m² (1,940 sq ft) is the absolute minimum living space needed to survive?
@Andreas94
Just to be sure, is it allowed to run a business in your two-family house within that development area?
Also, in my opinion, the KfW subsidy does not apply to businesses?
Where are the parking spaces for the second residential unit? And/or for the business?
I just hope you don’t get a loan from the bank. Otherwise, there’ll soon be another unfinished shell building on the market.
In my neighborhood, someone also runs a massage practice on the ground floor while living upstairs. That can work financially for you too. But on a slope, this only works if you skip the roof and garage or at least convert the garage into a carport.
Andreas94 schrieb:You can already see the difference.
Price estimate from the architect/planner for the house only: €410,000
Personal price limit for the house, including features: €320,000 / Less KfW subsidy for 2 residential units, €25,600 each
Just to be sure, is it allowed to run a business in your two-family house within that development area?
Also, in my opinion, the KfW subsidy does not apply to businesses?
Where are the parking spaces for the second residential unit? And/or for the business?
I just hope you don’t get a loan from the bank. Otherwise, there’ll soon be another unfinished shell building on the market.
In my neighborhood, someone also runs a massage practice on the ground floor while living upstairs. That can work financially for you too. But on a slope, this only works if you skip the roof and garage or at least convert the garage into a carport.
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