ᐅ Vacation Home Floor Plan Tuscany – 175 sqm on a Moderate Hillside Location
Created on: 22 Oct 2024 23:37
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Janne01
Hello everyone,
I have been reading the forum for a while now and am impressed by the amount of information and tips shared here. If possible, I would also like to hear your opinions and assessments regarding our project.
We are still in the planning phase and have had initial discussions with our architects. Therefore, the information base is limited. Nevertheless, I would already like to receive feedback from you about what we should definitely pay attention to, what you think is realistic, and so on.
About the project: We have purchased a plot of land in Tuscany (10,500 sqm (2.6 acres)) located on a hillside (I would say a moderate slope / with an elevation change of 2m (6.5 ft) across the area where the house will be built), overlooking a small town in the valley and the hills of Tuscany. The plot faces northeast. The house (and later a small separate studio as well as a pool) will be a gathering place for the entire family.
The architects have already created initial floor plan drafts and have also consulted with the relevant authorities regarding size and construction method to ensure that the volume can be built as planned. An official building permit / planning permission has not yet been granted, as it is still early in the process.
I have attached a topographic map showing the house positioning as the architects suggested it would be most sensible, especially considering the view (towards the northeast). There is another house nearby that is already connected to electricity and water. The water is sourced from a spring. The pipes run along the lower edge of our plot, meaning the water must be brought up to the house (height difference about 7m (23 ft)).
We are commissioning the architects for the entire process, including tendering, bid comparison, work acceptance, site supervision, construction management, submitting applications, dealing with authorities … really everything, since we will not be on site. The architects are established in the region and have completed many projects there (for private clients, hotels, municipalities). They want EUR 80,000 plus VAT for the complete service, approximately EUR 100,000 gross in total. This also includes structural engineering, soil reports (already available), surveying, etc. They are designing the main house, studio, and outdoor areas. However, due to budget restrictions, only the main house will be built initially.
Budget: For the house, including earthworks, slab foundation, ancillary costs, taxes, and immediate outdoor areas around the house, we have communicated a budget of EUR 540,000 to the architects. The house has a floor area of about 175 sqm (1,883 sq ft) over two floors. We want to build the house using separate contracts. The architect believes this approach can make the project about 20–30% cheaper compared to a turnkey contract. He would, however, like to obtain a comparable turnkey offer for comparison. He mentioned Rubner as a potential home builder.
How do you assess the costs for the architects? How do you see the project budget-wise, and are there aspects we should pay close attention to? What do you think of the floor plan? I wonder if there is enough storage space. Maybe this is still too early a detail, but would you install air conditioning, and on the northeast side, would a pergola be sufficient for shading the kitchen/living area, or would you recommend blinds or shutters instead?
Thank you very much for your help in advance
I have been reading the forum for a while now and am impressed by the amount of information and tips shared here. If possible, I would also like to hear your opinions and assessments regarding our project.
We are still in the planning phase and have had initial discussions with our architects. Therefore, the information base is limited. Nevertheless, I would already like to receive feedback from you about what we should definitely pay attention to, what you think is realistic, and so on.
About the project: We have purchased a plot of land in Tuscany (10,500 sqm (2.6 acres)) located on a hillside (I would say a moderate slope / with an elevation change of 2m (6.5 ft) across the area where the house will be built), overlooking a small town in the valley and the hills of Tuscany. The plot faces northeast. The house (and later a small separate studio as well as a pool) will be a gathering place for the entire family.
The architects have already created initial floor plan drafts and have also consulted with the relevant authorities regarding size and construction method to ensure that the volume can be built as planned. An official building permit / planning permission has not yet been granted, as it is still early in the process.
I have attached a topographic map showing the house positioning as the architects suggested it would be most sensible, especially considering the view (towards the northeast). There is another house nearby that is already connected to electricity and water. The water is sourced from a spring. The pipes run along the lower edge of our plot, meaning the water must be brought up to the house (height difference about 7m (23 ft)).
We are commissioning the architects for the entire process, including tendering, bid comparison, work acceptance, site supervision, construction management, submitting applications, dealing with authorities … really everything, since we will not be on site. The architects are established in the region and have completed many projects there (for private clients, hotels, municipalities). They want EUR 80,000 plus VAT for the complete service, approximately EUR 100,000 gross in total. This also includes structural engineering, soil reports (already available), surveying, etc. They are designing the main house, studio, and outdoor areas. However, due to budget restrictions, only the main house will be built initially.
Budget: For the house, including earthworks, slab foundation, ancillary costs, taxes, and immediate outdoor areas around the house, we have communicated a budget of EUR 540,000 to the architects. The house has a floor area of about 175 sqm (1,883 sq ft) over two floors. We want to build the house using separate contracts. The architect believes this approach can make the project about 20–30% cheaper compared to a turnkey contract. He would, however, like to obtain a comparable turnkey offer for comparison. He mentioned Rubner as a potential home builder.
How do you assess the costs for the architects? How do you see the project budget-wise, and are there aspects we should pay close attention to? What do you think of the floor plan? I wonder if there is enough storage space. Maybe this is still too early a detail, but would you install air conditioning, and on the northeast side, would a pergola be sufficient for shading the kitchen/living area, or would you recommend blinds or shutters instead?
Thank you very much for your help in advance
nordanney schrieb:
I'm not a floor plan expert, but having a toilet next to the kitchen is definitely not acceptable. Also, the kitchen/dining area feels very narrow and elongated. Furthermore, you enter the house directly without a proper entrance area. The staircase to the upper floor is also, in my opinion, quite terrible.
For me, this floor plan would be a deal-breaker, at least for a property intended for personal use.
You’re asking about prices in the wrong place here. We are in Germany and only know prices from Germany – also due to local requirements. In Germany, you wouldn’t be able to build this house within that budget.
You should look for information in Italian forums. Thank you for the feedback on the floor plan. The staircase does seem to be an aspect that caught your attention quickly.
Thanks also for the note regarding prices. I will continue researching. To some extent, I have to trust the architect that this project is feasible. The budget has been communicated early on and repeatedly. I’m looking forward to the first offers.
hanghaus2023 schrieb:
There is a 2.5m (8 ft) height difference around the house area. Your budget won’t cover that. The site development alone will cost around 100,000. Please rotate your plot so that north is up.
Here is the plan oriented with north at the top:
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hanghaus202323 Oct 2024 11:41Do you have a photo of the view? Please share it and mention the direction the photo was taken.
hanghaus2023 schrieb:
Do you have a photo of the view? Please share it and let us know which direction the photo was taken.This is toward (approximately) northeast.
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hanghaus202323 Oct 2024 12:45I have slightly repositioned the house. There is only a 10% slope. The site development has been reduced by 50%. The house is approximately 3 meters (10 feet) higher.
In red, an alternative access route without a 15% incline. Although in Tuscany, a 15% incline should generally not be a problem. Or does it snow there as well?
In red, an alternative access route without a 15% incline. Although in Tuscany, a 15% incline should generally not be a problem. Or does it snow there as well?
Janne01 schrieb:
Although the northeast orientation probably offers some protection against extremes Yes and no. Naturally, a north-facing orientation provides protection. But anyone who has spent summer holidays in the south (Italy, Spain, Greece, or elsewhere) appreciates outdoor areas that don’t get direct sunlight at all. And in the north, the sun does shine too, for example, at midday.
Janne01 schrieb:
The plan is to balance out the area around the house. Hmm. It might be better to create a holiday apartment on the side of the basement rather than an additional studio accessed by a spiral staircase on the south side. Sure, the view is wonderful for someone there. But you really need to consider the overall situation.
Janne01 schrieb:
On the other hand, without children there is limited foot traffic. But you’re also limiting yourselves. Houses from the 1960s, 1970s, or 1980s often have similar gallery and open space designs. However, these are usually not fully furnished but arranged as a separate area so that the stairs remain free-standing.
There was also criticism about the toilet next to the kitchen. At first glance, it wouldn’t bother me because of the sliding door and hallway buffer, but I find it a bit odd and unpleasant that the bathroom and pantry share the hallway.
*What I find missing in the plan is something that reflects the typical local conditions. I don’t mean just the exterior appearance but factors like weather, terrain, and holiday home use.*
It may be that I am overcomplicating things in my mind. Still, certain features have their reasons—like an air conditioning system being almost essential, which is also used for heating. Avoid overly large windows, and if used, plan architectural shading elements such as walls or projections immediately.
Use the terrain slope for cool storage rooms and/or the holiday apartment.
On a one-hectare (2.5-acre) plot, ensure storage space for a tractor and larger gardening equipment.
With a pool and north orientation, you are already on a good path.
I also like the separation of the guest room, even if you have to walk through the chill-out area to reach it. Don’t forget that as hosts, you might be responsible for cleaning the guest room, so I would plan a laundry room upstairs.
But whether anyone will want to use a rooftop terrace accessed by a staircase on the south side at 40°C to 50°C (104°F to 122°F) is doubtful. Instead, I would invest that money in building a greenhouse for citrus trees.
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