ᐅ Floor plan, ideas for spatial separation within the kitchen

@ Musketier

Musketier schrieb:
@ Bauexperte
Do you really need almost 180m² (1940 sq ft), 3 gables, 3 bathrooms, additional construction costs, carport, landscaping, and more details to say that €240,000 won’t be enough? I’m a bit disappointed now.
We’re already close to paying that much.

Of course, I didn’t mean that; mea Maxima culpa

But – I’m sometimes lazy too, it might have been that KfW 55 standard was desired, plus some extra features or even brick cladding, and then I would have had to recalculate. This way it’s much easier for me

Regards, Bauexperte

Without going into too much detail, I also think there are too many rooms, which doesn’t really emphasize the spaciousness of the house.

Perhaps consider whether each parent really needs a separate home office. Unless the tax office offers some benefits, a small niche might be sufficient (for example, in the hallway on the upper floor). Nowadays, with laptops, people often work from the dining table and only need a small space for the printer.

If necessary, I would set up a workspace in the attic and allocate the freed-up space on the upper floor to the children. Also, the master bedroom could be designed a bit more generously... I find the parents’ area on the upper floor somewhat cramped.

There won’t be much space between the bed and the wardrobe, so the only access to the master bathroom will always be a bit challenging when two people are getting ready in the morning or evening (although crawling over the bed is still an option for now).

The 45-degree angles make the floor plan look somewhat like a maze... Even the first impression when coming up the stairs to the upper floor feels a bit confusing to me.

The general layout, designing the house in an L-shape to provide some protection from the street/driveway on the south side, I think is a good idea!

Hello,

GTSport1982 schrieb:

My questions here were more about revising the floor plan, but since there are increasing questions regarding the cost breakdown, I want to shed some light on that.

Personally, I find it quite surprising that your architect did not consider the later drainage system during the design planning phase.

GTSport1982 schrieb:

Here is our initial cost breakdown:

Construction costs:

• Residential building 760 cbm (27,000 cubic feet) x €265 = €201,400
• special components = €3,600
• carport = €8,000

Outdoor areas:

• garden and paths = €5,000
• connections = €6,000

Additional costs:

• architect and engineering services = €12,000
• authorities and administrative fees = €2,000
• financing costs = €1,000
• other additional costs = €1,500

These values are typical figures created by architects based on their tables; often they do not correspond to the actual later offers. If the "special component" is supposed to be the third gable, I would like to see the contractor who can provide that for this price. But maybe your architect is actually just referring to the raw materials (bricks).

Plot: €80,000
Single-family house on a slab foundation, designed as a KfW 70 energy-efficient house: €275,000 (turnkey)
Additional construction costs: €35,000–40,000
Painting work as an extra service: €10,000
Floor coverings as an extra service: €10,000
Outdoor areas as an extra service: €10,000
Carport: €8,000
Reserve for extras: €10,000

Estimated total investment: €443,000

GTSport1982 schrieb:

I still have no idea if there is a catch somewhere here, but if you already tell me that a 180 sqm (1,940 sq ft) house within a budget of €250,000 is not feasible, then we will have to reduce the floor area.

The challenge will be to fit your room requirements into a smaller floor plan; but with a creative architect, nothing is impossible.

GTSport1982 schrieb:

with the only special feature being wood-look tiles. That will likely mean a significant surcharge.

That’s why I include the item “reserve for extras.”

Regards, Bauexperte

Just throwing a question out there:

I read once, and several architects have mentioned, that for pure construction costs based on the enclosed volume of a typical brick-faced single-family house built to the 2009 energy-saving regulations and with standard finishes, you can expect around €300 per cubic meter (cbm) of enclosed space (including architectural fees). For our case, with 765 cbm, that would be about €230,000—am I mistaken?

In addition, I think there would be roughly €40,000 in supplementary construction costs (building permit/planning permission, utility connections, surveying, soil report, landscaping, insurance, carport) as well as the land costs of €69,000 plus property transfer tax, notary, and land registration fees, which together are about €80,000.

Altogether, that would bring us to around €350,000, excluding the extra costs for the wood-look tiles that the builder plans to install.

Are wallpapering and painting costs if done DIY usually included in the supplementary construction costs, or should we expect additional expenses there?

Lots of numbers, lots of questions. Slowly, I’m starting to think we need to significantly downsize the house :-(

Thanks & regards,

GTSport1982

Hi

We are also building 2½ storeys, but with 2 full floors. Nevertheless, our architect quoted us an average price of €370 per cubic meter (KfW 70 on slab), which would significantly increase the total cost!

Otherwise, our plans are quite similar to yours. Entrance on the east side, street on the south side. We will have terraces on both sides of the house since we have a 10m (33 feet) garden on the south side and a 15m (49 feet) garden on the north side. On the west side, however, we only have a setback of 2.50–3m (8–10 feet).

Regarding the floor plan:
Do you really need 3 multipurpose rooms? Office, guest room, and playroom? We combined all three functions in one room. Guests rarely stay overnight, we work from home infrequently, and for other PC tasks and paperwork we don’t need a separate room. So primarily, it functions as a playroom for our three children, who will each have rooms about 16–17 sqm (170–183 sq ft).
If you do need the space, that’s fine.
I would swap the parents’ bedroom and office upstairs. Then also rearrange the bathrooms and utility room accordingly. This way, everyone has their own area.
Or, to simplify plumbing, place all bathrooms and the utility room where the current master bath and bedroom are. Move parents into the current office, the office into the current utility room and shower room. This also creates a clear separation between the parents’ and children’s areas.

Good luck

GTSport1982 schrieb:

Are the costs for wallpapering and painting when done by yourself actually included in the additional building costs, or what other expenses should we expect?

Read Bauexperte’s post (#15)!