Hello everyone,
I have already taken over the construction cost thread quite a bit with this potential project. I'll show you a few things and hope for your input because we are still unsure whether we want to buy the property or not.
About the property: The house comes with a 2500 m² (27,000 sq ft) plot made up of 3 parcels. It is located in an area with poor infrastructure (but that’s where my family lives, and I grew up there, so we want to move there) in Rheinland-Pfalz. Boris says building plots in the area go for around 50€ per m² (approx. $5 per sq ft). The land consists of 3 parcels and is partly in a residential zone and partly adjoining garden land. There are also many older fruit trees on the garden areas, which we like.
The house on the plot was built in 1928, with an extension from the 1960s. The total living area was given by our realtor as 207 m² (2,230 sq ft), although I don’t fully trust the calculation. The expert who showed us around said that the attic should not be counted because the ceiling height is below 2.30 m (7.5 ft). The house has a basement.
What we like about the property is the large living area, the possibility to renovate the floor plan to a relatively modern standard (ground floor), the huge plot with good distance from neighbors, and the existing old trees. What we don’t like is the current layout on the upper floor (little hallway, extension only accessible through room 7).
What we want to change (structurally possible according to the initial impression of our expert):
- Ground floor: Dining area will become the kitchen, the door between dining (which will be kitchen) and living room should be widened, possibly with a sliding door, the old kitchen will become a pantry.
- Bathroom on the upper floor, either room 5 or 7 would be suitable.
- Door breakthrough in the hallway upstairs next to the stairs leading to the extension.
- Old bathroom in the basement: This will be my husband’s home gym. The bathroom will be removed completely except for the shower so that one can shower downstairs after working out (or after coming in dirty from the garden).
We would probably use the attic for “less frequently used” rooms because of the low ceiling height. Maybe for storage and a nice guest room.
On the upper floor, there should be space for a bathroom, bedroom, two children’s rooms, and a utility room for washing and drying.
On the ground floor, living, dining, kitchen + pantry, office, and possibly a shower-gym area should fit.
Heating should go in the basement (energy consultant recommends pellet heating). I’m not sure how good that is; we currently have the THZ504 air-to-water heat pump with ventilation and really like it. I would like to have the same again but don’t know if it is suitable to heat a house that probably won’t get better than KfW 85 standard.
I have already taken over the construction cost thread quite a bit with this potential project. I'll show you a few things and hope for your input because we are still unsure whether we want to buy the property or not.
About the property: The house comes with a 2500 m² (27,000 sq ft) plot made up of 3 parcels. It is located in an area with poor infrastructure (but that’s where my family lives, and I grew up there, so we want to move there) in Rheinland-Pfalz. Boris says building plots in the area go for around 50€ per m² (approx. $5 per sq ft). The land consists of 3 parcels and is partly in a residential zone and partly adjoining garden land. There are also many older fruit trees on the garden areas, which we like.
The house on the plot was built in 1928, with an extension from the 1960s. The total living area was given by our realtor as 207 m² (2,230 sq ft), although I don’t fully trust the calculation. The expert who showed us around said that the attic should not be counted because the ceiling height is below 2.30 m (7.5 ft). The house has a basement.
What we like about the property is the large living area, the possibility to renovate the floor plan to a relatively modern standard (ground floor), the huge plot with good distance from neighbors, and the existing old trees. What we don’t like is the current layout on the upper floor (little hallway, extension only accessible through room 7).
What we want to change (structurally possible according to the initial impression of our expert):
- Ground floor: Dining area will become the kitchen, the door between dining (which will be kitchen) and living room should be widened, possibly with a sliding door, the old kitchen will become a pantry.
- Bathroom on the upper floor, either room 5 or 7 would be suitable.
- Door breakthrough in the hallway upstairs next to the stairs leading to the extension.
- Old bathroom in the basement: This will be my husband’s home gym. The bathroom will be removed completely except for the shower so that one can shower downstairs after working out (or after coming in dirty from the garden).
We would probably use the attic for “less frequently used” rooms because of the low ceiling height. Maybe for storage and a nice guest room.
On the upper floor, there should be space for a bathroom, bedroom, two children’s rooms, and a utility room for washing and drying.
On the ground floor, living, dining, kitchen + pantry, office, and possibly a shower-gym area should fit.
Heating should go in the basement (energy consultant recommends pellet heating). I’m not sure how good that is; we currently have the THZ504 air-to-water heat pump with ventilation and really like it. I would like to have the same again but don’t know if it is suitable to heat a house that probably won’t get better than KfW 85 standard.
P
Pinkiponk22 Jan 2022 11:15kati1337 schrieb:
Actually, yes. 😀 Unlike other forum members, I agree with you, as a non-expert and completely subjective (that applies to me, not to you). :-) This is exactly the kind of house I would buy based on my experience with our/one new build so far. I can’t comment on the location or anything like that, but these charming details—the front door, roof, bay window, staircase, etc.—are what make a house attractive/beautiful to me and which we can no longer implement in our new build. The alternative you described of a standard gable roof house seems less appealing to me, but that is not decisive.
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Pinkiponk22 Jan 2022 12:39Myrna_Loy schrieb:
And with such plots, you can also convert two-thirds into meadow and mow it twice a year. Or perhaps lease it, if there are nice people who would like to have a few fruit trees or garden beds there? I have also thought about occasionally letting some sheep graze there, but then there are the droppings. :-(
Is it really out of the question that it might eventually be developed as building land?
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Myrna_Loy22 Jan 2022 12:45What does the geoportal say? Is it designated as land for future development or as green space?
I like these old houses; originally, my dream was to redesign and restore something like this.
I think it would require someone with a lot of expertise who can assess 1) what is worth preserving and what can actually be preserved, 2) what effort (including financial) is reasonable – many things are possible but can become a money pit, and 3) who can also visualize it.
Judging by the photos, I wonder if it might be an option for you to completely remove the extension and replace it with a modern addition, deliberately creating a contrast between classic and modern.
Otherwise, I can’t really evaluate your floor plan because it’s not clear how you live or want to live. The maze of doors at the bottom right of the plan would be a no-go for me, as the rooms there seem to consist mostly of hallways.
I think it would require someone with a lot of expertise who can assess 1) what is worth preserving and what can actually be preserved, 2) what effort (including financial) is reasonable – many things are possible but can become a money pit, and 3) who can also visualize it.
Judging by the photos, I wonder if it might be an option for you to completely remove the extension and replace it with a modern addition, deliberately creating a contrast between classic and modern.
Otherwise, I can’t really evaluate your floor plan because it’s not clear how you live or want to live. The maze of doors at the bottom right of the plan would be a no-go for me, as the rooms there seem to consist mostly of hallways.
minimini schrieb:
Judging by the pictures, I wonder if it might be an option for you to completely demolish the extension and replace it with a modern addition, deliberately creating a contrast between classic and modern. My idea was quite the opposite, to replace the intrusive side extension with a harmonious enlargement.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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WilderSueden22 Jan 2022 16:37I should be listed in the ad now, but I believe it was all land designated for building. However, that could bring up issues with access, as the terrain looks quite steep. The question is whether in a relatively underdeveloped area you can expect to get significant value, considering that someone might end up living very close.
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