ᐅ Floor plan single-family house approximately 160 m², main entrance in the basement, north-facing slope, plot size 1700 m²

Hello fellow home builders,

We have been reading this forum for several weeks now. We are still in the research phase and have decided to build a solid masonry house. We have already reserved a plot of land. This plot has a significant slope, which we plan to level by landscaping the terrain. Any excess excavated soil will likely be easy to get rid of. So far, we have not involved an architect because the costs and the uncertainty of the outcome have deterred us. Therefore, we are doing a lot of research ourselves and are making intensive use of the information in this forum.

We believe we have found a suitable solution for our single-family house. The structural engineer/architect from our general contractor (GC) implemented our ideas and wishes but offered hardly any of their own suggestions or improvements. As laypeople, it is difficult for us to judge whether we have truly achieved the best possible result.

We would now like to draw on your experience and expertise and look forward to your honest opinions and possible improvement suggestions.

Zoning Plan / Restrictions

Plot size:	1700m² (18,300 sq ft)
Slope:	9m (30 ft) north-facing slope over 50m (165 ft) length
Other:	No zoning plan, §34 (local building regulations)

Clients’ Requirements

Style, roof type, building type:	Single-family house, gable roof
Basement, number of floors:	Basement, 1 ½ floors
Number of occupants, age:	2 adults around 30 years old + 2 children (0 and 2 years), planning for 3–4 children total
Space needed on ground floor and upper floor:	Approximately 70m² (750 sq ft) each
Office:	For family use and home office
Guest stays per year:	Relatives staying 30–50 nights
Open or closed architecture:	Open
Conservative or modern construction:	Modern
Open kitchen, kitchen island:	Open with kitchen island
Number of dining seats:	8
Fireplace:	Yes
Music/stereo wall:	No
Balcony, roof terrace:	No
Garage, carport:	Garage in basement (for stroller, bicycles, etc.), carport for car
Utility garden, greenhouse:	Utility garden, possibly a natural stone seating area with fire pit

Additional wishes/special features/daily routine, also reasons why some things should or should not be included

• For us, the kitchen/dining area is the central hub, even when guests are present. The living room should be relatively private.
• The children’s rooms do not need to be very large. The parents’ bedroom is the least important room for us.

House Design

Who designed the plan:	Planner from a construction company
What do you particularly like? Why?	Option for a terrace on the east, south, or as an L shape on both sides of the house Four bedrooms on the upper floor and generally the layout of the upper floor appeals to us The office on the ground floor can be used as a bedroom in case of mobility impairment (possibly a stairlift to the basement needed)
What do you dislike? Why?	Wasted space in the upper left area between kitchen and dining area Technical room too large? No pantry near the kitchen No sightline from the ground floor hallway niche to the main entrance to better integrate arriving guests into the living area
Cost estimate according to architect/designer:	540K (excluding photovoltaic system and fireplace)
Personal price limit for the house, including features:	550K with photovoltaic system and fireplace
Preferred heating technology:	Heat pump (geothermal)

If you have to cut back, on which details or extras

• Can be omitted: Fireplace, garage in the basement
• Cannot be omitted: Spacious kitchen/dining area, office on the ground floor

Why has the design ended up like this?

Standard design from the planner?

• Second iteration, with smaller floor area to reduce costs

Which wishes were implemented by the architect?

• Open staircase with landing stairs
• House entrance in the basement
• Southeast terrace
• Kitchen not visible from the living room
• Three children’s rooms + two offices/guest rooms

What do you think makes it particularly good or bad?

• We like the open and integrated staircase and the entrance in the basement because it keeps the ground floor hallway free for living space
• Very flexible room usage possible due to similar room sizes

Are the additional construction costs, including earthworks and underpinning, included in the budget?

Regardless of the budget, I would exclude the garage from the building envelope. At that location, there could be another living-quality room with plenty of natural light. An extra storage room is also not a luxury with four children. Possibly move the kitchen closer to the terrace, and there will be space for a small storage room.

In addition to Haydee’s suggestion, I would either move the living room to the current ground floor (GF) study (and relocate this study to the basement), but if the study is to remain on the GF, I would separate the living room a bit more from the kitchen-dining area in the current design, probably with a drywall partition and sliding door, to achieve the desired privacy. At the moment, I don’t see that privacy in the living area as it is planned.

I wouldn’t want to have that plot as a gift, and it doesn’t fit your budget. Even with very expensive modeling and slope stabilization, the site is difficult to develop and not very attractive. With a plan for 3-4 children, I would miss the direct access to and view of the garden. Living there would feel more like being in a multi-story apartment rather than a house. Before you continue dreaming about it, I would recommend consulting a civil engineer specialized in underground construction to get an idea of the costs for terrain shaping.

The first rule for building a house on a slope is to consult an architect. Those who avoid this will receive a standard house from the general contractor (GC) that does not integrate well with the plot.

As seen here, a small tower.
The problem is that a GC does not handle terrain modeling, so if the planning is incorrect, either the plot cannot be properly utilized and/or very high additional costs for drainage, landscaping, and exterior design will arise. However, the GC is not responsible for this and it will become an extra task for you.

This starts with the driveway to the garage and ends with drainage (water coming from above). It’s easy to spend a six-figure sum here. The rainwater retention basin is not there without reason.

Regarding the house and budget: excluding the exterior work, I see just under 240 sqm (2583 sq ft). The garage is included in the thermal envelope. This could result in house costs of around €680,000 plus additional construction-related expenses.

A planned 7-room house cannot be built with 140 or 160 sqm (1507 or 1722 sq ft).
160 sqm (1722 sq ft) on a flat plot costs about €480,000… here, an expanded basement is added.

I see it the same way as @Schorsch_baut: for you or any other average-income builder, this is the wrong plot.

Who owns the strip between the property and the road?

Is there already a surveyor’s plan?