ᐅ Floor plan of a single-family detached house, urban villa style, approximately 2,600 sq ft, without a basement
Created on: 23 Apr 2022 11:06
D
dkw8074
Hello,
we now have a plan that is already quite advanced for us. We have been considering for a long time whether to include a basement or not, as well as whether to use the attic space (see also https://www.hausbau-forum.de/threads/ausbau-dachgeschoss-bei-walmdach-als-kellerersatz.43148/).
Building Plan / Restrictions
Plot size: 1170 m² (0.29 acres)
Slope: no
Floor area ratio: 0.4
Floor space index: 2
Number of parking spaces: 2 garage + 1 outdoor
Number of floors: 2
Roof type: hipped roof
Style: urban villa
Orientation: southwest
Owner Requirements
Style, roof type, building type: hipped roof urban villa
Basement, floors: trying to do without a basement
Number of occupants, age: 2 adults, 1 child currently
Space needs on ground floor and upper floor: rooms should be a comfortable size without being excessive
Office: family use or home office? both
Guest stays per year: 10-15 times for 2-3 days
Open or closed architecture: open towards the garden
Conservative or modern design: I would say a mix; in any case, the staircase should not be in the living room
Open kitchen, kitchen island: kitchen with pantry, a fully freestanding island is not necessary
Number of dining seats: 6
Fireplace: yes
Balcony, roof terrace: no balcony, terrace with roof cover
Garage, carport: yes, 2 parking spaces plus motorcycle; 1 additional outdoor parking
Other wishes/special features/daily routine, including reasons why something should or should not be included
House Design
Who created the plan: a planner from a construction company
What do you particularly like? Why? We generally like the ground and upper floor because everything we wished for has been implemented
What do you dislike? Why? Placement of building services - perhaps try placing them under the stairs?
Price estimate according to architect/planner: 700k
Personal price limit for the house, including equipment: 800k
Preferred heating system: geothermal
If you have to give up something, which details/extensions
-can you do without: possibly a few square meters; a big question is whether the office/fitness room above the garage makes sense or if a basement would be better
-can’t give up: own master bathroom, laundry room upstairs
Why is the design the way it is now?
We had quite clear ideas based on reviewing standard floor plans. There were some changes and tests (basement yes/no, attic use yes/no).
What makes it, in your opinion, particularly good or bad? Very good implementation of our ideas and budget
What is the most important/basic question about the floor plan summarized in 130 characters?
The approx. 30 m² (320 sq ft) room on the upper floor (office/fitness) and the larger storage room behind the garage are intended as a basement substitute. How do you like this solution with the partial overbuilding of the garage on the upper floor?
Thank you very much for your feedback!
we now have a plan that is already quite advanced for us. We have been considering for a long time whether to include a basement or not, as well as whether to use the attic space (see also https://www.hausbau-forum.de/threads/ausbau-dachgeschoss-bei-walmdach-als-kellerersatz.43148/).
Building Plan / Restrictions
Plot size: 1170 m² (0.29 acres)
Slope: no
Floor area ratio: 0.4
Floor space index: 2
Number of parking spaces: 2 garage + 1 outdoor
Number of floors: 2
Roof type: hipped roof
Style: urban villa
Orientation: southwest
Owner Requirements
Style, roof type, building type: hipped roof urban villa
Basement, floors: trying to do without a basement
Number of occupants, age: 2 adults, 1 child currently
Space needs on ground floor and upper floor: rooms should be a comfortable size without being excessive
Office: family use or home office? both
Guest stays per year: 10-15 times for 2-3 days
Open or closed architecture: open towards the garden
Conservative or modern design: I would say a mix; in any case, the staircase should not be in the living room
Open kitchen, kitchen island: kitchen with pantry, a fully freestanding island is not necessary
Number of dining seats: 6
Fireplace: yes
Balcony, roof terrace: no balcony, terrace with roof cover
Garage, carport: yes, 2 parking spaces plus motorcycle; 1 additional outdoor parking
Other wishes/special features/daily routine, including reasons why something should or should not be included
House Design
Who created the plan: a planner from a construction company
What do you particularly like? Why? We generally like the ground and upper floor because everything we wished for has been implemented
What do you dislike? Why? Placement of building services - perhaps try placing them under the stairs?
Price estimate according to architect/planner: 700k
Personal price limit for the house, including equipment: 800k
Preferred heating system: geothermal
If you have to give up something, which details/extensions
-can you do without: possibly a few square meters; a big question is whether the office/fitness room above the garage makes sense or if a basement would be better
-can’t give up: own master bathroom, laundry room upstairs
Why is the design the way it is now?
We had quite clear ideas based on reviewing standard floor plans. There were some changes and tests (basement yes/no, attic use yes/no).
What makes it, in your opinion, particularly good or bad? Very good implementation of our ideas and budget
What is the most important/basic question about the floor plan summarized in 130 characters?
The approx. 30 m² (320 sq ft) room on the upper floor (office/fitness) and the larger storage room behind the garage are intended as a basement substitute. How do you like this solution with the partial overbuilding of the garage on the upper floor?
Thank you very much for your feedback!
X
xMisterDx26 Dec 2022 21:17dkw8074 schrieb:
That will be about 2-3k more in costs, so manageable3k here, 3k there... you’ll be surprised how it adds up. These little things are what really make the final cost skyrocket...
xMisterDx schrieb:
Tell me... has your maximum budget changed at all?
If my tired eyes don’t deceive me, you started your planning back in April this year with fairly reasonable interest rates of 2% and an absolute limit of 800,000 EUR.
Now, 8 months later, interest rates have bottomed out at around 3.5% (15-year fixed rate), prices have literally exploded over the year (tiles alone cost about 50% more than at the beginning of 2022)...
And in your floor plan, I see tiles everywhere... surely not at 35 EUR/m² (16 USD/ft²)?
Parquet flooring... surely not under 50 EUR/m² (23 USD/ft²)...
Material costs!
Can you manage with 3,000 EUR/m² (280 USD/ft²)? That would already be a hefty 600,000 EUR for 200 m² (2,153 ft²), plus garage, plus storage room, plus incidental construction costs, plus kitchen, plus landscaping for an impressive 1,100 m² (11,840 ft²)...
As a Town & Country builder, I am generally optimistic, but even this seems quite tight to me... The financing is secured; that’s not the issue. And from May until now, there haven’t been such price increases, and the story about supply shortages is over.
In Austria, the construction cost index has fallen by several percentage points from May to November, and as mentioned, you can tell that companies are eager to work again. Of course, the price level remains consistently high.
X
xMisterDx26 Dec 2022 21:33It’s also about the price increases in everyday life, which could potentially reduce your budget.
I admittedly live a bit farther from Austria, but I can’t imagine that food, fuel, and energy haven’t become more expensive there. At least in Germany, we are expecting another 7% inflation in 2023, and then an additional 3-5% in 2024.
What I mean is, if I was confident in May 2022 that I could afford installment x, I should consider whether I will still be able to comfortably pay installment x in 2025 if prices keep rising.
And as I’ve seen in the thread’s history, your price limit was already questioned in May for what I presented to you. It’s worth reconsidering that. I’m fairly sure this will be a really tight squeeze…
I admittedly live a bit farther from Austria, but I can’t imagine that food, fuel, and energy haven’t become more expensive there. At least in Germany, we are expecting another 7% inflation in 2023, and then an additional 3-5% in 2024.
What I mean is, if I was confident in May 2022 that I could afford installment x, I should consider whether I will still be able to comfortably pay installment x in 2025 if prices keep rising.
And as I’ve seen in the thread’s history, your price limit was already questioned in May for what I presented to you. It’s worth reconsidering that. I’m fairly sure this will be a really tight squeeze…
xMisterDx schrieb:
It’s also about the price increases in everyday life that might reduce your budget.
Admittedly, I live somewhat farther away from Austria, but I can’t imagine that food, fuel, and energy haven’t become more expensive where you are. At least here in Germany, we expect another 7% inflation in 2023 and an additional 3-5% in 2024.
What I mean is, if I trusted myself with installment x in May 2022, I should reconsider whether I can still comfortably afford installment x in 2025 given ongoing price increases.
And as I see in the thread history, your price limit was already questioned in May regarding what I proposed to you. That’s worth thinking about again. I’m fairly certain that this will be a very tight situation... Thank you for your thoughts, and don’t worry, we have considered that as well. Nevertheless, this is about the specific questions, so please don’t bring up the budget.
dkw8074 schrieb:
Okay, thanks. If I understand correctly, it’s about the builder also having expertise with the chosen wall construction method—which goes without saying. If that were obvious, there would be no need for the mantra. Unfortunately, the reality is this: the client reads about the one true miracle stone >> the client insists on using it >> the contractor knows it’s pointless to argue with an "informed consumer" >> the house is built using the miracle stone >> the contractor doesn’t regret it, especially since any problems only appear after the warranty period expires.
dkw8074 schrieb:
I still need to have an idea of what I want and what I don’t. Yes, but only in principle, not down to the last detail. For example, whether you are “flexible” or “dogmatic” (between wood and stone, monolithic or external thermal insulation composite system / ETICS, or similar). Interestingly, fewer problems occur where laypersons don’t presume to know better. ;-)
kbt09 schrieb:
You already mentioned the problem with the upper floor and the chimney shaft. A chimney in the children’s room wouldn’t even cost me a quarter of a tear. You just get used to it.
dkw8074 schrieb:
Still, it’s about the specific questions. Unfortunately. You apparently also respond to the criticism that the floor plan has been “rotated” again and again like a Rubik’s Cube—always with the same rule that the exterior visualizations from the first to the seventy-somethingth version look exactly alike. Counting the previous thread, we are now at roughly 140 posts, and I easily see this reaching 200 to 220 without any breakthrough or realization. Architects can wake up enamored clients—unfortunately, draftsmen cannot.
So you’ll keep going around in circles objectively forever but subjectively feel like you’re steadily improving :-(
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