ᐅ Help with the house floor plan, any suggestions for improvement?

Good evening,

EOS-550d schrieb:
The dimensions, as can be seen in the floor plans, are 7.77 x 11.39 meters (25.5 x 37.4 feet). It will be a KFW 55 house with an air-to-water heat pump, underfloor heating, and 9 kWp photovoltaic system. Roof overhangs and brick cladding are included. Along with the applications, permits, toilet, electrical work... really everything except painting and floor coverings in the living areas. €260,000 and then you can see what you can do yourself

Sorry, it’s a bit late. Thank you for repeating the house dimensions.

I just tried to recalculate the sales price based on your information and came up with a different figure—a higher construction cost for the house alone—even for a double-layer masonry or a prefab house, and I haven’t even included additional expenses yet.

Therefore, I can’t imagine that your dream of homeownership can be realized at this price.

Regards, Bauexperte

Hmm, what results do you get? This is a reputable company; they also handle many large projects for us. I don't think they would cheat me. And it is a fixed price. I also have the building specifications. The land is, of course, additional—175€ per square meter (5.7€/square foot). The plot is 618 square meters (6650 square feet).
I’m not sure if I am allowed to mention company names here in the forum.

Hello,

EOS-550d schrieb:

Hmm, what results are you getting? This is a reputable provider; they also handle many large projects for us. I don’t believe they would cheat me. And it’s a fixed price. I also have the construction description. The plot of land, of course, is additional. That’s another 175€ per square meter (18 square feet). 618 square meters (6,653 square feet) plot.

I initially always assume a conventionally built detached house—that is, a solid construction. Depending on which wall construction you prefer—filled bricks with 36.5 cm (14.4 inches) stone or 42.5 cm (16.7 inches) aerated concrete—you can achieve, at KfW 55 standard, somewhere between 135 and 145 square meters (1,452 and 1,560 square feet) of living space. Taking the average, about 140 square meters (1,507 square feet) of living space, I’m already at your final price with a plastered building including a basement; the required bricks for KfW 55 as well as the technology cost more than for KfW 70 and this is reflected in the sales price. A two-shell masonry costs even more because primarily a higher number of labor hours has to be considered. The inner shell is constructed first, then the insulation, and finally the facing brick veneer.

The reputable prefab house provider has it “easier” to realize KfW 55 in the wall construction, but their main focus lies in the actual production of the prefabricated house. Overall, it is more expensive than a conventional solid house builder.

What both have in common is that the necessary boreholes for the geothermal heat pump are difficult to estimate in advance. Two boreholes with a total depth of 100 meters (328 feet) may suffice, but additional boreholes might be required. The exact cost can only be determined once the corresponding expert report is available. The construction description you have will surely take this into account.

You are probably also aware that I calculate typical incidental construction costs at €35,000–40,000 (USD 38,000–44,000). Altogether, this makes me doubt that the fixed price will actually be sufficient.

I would really be interested in this; a part of North Rhine-Westphalia (NRW) is now part of my sales area and I always like to stay well informed. Especially since I review building documents and rely on verifiable experience from third parties. Please send me a private message with the name of your currently favored provider. Thank you!

When looking at the exterior views, you can piece together the information.

What surprises me a bit is that the houses have not been sold since April 2011. Is the land price disproportionately high, or is there a tie to the involved bank? If you suddenly have to pay 1% more interest because you are tied to the bank, a seemingly affordable house price can quickly turn into a very expensive total cost.

I don’t understand why the houses haven’t been sold yet. You are tied to the developer in this case. You can choose the bank yourself. You can make changes to the size of the house, but not to the exterior since the houses are already fully planned. A ground source heat pump costs an additional 5000€ (about $5,500). However, an air-to-water heat pump is included in the price. The developer assured me that it is truly a fixed price and there will be no additional costs. You’re making me a bit uncertain. Do you think that sounds strange?

The building specification says 17.5 cm (7 inches) solid masonry made of porous brick Poroton or equivalent, 16 cm (6 inches) external thermal insulation composite system with a thermal conductivity of 0.035 W/(m·K), and triple glazing.

What will definitely still be added are the additional acquisition costs, such as notary fees and property transfer tax.
I’m not familiar with how it works with the builder regarding the selection of tiles, sanitary fittings, electrical installations, doors, windows, etc.
If those are still to come, I would plan for at least another 10,000 euros.