ᐅ Demolition and New Construction – How to Make Effective Use of a 761 m² Plot?
Created on: 12 Nov 2025 11:05
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carstenhh
Hello everyone,
We have purchased a 761 m² (8,194 sq ft) plot with an existing building in Hamburg. Originally, the plan was to fully renovate the old house, but the condition is unfortunately so poor that we have now decided to demolish it and build new.
Since this is a corner lot and there is no formal zoning plan (building permit / planning permission) in place, the project will be evaluated under Section 34 of the Federal Building Code (Baugesetzbuch). There are already similar developments nearby, so we are allowed to build two units. The site coverage ratio is officially 0.20, but since neighboring plots are clearly built more densely, we realistically assume 0.25. One full story and one half story are permitted. We want to build without a basement.
Our initial dream was a single-family home that makes good use of the plot. We have two children and currently live in cramped conditions, so owning our own house would be a big step. However, building new will be financially challenging, so we are currently considering selling part of the plot and instead planning a semi-detached house (duplex) — so that we retain more land and can remain as independent as possible from the neighbor.
We want to build as cost-effectively as possible, but it doesn’t have to be a prefab house — I am open to ideas, suggestions, or alternative solutions on how to implement the project sensibly. Approximately 140 m² (1,507 sq ft) of living space would be perfectly sufficient for us.
Does anyone have experience or tips regarding:
I look forward to your assessments, experiences, or creative ideas on how to solve this project cleverly.
Best regards,
Carsten from Hamburg
We have purchased a 761 m² (8,194 sq ft) plot with an existing building in Hamburg. Originally, the plan was to fully renovate the old house, but the condition is unfortunately so poor that we have now decided to demolish it and build new.
Since this is a corner lot and there is no formal zoning plan (building permit / planning permission) in place, the project will be evaluated under Section 34 of the Federal Building Code (Baugesetzbuch). There are already similar developments nearby, so we are allowed to build two units. The site coverage ratio is officially 0.20, but since neighboring plots are clearly built more densely, we realistically assume 0.25. One full story and one half story are permitted. We want to build without a basement.
Our initial dream was a single-family home that makes good use of the plot. We have two children and currently live in cramped conditions, so owning our own house would be a big step. However, building new will be financially challenging, so we are currently considering selling part of the plot and instead planning a semi-detached house (duplex) — so that we retain more land and can remain as independent as possible from the neighbor.
We want to build as cost-effectively as possible, but it doesn’t have to be a prefab house — I am open to ideas, suggestions, or alternative solutions on how to implement the project sensibly. Approximately 140 m² (1,507 sq ft) of living space would be perfectly sufficient for us.
Does anyone have experience or tips regarding:
- Building under Section 34 of the Federal Building Code (without a zoning plan)?
- Partial sale of a plot when building a semi-detached house?
- Affordable construction methods or turnkey homes (solid / prefab)?
- Designing a semi-detached house with as little contact as possible to the neighbor (e.g., staggered building volumes, separate driveways, soundproofing, etc.)?
I look forward to your assessments, experiences, or creative ideas on how to solve this project cleverly.
Best regards,
Carsten from Hamburg
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MachsSelbst13 Nov 2025 20:33That now largely depends on whether the floor area ratio is set at 0.2, 0.25, or higher. For example, on a 380m² (4,090 sq ft) plot, with a floor area ratio of 0.2, you are only allowed to build 76m² (818 sq ft) of floor area... even at 0.3, it’s just 114m² (1,227 sq ft).
Who would buy that at a price above the standard land value?
Having a secondary apartment is also nonsense. Do you really want to invite tenants into your own house? The main idea of owning a home is precisely that you have privacy and can do whatever and whenever you want.
Who would buy that at a price above the standard land value?
Having a secondary apartment is also nonsense. Do you really want to invite tenants into your own house? The main idea of owning a home is precisely that you have privacy and can do whatever and whenever you want.
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