We have the opportunity to purchase a 473 sqm (about 5,090 sq ft) plot in a new development area. Currently, we own a 120 sqm (about 1,290 sq ft) house from 2014 with two children’s rooms and a basement, and we have recently had another child.
Unfortunately, there are no larger plots available here at the moment. I am currently wondering whether a house like the one we envision can be reasonably planned on this site.
Site coverage ratio 0.38, floor area ratio 0.8, max building height 10.5 m (34 ft), max eaves height 5.5 m (18 ft). Three parking spaces need to be provided. Gable and hip roofs with slopes between 22 and 48 degrees. The plot is level with a south-facing street side.
The plan is for approximately 160 sqm (about 1,720 sq ft) of living space, including three children’s rooms, a home office, a main bathroom with a bathtub, plus a toilet with a shower on the ground floor. A garage is currently included in the plans, provided everything reasonably fits on the plot and we still have some garden space left. Basement construction is not yet decided—currently, we have a basement. Possibly an attic could be an alternative? I am uncertain about the maximum height allowances and whether this would even be feasible with two full storeys.
At the moment, our floor plan is similar to a Flair 113 with a basement. What bothers us is the extremely small toilet on the ground floor and the lack of a room on the upper floor.
I would first appreciate some general advice to help develop this idea.
Unfortunately, there are no larger plots available here at the moment. I am currently wondering whether a house like the one we envision can be reasonably planned on this site.
Site coverage ratio 0.38, floor area ratio 0.8, max building height 10.5 m (34 ft), max eaves height 5.5 m (18 ft). Three parking spaces need to be provided. Gable and hip roofs with slopes between 22 and 48 degrees. The plot is level with a south-facing street side.
The plan is for approximately 160 sqm (about 1,720 sq ft) of living space, including three children’s rooms, a home office, a main bathroom with a bathtub, plus a toilet with a shower on the ground floor. A garage is currently included in the plans, provided everything reasonably fits on the plot and we still have some garden space left. Basement construction is not yet decided—currently, we have a basement. Possibly an attic could be an alternative? I am uncertain about the maximum height allowances and whether this would even be feasible with two full storeys.
At the moment, our floor plan is similar to a Flair 113 with a basement. What bothers us is the extremely small toilet on the ground floor and the lack of a room on the upper floor.
I would first appreciate some general advice to help develop this idea.
derdom schrieb:
I meant this floor plan. https://www.hausbau-forum.de/threads/lage-stadtvilla-oder-einfamilienhaus-auf-500-m2-grundstueck-rechteck.33505/page-41If you are rebuilding Tolentino’s house, make sure to include two improvements right away (by the way, I’m not sure if post #241 shows the latest version of the floor plans):1. Replace the hipped roof with a gable roof.
2. Don’t go through a general contractor (in his case with DIY window installation and, if I remember correctly, the heating system separated out), but instead have the architect handle all contracts separately in the traditional way.
derdom schrieb:
Additionally, we are increasingly convinced to make the room downstairs larger and later use it as a bedroom, leaving the upper floor to the kids. What do you think?Both the three-bedroom houses from @Tolentino and @Zaba12 reach their full potential best if you avoid making major changes. If you still plan to do so, first read 1. “The upper floor comes first” (i.e., expand the upper floor first) and 2. “When is it time to start ‘aging in place’ planning?” as well as “Pitfalls of forward-looking house planning.”https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
A gable roof is basically fixed. It is relatively easy money saved and possibly allows for additional storage space.
I find individual contracting difficult due to the shortage of skilled workers. The general contractor then has to manage everything themselves. Maybe the market situation has already eased for you?
If at all, we would only do the painting and possibly lay the flooring ourselves.
I find individual contracting difficult due to the shortage of skilled workers. The general contractor then has to manage everything themselves. Maybe the market situation has already eased for you?
If at all, we would only do the painting and possibly lay the flooring ourselves.
derdom schrieb:
A gable roof is basically fixed. It saves money relatively easily and possibly provides additional storage space. I mainly mentioned it because I’m familiar with his improvement lessons. If you find a construction proposal worth copying here, you should never forget not to replicate pain points discovered in the meantime.
derdom schrieb:
I think awarding individual contracts is difficult due to the shortage of craftsmen. The general contractor then has to manage everything themselves. Has the market situation perhaps eased for you by now? A local architect knows the craftsmen who have time available (for them), just like a general contractor. The market for regular customers has never been the same as for (especially unknown) new clients. And I’m happy to assist here as well.
derdom schrieb:
If at all, we would only do the painting and possibly lay the flooring ourselves. You can tender not only for a “ready-to-move-in” house, but also for a “shell house,” “nearly finished house,” or almost any scope of work. And for construction scheduling reasons, those doing their own work (as well as cousins, brothers-in-law, and friends) should always compete for the relevant contracts just like external professional craftsmen.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
I just realized that you came up with my floor plan on your own.
So, if you have the budget, feel free to add an extra meter to every dimension. It’s not that we’re complaining, but then we really wouldn’t have any reason to.
In the bathroom, make sure to install the pipes for the bathtub inside a pre-wall system! Cutting channels into the brickwork (Poroton) makes the remaining wall to the adjacent room too thin. In our opinion, there is still enough space anyway—almost too much. However, we moved the bathtub against the window wall.
Downstairs, the kitchen layout is different (L-shape instead of a galley).
Other than that, the floor plan is basically final.
Oh, and don’t choose light-colored tiles—that’s a nightmare!
So, if you have the budget, feel free to add an extra meter to every dimension. It’s not that we’re complaining, but then we really wouldn’t have any reason to.
In the bathroom, make sure to install the pipes for the bathtub inside a pre-wall system! Cutting channels into the brickwork (Poroton) makes the remaining wall to the adjacent room too thin. In our opinion, there is still enough space anyway—almost too much. However, we moved the bathtub against the window wall.
Downstairs, the kitchen layout is different (L-shape instead of a galley).
Other than that, the floor plan is basically final.
Oh, and don’t choose light-colored tiles—that’s a nightmare!
@Tolentino thanks for your feedback. The kitchen was planned as an L-shape, that's correct. At the moment, we also have a block layout and the passage is a bit narrow. I haven’t gone through all the details yet, but what final construction costs did you end up with?
You don’t have a basement, right?
The upper floor layout looks very nice, I like it!
You don’t have a basement, right?
The upper floor layout looks very nice, I like it!
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