ᐅ How much does a semi-detached house cost? Is it much cheaper than a detached single-family home?
Created on: 5 Mar 2018 22:00
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mustafa08
Hello everyone, I’m Mustafa from Aalen (BW).
I have been allocated a plot of land by the city. It costs 215€ per square meter (sqm) with an area of 557 sqm (6000 sqft).
I’m considering building a semi-detached house with a friend.
Here is what we have in mind:
Solid construction
About 130-150 sqm (1400-1600 sqft) of living space per person, spread over two floors.
I want a basement, he probably does not.
Either a gable roof or a mono-pitched roof.
Around 64,000€ per person would be due for the land, including notary and taxes.
How much should we expect to spend per person overall? We actually don’t want to spend more than 350,000€ per person in total.
Is this realistic?
I would appreciate some feedback.
Best regards,
Mustafa
I have been allocated a plot of land by the city. It costs 215€ per square meter (sqm) with an area of 557 sqm (6000 sqft).
I’m considering building a semi-detached house with a friend.
Here is what we have in mind:
Solid construction
About 130-150 sqm (1400-1600 sqft) of living space per person, spread over two floors.
I want a basement, he probably does not.
Either a gable roof or a mono-pitched roof.
Around 64,000€ per person would be due for the land, including notary and taxes.
How much should we expect to spend per person overall? We actually don’t want to spend more than 350,000€ per person in total.
Is this realistic?
I would appreciate some feedback.
Best regards,
Mustafa
Nordlys schrieb:
Please read. He has already talked to the authorities. A semi-detached house is allowed there. Yes, a semi-detached house is definitely allowed there. However, a full duplex remains very questionable. If the municipality had intended that, they would have subdivided the lots in half from the start.
It might still be possible though, provided there is a very suitable division of the lot and exceptionally high floor area ratio/site coverage ratio.
apokolok schrieb:
provided an unusually high floor area ratio/site coverage ratio is allowed. The plot is about 557 sqm (6000 sq ft), which should be sufficient for 300 sqm (3200 sq ft) of living space. That would require a floor area ratio (FAR) of 0.6. For a two-and-a-half-story building (like two end-row houses), this would mean around 150 sqm (1600 sq ft) of site coverage. For a one-and-a-half-story building (such as two detached single-family houses), about 250 sqm (2700 sq ft) of site coverage would be needed. I consider the first case, with a site coverage ratio of 0.3, not unusual, but the latter would require a site coverage ratio of 0.5, which is quite exceptional; and if the plot is not zoned for this type of development (a full duplex instead of a semi-detached house per plot), it would be very uncommon.
Recently, there have been more development plans that require minimum plot sizes. For example, with 300 sqm (3200 sq ft) minimum, this plot would be too small for subdivision. Anyone buying it would have to exclude their partner and therefore bear the full cost alone.
The homework for the original poster (OP) is clear in my opinion: thoroughly clarify the framework conditions of the development plan (building permit / planning permission), and encourage the seller to subdivide the land first before selling it to both builders individually.
Honestly, I expect that the plans of the builders and the municipality will not align here. If I were the municipality, I would take the next applicant on the list. If I were the OP, my (unfortunately likely) worst case would be having to build only one detached house on the plot. But then the budget will probably say "no."
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mustafa086 Mar 2018 23:45Hello everyone,
Thank you very much for the numerous replies. I was working a late shift and can only respond now. I find it unfortunate that I am being labeled here as "not a person to be taken seriously." Sorry, but I am a complete beginner in this field and have never built anything like this before.
The issue isn’t really whether my friend and I can build a duplex together or not. The regulations allow building a single-family house or a duplex. Even a townhouse is permitted. The floor area ratio is 0.4, and two full stories are allowed.
The problem is that I cannot simply resell the plot of land. The plot was assigned to me, not to a second person. Apparently, this cannot be easily changed afterward. I really didn’t know that.
And yes, I have to make a decision by Friday that will change my life. I didn’t choose this. Now my friend must submit a financing confirmation and his personal details by Friday.
This will then be decided at a municipal council meeting on 03/20/18, whether the plot can be given to two people, meaning my friend and me. If not, I still have to confirm by Friday whether I would potentially buy the plot on my own.
My cousin suggested the following, in case it doesn’t work out for two people. I should definitely buy the plot (which I want to do anyway because it is in a very great location, among other reasons).
We would build a two-story house, with the apartment on the ground floor finished and ready to move in, and the apartment upstairs left in shell condition to be completed slowly as the finances allow.
He had an architect with him. The architect said that a semi-detached house (duplex) would be more expensive for me. A single-family house as described above is cheaper than a duplex. Of course, this depends on the municipality allowing the plot to be sold to two people.
I will talk to my cousin tomorrow and then make a decision on Thursday. I hope I have answered all questions.
Support from my mom means that she will also live in the house. It’s just the two of us left. She is still working and will also support me financially. That’s what I meant.
Thank you very much for the numerous replies. I was working a late shift and can only respond now. I find it unfortunate that I am being labeled here as "not a person to be taken seriously." Sorry, but I am a complete beginner in this field and have never built anything like this before.
The issue isn’t really whether my friend and I can build a duplex together or not. The regulations allow building a single-family house or a duplex. Even a townhouse is permitted. The floor area ratio is 0.4, and two full stories are allowed.
The problem is that I cannot simply resell the plot of land. The plot was assigned to me, not to a second person. Apparently, this cannot be easily changed afterward. I really didn’t know that.
And yes, I have to make a decision by Friday that will change my life. I didn’t choose this. Now my friend must submit a financing confirmation and his personal details by Friday.
This will then be decided at a municipal council meeting on 03/20/18, whether the plot can be given to two people, meaning my friend and me. If not, I still have to confirm by Friday whether I would potentially buy the plot on my own.
My cousin suggested the following, in case it doesn’t work out for two people. I should definitely buy the plot (which I want to do anyway because it is in a very great location, among other reasons).
We would build a two-story house, with the apartment on the ground floor finished and ready to move in, and the apartment upstairs left in shell condition to be completed slowly as the finances allow.
He had an architect with him. The architect said that a semi-detached house (duplex) would be more expensive for me. A single-family house as described above is cheaper than a duplex. Of course, this depends on the municipality allowing the plot to be sold to two people.
I will talk to my cousin tomorrow and then make a decision on Thursday. I hope I have answered all questions.
Support from my mom means that she will also live in the house. It’s just the two of us left. She is still working and will also support me financially. That’s what I meant.
mustafa08 schrieb:
And yes, I have to make a decision by Friday that will change my life. I didn’t choose this.Who else? Were you forced? Or did you one day just wake up and think, I’ll apply for a plot of land because it’s currently available, and now you’re surprised that it’s actually serious?
Either way, it’s happening now and you haven’t given any thought to how it might work, yet you’re making all decisions within three days. Respect! I have one suggestion: marry your boyfriend, then all your problems are solved.
No, seriously. If the bank cooperates and the plot is the right one, buy it. I would rather plan a small single-family house than do it with a boyfriend.
My wife and I decided within two weeks to buy an older house. So, why not? Sometimes you have to seize opportunities.
If it’s your dream plot of land, definitely buy it.
You have family connections that allow you to build very cheaply. Use them.
If the bank cooperates, why not? If it doesn’t work out, you can sell and consider it a learning experience.
I’m optimistic and hope it works out with your friend.
If it’s your dream plot of land, definitely buy it.
You have family connections that allow you to build very cheaply. Use them.
If the bank cooperates, why not? If it doesn’t work out, you can sell and consider it a learning experience.
I’m optimistic and hope it works out with your friend.
I still don’t think the whole plan is really well thought out. There are too many “what ifs” involved.
I personally don’t see how a semi-detached house could reasonably fit on 566m2 (about 6,090 sq ft). Your idea of a two-family house isn’t fully developed either. You probably wouldn’t have a fully sealed, well-insulated building envelope. That would be very inefficient in terms of energy. Also, all the financial matters would need to be settled upfront, since the shell, roof, insulation, windows, etc., would have to be built right away. Either you explain this to your cousin beforehand or he would have to invest money directly.
Personally, I would also consider whether a small single-family house without a basement might be a better option just for you. I think the house might even be almost cost-neutral, so it could financially work out.
On the other hand, I would also reconsider whether building makes sense if you’re single. Of course, you can do it, but you are planning the house for yourself, or for you and your mother. Whether it will suit you and your family later on, you don’t know. In addition, your income isn’t high enough to cover payments easily. With a loan amount of €280,000, you’re likely looking at about €1,500 per month including additional costs. Can you manage with €1,000 for everything else, including car, insurance, and so on?
I personally don’t see how a semi-detached house could reasonably fit on 566m2 (about 6,090 sq ft). Your idea of a two-family house isn’t fully developed either. You probably wouldn’t have a fully sealed, well-insulated building envelope. That would be very inefficient in terms of energy. Also, all the financial matters would need to be settled upfront, since the shell, roof, insulation, windows, etc., would have to be built right away. Either you explain this to your cousin beforehand or he would have to invest money directly.
Personally, I would also consider whether a small single-family house without a basement might be a better option just for you. I think the house might even be almost cost-neutral, so it could financially work out.
On the other hand, I would also reconsider whether building makes sense if you’re single. Of course, you can do it, but you are planning the house for yourself, or for you and your mother. Whether it will suit you and your family later on, you don’t know. In addition, your income isn’t high enough to cover payments easily. With a loan amount of €280,000, you’re likely looking at about €1,500 per month including additional costs. Can you manage with €1,000 for everything else, including car, insurance, and so on?
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