Thank you for all suggestions!
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Development Plan/Restrictions
Building gap in an older residential area, no detailed development plan, but subject to §34
Plot is surrounded by roads on three sides
Plot size = 610 m² (6566 sq ft)
Slope = approx. 0.50 m (1.6 ft) south-facing slope
Site coverage ratio = not explicitly defined
Floor area ratio = not explicitly defined
Building envelope, building line, and limits = not explicitly defined (state building code requires 2.50 m (8.2 ft) distance)
Edge development = a neighbor’s shed at the northeast boundary
Number of parking spaces = 4 (state building code requires: 2 per dwelling unit)
Number of floors = 1 ½ (presumably required due to §34)
Roof type = gable roof (presumably required due to §34)
Architectural style = similar to surrounding buildings (§34)
Orientation = unclear, existing buildings are varied
Maximum height/limits = unclear, existing buildings mostly around 7.50 m (24.6 ft) ridge height
Other requirements = none known
Immediate surroundings have no trees
Owners’ Requirements
Architectural style, roof type, building type = no preference, just what’s allowed
Basement, floors = no basement (budget reasons), desired number of floors is 2, but only 1 ½ permitted
Number of residents, age = initially Dwelling Unit 1 (ground floor): 2 adults (tenants or holiday renters) + Dwelling Unit 2 (attic): 2 adults, 1 child (2 years old)
In about 10 years, after conversion to a single-family house: 2 adults
Space requirement on ground and upper floor = small, current space needs not permanent, DU2 (attic) needs about 10 m² (108 sq ft) of storage space in basement/attic
Office: family use or home office? = no dedicated office but a utility/cleaning/common room
Overnight guests per year = none
Open or closed architecture = open
Conservative or modern construction style = no preference, just what is permitted
Open kitchen, cooking island = open kitchen yes, cooking island only if space allows (therefore no)
Number of dining seats = initially DU1 (ground floor): 4 + DU2 (attic): 4
Fireplace = no
Music/sound system wall = no
Balcony, roof terrace = no (budget reasons)
Garage, carport = no (budget reasons)
Utility garden, greenhouse = no
Additional wishes/special requirements/daily routine, also reasons why certain things should or should not be included
= Single-family house divided into two small rental units for a few years, one rented to relatives,
- to avoid a separate utility room on the ground floor, building services/heating/ventilation systems will be distributed between the common room and the attic,
- the seemingly “normal” dormer on the south side is omitted mainly due to budget,
- the roof pitch is steep (45°) to maximize usable space,
- the house orientation should allow wide unobstructed views and solar panels should be feasible,
- the site is very sunny, so excessive south-facing windows are not desired
House Design
Planning source = do-it-yourself
What do you particularly like? Why? = House can be easily converted into a single-family home
What do you dislike? Why? = Ground floor space utilization is not optimal, no practical option to add a balcony later on the attic floor
Cost estimate according to architect/planner = unknown (“can be done very nicely for 400000”)
Personal budget limit for house including equipment = 200000 (two hundred thousand), excluding kitchen and furniture
Preferred heating system = district heating (required by the municipality, but acceptable)
If you have to give up something, which details/extensions
- can you give up = everything “common today but not 20 years ago,” kitchens, glass panels in front doors, separate dressing rooms, roller shutters on north/west/east, roof windows
- reluctant to give up = underfloor heating (because it is hard to retrofit)
- cannot give up = utility/cleaning/common room, some storage space somewhere, division into two rentable units
Why did the design turn out as it is now? = A mix of many examples from various magazines/internet, simplified/reduced to fit the very limited budget
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By the way, the light blue shaded rectangles on the site plan are intended to represent parking spaces for cars
200,000 including incidental construction costs such as landscaping, surveying, etc. See the pinned thread. This will not work without considerable personal effort.
Holiday apartment. Is it profitable? Each time there is final cleaning, key handover, laundry, guests usually arrive when you want to be on vacation yourself, repairs (tenants often are not careful), tax returns, and so on.
What would the occupancy rate be?
50%?
Holiday apartment for two in a house with a child still playing in the garden.
What does your family think about the apartment having no direct access to the garden?
If you like a small bungalow, talk to the building authority and ask for an exception.
Holiday apartment. Is it profitable? Each time there is final cleaning, key handover, laundry, guests usually arrive when you want to be on vacation yourself, repairs (tenants often are not careful), tax returns, and so on.
What would the occupancy rate be?
50%?
Holiday apartment for two in a house with a child still playing in the garden.
What does your family think about the apartment having no direct access to the garden?
If you like a small bungalow, talk to the building authority and ask for an exception.
Honestly... wait a few more years. Construction costs won’t skyrocket endlessly. Eventually, they will stabilize or suddenly drop.
Additionally, building a house can become quite a challenge if you are not regularly on site. Because of your job, you won’t be able to adequately monitor construction progress. Otherwise, get the house built for you. Even if you travel a lot, having a home is a nice thing.
Additionally, building a house can become quite a challenge if you are not regularly on site. Because of your job, you won’t be able to adequately monitor construction progress. Otherwise, get the house built for you. Even if you travel a lot, having a home is a nice thing.
To be clear again: You want to build a house for your cousin. However, he cannot pay enough rent, so you plan to include a separate holiday apartment to rent out. After 10 years, your cousin is supposed to move out, and you will move in. And you’re doing all this because money is tight.
Honestly, just don’t do it. No one knows what will happen in 10 years.
Honestly, just don’t do it. No one knows what will happen in 10 years.
haydee schrieb:
200000 including ancillary building costs like landscaping, surveying, etc., see the pinned thread – it won’t work without much personal effort. 200000 excluding ancillary building costs. But that is still tight since we probably cannot contribute much personal labor except maybe some interior painting.Vacation apartment. Is it financially viable? Each time there’s final cleaning, key handover, laundry, guests mostly when you want to go on vacation yourself, repairs (tenants often don’t treat the place carefully), tax returns, etc.
What would the occupancy rate be?
50%? Cleaning, etc., could be handled by a local service provider. The occupancy rate is conservatively estimated at 20%, although it is a tourist area. However, mainly only in summer.Vacation apartment for two in a house with a child still playing in the garden. That is difficult. Yes.What do your relatives say about the apartment not having direct access to the garden? The housing shortage is so severe that it doesn’t matter.If you like a small bungalow, talk to the building authority and ask for an exception. The people I spoke with were very skeptical but were kind enough not to rule it out entirely.Is there anything left after 20% and external service providers?
My aunt had two holiday apartments with about 50% occupancy. After deducting costs including financing, tax advisor fees, etc., there was only a small tip left for cleaning and laundry.
Either wait and then build according to your actual needs, or build now as it will likely suit you in 10 years and rent it out at market rates.
This way, you distort the floor plan now, only making poor compromises. You build with a tight budget, earn little rental income, and to compensate, you try it with a holiday apartment. Later, you invest money and try to adjust the house to your needs more or less improvised.
My aunt had two holiday apartments with about 50% occupancy. After deducting costs including financing, tax advisor fees, etc., there was only a small tip left for cleaning and laundry.
Either wait and then build according to your actual needs, or build now as it will likely suit you in 10 years and rent it out at market rates.
This way, you distort the floor plan now, only making poor compromises. You build with a tight budget, earn little rental income, and to compensate, you try it with a holiday apartment. Later, you invest money and try to adjust the house to your needs more or less improvised.
bindig schrieb:
here is the requested single-family house version of the first draft, Ah yes, thanks. At least now I understand your comment that it could be easily or well converted. However, I had actually (in vain) hoped that the final state would be clearer or more straightforward than the initial state. Now it seems to me that both phases are hopelessly original but flawed and confused. Highly interesting for aspiring technical drafters who want to train their spatial imagination – but too complicated to build in reality.
By now, you have explained your reasons in enough detail to receive helpful advice. Take that advice and file the drawings under "unusual ideas."
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