ᐅ Is a basement always worthwhile in Baden-Württemberg? Considering the high cost per square meter of land
Created on: 12 Aug 2016 23:29
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EinMarcHello everyone and best regards from the Ludwigsburg area (BaWü) 🙂
We are currently in the research phase regarding a single-family home in the mentioned region. One of the fundamental considerations is always the basement...
In our current (mid-terrace) house, we have a basement that I frequently use for my hobby (milling and turning machines, etc.). Of course, this was not always easy in the basement of a terraced house, as everything had to be disassembled and lowered down the stairs, but that’s a different topic 😉
So, when reading various blogs, homebuilding sites, and so on, one often sees that many choose not to build with a basement but rather build slightly larger above ground, meaning more space on the ground floor.
The big question for me is:
Does this approach even make sense in BaWü with square meter prices around 400,-?
I can imagine that at lower square meter prices, but here it seems quite expensive to have to effectively buy the (half, due to two floors) basement area additionally. That already means significant sums just for the necessarily larger plot, and the basement space itself is not even enclosed, roofed, or finished yet, right?
Are there any comparative prices per square meter for above-ground living space versus underground space?
Our desired house size is about 150 sqm (approximately 1,615 square feet) of living space, with a ground floor and first floor at full room height. And the question is whether a basement or no basement is more cost-effective in the end.
Plots range from 200 to 400 sqm (approximately 2,150 to 4,300 square feet).
The basement should also have a living-space-like climate because of the machines and their sensitivity to rust. Temperature is not the main criterion, but the related humidity is. This should be stable and controllable. Does this require a so-called living basement? I assume yes. That would also mean a cost explosion, wouldn’t it? In what price range per square meter would something like this be? Assuming a level plot.
However, a large, fully insulated double garage (preferably double depth) is planned for later anyway, to bring the second hobby workshop (40 sqm) from the neighboring town over there.
But that can wait a few years depending on the budget. It will also need space on the plot...
Or does it make more sense to put everything on the ground floor right away and bite the bullet with the land purchase?
Please don’t be upset if I have accidentally put my foot in my mouth somewhere during this initial post, as I often have a sad talent for that 😀
Many greetings to all and thanks in advance,
Marc
We are currently in the research phase regarding a single-family home in the mentioned region. One of the fundamental considerations is always the basement...
In our current (mid-terrace) house, we have a basement that I frequently use for my hobby (milling and turning machines, etc.). Of course, this was not always easy in the basement of a terraced house, as everything had to be disassembled and lowered down the stairs, but that’s a different topic 😉
So, when reading various blogs, homebuilding sites, and so on, one often sees that many choose not to build with a basement but rather build slightly larger above ground, meaning more space on the ground floor.
The big question for me is:
Does this approach even make sense in BaWü with square meter prices around 400,-?
I can imagine that at lower square meter prices, but here it seems quite expensive to have to effectively buy the (half, due to two floors) basement area additionally. That already means significant sums just for the necessarily larger plot, and the basement space itself is not even enclosed, roofed, or finished yet, right?
Are there any comparative prices per square meter for above-ground living space versus underground space?
Our desired house size is about 150 sqm (approximately 1,615 square feet) of living space, with a ground floor and first floor at full room height. And the question is whether a basement or no basement is more cost-effective in the end.
Plots range from 200 to 400 sqm (approximately 2,150 to 4,300 square feet).
The basement should also have a living-space-like climate because of the machines and their sensitivity to rust. Temperature is not the main criterion, but the related humidity is. This should be stable and controllable. Does this require a so-called living basement? I assume yes. That would also mean a cost explosion, wouldn’t it? In what price range per square meter would something like this be? Assuming a level plot.
However, a large, fully insulated double garage (preferably double depth) is planned for later anyway, to bring the second hobby workshop (40 sqm) from the neighboring town over there.
But that can wait a few years depending on the budget. It will also need space on the plot...
Or does it make more sense to put everything on the ground floor right away and bite the bullet with the land purchase?
Please don’t be upset if I have accidentally put my foot in my mouth somewhere during this initial post, as I often have a sad talent for that 😀
Many greetings to all and thanks in advance,
Marc
166 views and no replies—this is a fairly clear sign of a direct touchy subject, I suspect? 😉
Maybe the wording is unclear or there is too much extra information...
I am especially interested in whether there are similar reference values for basement rooms used as utility or living spaces, like the often mentioned "2000 per square meter of gross volume" quoted by major prefab home companies?
Of course, these estimates always assume ideal conditions, meaning no ground issues, no water pressure, and so on.
Maybe the wording is unclear or there is too much extra information...
I am especially interested in whether there are similar reference values for basement rooms used as utility or living spaces, like the often mentioned "2000 per square meter of gross volume" quoted by major prefab home companies?
Of course, these estimates always assume ideal conditions, meaning no ground issues, no water pressure, and so on.
Hi,
I assume your basement will be around 80-90 sqm (860-970 sq ft) in area.
For us, this size costs just under 70,000 euros. It is a waterproof concrete (WU) basement, with an additional floor slab height, but it is not a livable basement. The costs for that are really steep. I think that would have been another 40,000-50,000 euros on top.
Just as a “rule of thumb” for you.
However, we have noticed that nowadays basements are rarely being built anymore.
I assume your basement will be around 80-90 sqm (860-970 sq ft) in area.
For us, this size costs just under 70,000 euros. It is a waterproof concrete (WU) basement, with an additional floor slab height, but it is not a livable basement. The costs for that are really steep. I think that would have been another 40,000-50,000 euros on top.
Just as a “rule of thumb” for you.
However, we have noticed that nowadays basements are rarely being built anymore.
Your question can’t be answered in a general way, which is probably why there haven’t been any replies so far. Also, it’s quite common in this forum to have both “pro basement” and “against basement” groups ;-)
You’ll have to calculate it yourself. If the price per square meter of building land is 400 Euros and you have hobbies that generate a lot of noise and dirt, in my opinion, having a basement definitely makes sense.
Just a rough estimate: You want about 150 sqm (1,615 sq ft) of actual living space over two full floors. Therefore, your house will require a footprint of approximately 90-100 sqm (970-1,076 sq ft) on the outside, depending on the size of hallways, entrance areas, and stairs. These areas are not fully counted as “real” living space. Building a full basement under this footprint would roughly cost around 50,000-60,000 Euros. However, if you need or want to build a waterproof basement (“white tank”), it will be more expensive. A finished basement used as living space will also cost more.
Now you can consider how much more ground-level space you would need and compare it to your land prices. You also have to take the zoning plan or building regulations into account. Depending on the development area, the floor space index (FSI) or floor area ratio (FAR) varies. So, if your plot is 400 sqm (4,306 sq ft), you cannot simply build 250 sqm (2,691 sq ft) of house and garage without restrictions.
You’ll have to calculate it yourself. If the price per square meter of building land is 400 Euros and you have hobbies that generate a lot of noise and dirt, in my opinion, having a basement definitely makes sense.
Just a rough estimate: You want about 150 sqm (1,615 sq ft) of actual living space over two full floors. Therefore, your house will require a footprint of approximately 90-100 sqm (970-1,076 sq ft) on the outside, depending on the size of hallways, entrance areas, and stairs. These areas are not fully counted as “real” living space. Building a full basement under this footprint would roughly cost around 50,000-60,000 Euros. However, if you need or want to build a waterproof basement (“white tank”), it will be more expensive. A finished basement used as living space will also cost more.
Now you can consider how much more ground-level space you would need and compare it to your land prices. You also have to take the zoning plan or building regulations into account. Depending on the development area, the floor space index (FSI) or floor area ratio (FAR) varies. So, if your plot is 400 sqm (4,306 sq ft), you cannot simply build 250 sqm (2,691 sq ft) of house and garage without restrictions.
Great, that already helps me a lot. Especially as rough guidelines, much appreciated!
According to my latest research, the difference between a utility cellar and a living cellar is that the living cellar must have the following "upgrades" (I hope this is correct):
- heated
- ceiling height of 2.5 m (8.2 ft)
- natural light through windows, not just light wells
I really don’t need that. A properly insulated cellar (which supposedly is now always required, is that true?) would be sufficient for me even without heating. In the past 10 years, I have never turned on the heating in our current cellar.
I would of course consider the option to install heating, but full ceiling height and natural light are definitely not necessary for me. Not even light wells 😉
Yes, a minimum of 100 m² (1,076 sq ft) external area for the house matches my estimate as well.
50-60k for the cellar would be acceptable, 70k is starting to get uncomfortable, and 100k would be too much for me.
According to my latest research, the difference between a utility cellar and a living cellar is that the living cellar must have the following "upgrades" (I hope this is correct):
- heated
- ceiling height of 2.5 m (8.2 ft)
- natural light through windows, not just light wells
I really don’t need that. A properly insulated cellar (which supposedly is now always required, is that true?) would be sufficient for me even without heating. In the past 10 years, I have never turned on the heating in our current cellar.
I would of course consider the option to install heating, but full ceiling height and natural light are definitely not necessary for me. Not even light wells 😉
Yes, a minimum of 100 m² (1,076 sq ft) external area for the house matches my estimate as well.
50-60k for the cellar would be acceptable, 70k is starting to get uncomfortable, and 100k would be too much for me.
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