Hello everyone,
I have the opportunity to acquire a small plot of land for a semi-detached house in Telgte (North Rhine-Westphalia – near Münster). It concerns plot 1468 with 237 sqm (2,550 sq ft) in a residential area 2.1 according to the attached development plan (link is below). From the land registry, I already found out that the plot measures 9.5 by 25 meters (31 by 82 feet). The garden faces directly onto a newly planned playground. The development of the new residential area will be completed by the end of 2025, and building would be possible from early 2026.
Before I commit, I have some questions and would like to hear your experience and opinions.
1. There is an obligation to build a semi-detached house together with plot 1469 (same size). According to the development plan, the houses must be “uniform in height, roof shapes, roof slopes and eaves, as well as roofing material.” I don’t know the neighbor yet. Does this mean the houses must be identical, or could I, for example, extend my half of the house further into the garden if the neighbor wants to build smaller? Regarding width and height (e.g., a set-back upper floor), I understand that differences are not allowed. (Floor-to-floor heights are specified.)
2. Is the plot size generally suitable for building? The width of only 9.5 meters (31 feet) seems very narrow to me. This means the house can be at most 6.5 meters (21 feet) wide to just barely maintain the required distance to the neighbor. A garage would probably no longer fit. The goal is to build a semi-detached house of around 150 sqm (1,615 sq ft) suitable for small families (2 children).
3. Are there any other disadvantages of the plot (besides the small size) that you can see from the development plan? I generally like the location in the area. Thanks to the playground and the meadow behind the garden, there is at least a partial view of green space. ;D
I consider the price and other conditions to be fair and they should not play a major role in the evaluation here. Unfortunately, I only have one week to make a final decision. Otherwise, the next people on the waiting list will receive the offer.
If you need any more information from me, please feel free to ask. Otherwise, I look forward to your assessment.
I have the opportunity to acquire a small plot of land for a semi-detached house in Telgte (North Rhine-Westphalia – near Münster). It concerns plot 1468 with 237 sqm (2,550 sq ft) in a residential area 2.1 according to the attached development plan (link is below). From the land registry, I already found out that the plot measures 9.5 by 25 meters (31 by 82 feet). The garden faces directly onto a newly planned playground. The development of the new residential area will be completed by the end of 2025, and building would be possible from early 2026.
Before I commit, I have some questions and would like to hear your experience and opinions.
1. There is an obligation to build a semi-detached house together with plot 1469 (same size). According to the development plan, the houses must be “uniform in height, roof shapes, roof slopes and eaves, as well as roofing material.” I don’t know the neighbor yet. Does this mean the houses must be identical, or could I, for example, extend my half of the house further into the garden if the neighbor wants to build smaller? Regarding width and height (e.g., a set-back upper floor), I understand that differences are not allowed. (Floor-to-floor heights are specified.)
2. Is the plot size generally suitable for building? The width of only 9.5 meters (31 feet) seems very narrow to me. This means the house can be at most 6.5 meters (21 feet) wide to just barely maintain the required distance to the neighbor. A garage would probably no longer fit. The goal is to build a semi-detached house of around 150 sqm (1,615 sq ft) suitable for small families (2 children).
3. Are there any other disadvantages of the plot (besides the small size) that you can see from the development plan? I generally like the location in the area. Thanks to the playground and the meadow behind the garden, there is at least a partial view of green space. ;D
I consider the price and other conditions to be fair and they should not play a major role in the evaluation here. Unfortunately, I only have one week to make a final decision. Otherwise, the next people on the waiting list will receive the offer.
If you need any more information from me, please feel free to ask. Otherwise, I look forward to your assessment.
For inspiration, I would recommend searching on ImmoScout for row houses or semi-detached house projects that look somewhat similar (they could be located anywhere). For example, I’ve seen a few projects from Werner Wohnbau with floor plans that would likely fit your needs (and also include a recessed upper floor).
As mentioned, it is quite common elsewhere for developers to buy up entire areas and “populate” them, and especially in urban regions, the plot sizes you are planning for are not unusual. So you could definitely look there for ideas to better visualize the possibilities. Whether it exactly matches your situation is, of course, another matter.
Regarding whether it’s possible to hire a general contractor directly from a private party, I have no idea. My main intention was just to see what something like this might look like.
As mentioned, it is quite common elsewhere for developers to buy up entire areas and “populate” them, and especially in urban regions, the plot sizes you are planning for are not unusual. So you could definitely look there for ideas to better visualize the possibilities. Whether it exactly matches your situation is, of course, another matter.
Regarding whether it’s possible to hire a general contractor directly from a private party, I have no idea. My main intention was just to see what something like this might look like.
Horst Peter schrieb:
Would it be possible to build my semi-detached house, for example, a bit longer into the garden if the neighbor plans to build smaller? Yes, that is possible. You are allowed to build just under 94 m² (1,012 sq ft) including the terrace.
Horst Peter schrieb:
Regarding the width and height (for example, a recessed top floor), I definitely can’t build them differently, right? The roof height and overhang must be the same, as well as the parapet/attic of the recessed top floor. The recessed floor is standard for flat roof houses. Everything else is flexible. There are also pitched roof plots where matching the roof can be more challenging. The first builder sets the standard.
Horst Peter schrieb:
The plot is only 9.5 m by 25 m (31 feet by 82 feet). Do you think this is a reasonable size for a semi-detached house? We actually had this exact size for an end-unit townhouse. It’s not very spacious! If you want the cold storage room on the ground floor without a basement... well, we had a generous basement, large open living area, and a typical floor plan. It’s best to double-check whether the terrace must be within the building zone (building permit/planning permission), as this determines the length of the building footprint as well as the width of the lawn strip. Practically, you’ll probably lose almost all lawn space, ending up with a courtyard terrace enclosed by a hedge. At least this side faces south, so you can fit a raised bed there and get more natural light inside.
H
Horst Peter25 Sep 2025 07:43nordanney schrieb:
LOL. If I heated my house (comparable to a new build) with district heating, my annual costs would be 3 to 3.5 times higher than my current electricity costs. The offer is normal, but far from “quite good.”You’re right about that. Cost-wise, it’s definitely less favorable compared to a heat pump with photovoltaics. But at least I don’t have to worry about a heat pump or its maintenance. Annual costs for maintenance and energy (heating + hot water) will be around €1,500 for up to 6,000 kWh (21,000,000 BTU). The contract term is 20 years.
mayglow schrieb:
You can check out “AM RAUHEN HOLZ, Dortmund” and visit Wilma’s website. They have “Example Residential Properties” and the W195 house is a semi-detached house with a similar width and, if I’m correct, a set-back upper floor.Thanks for all your information. The one in Dortmund really seems quite interesting 🙂
ypg schrieb:
Yes, that’s possible. You’re allowed to build just under 94 m² (1,012 sq ft) including the terrace.That’s very important info. I’m quite worried that the neighbor wants to build smaller, so it’s good to still have the option to fully use the allowable building area.
ypg schrieb:
The set-back floor is a given with flat roofs.What do you mean by that? If I’m unlucky and the neighbor doesn’t want a set-back floor, I wouldn’t be able to build one either, right?
ypg schrieb:
We actually built a terraced end unit with that exact size. It’s not generous! If the freezer room is to fit on the ground floor without a basement... well, we had a generous basement with a large multipurpose room and a standard floor plan. Best to check again whether the terrace must be within the building area — that determines the length of the building as well as the width of the grassy strip. You almost lose the grassy strip altogether, leaving a courtyard terrace enclosed by hedges. Fortunately, that side faces south, so you can still use the strip for a raised bed and get more light inside.A basement would still be an option as a last resort if it really doesn’t fit.
Fortunately, the terrace is allowed to be outside the building area.
Currently, we rent a mid-terrace house with 140 m² (1,507 sq ft) plus basement on a 180 m² (1,938 sq ft) lot. The garden is correspondingly small, about 7 x 7 m (23 x 23 ft), split roughly 50/50 between terrace and lawn. That would be sufficient for me, and with the semi-detached house, I think it would even be slightly larger.
N
nordanney25 Sep 2025 07:56Horst Peter schrieb:
But at least I don’t have to worry about a heat pump and its maintenance.You don’t have to worry about that. But you have to pay for the connection and the heat pump — and it won’t even belong to you.Horst Peter schrieb:
Annual costs for maintenance and energy (heating + hot water) are around €1,500By the way, there is no real maintenance with a heat pump. That’s over €30,000 extra in 20 years. You can do it all, you just need to be aware of it.Then you know what living in a relatively narrow house is like.
My statement is without guarantee. It could be that your local authorities are very strict and “actually mean complete equality with the development plan.” I have only read that one passage so far.
It’s best if you are the first, or you come to an agreement with your neighbor. It’s also better to build the shell together with the same building permit / planning permission.
Correct, but you should take advantage of that option. Even those who don’t need a set-back floor often build one for resale value.
Building a basement is difficult if the neighbor has already started with the development plan / building permit.
Try to find out what the other person is doing. Due to data protection, it’s not easy, but certainly possible.
Horst Peter schrieb:
That’s very important information. I’m really worried that the neighbor will build smaller, so I would still have the option to extend the length up to the building boundary.
My statement is without guarantee. It could be that your local authorities are very strict and “actually mean complete equality with the development plan.” I have only read that one passage so far.
It’s best if you are the first, or you come to an agreement with your neighbor. It’s also better to build the shell together with the same building permit / planning permission.
Horst Peter schrieb:
What do you mean? If I’m unlucky and the neighbor doesn’t want a set-back floor, then I’m not allowed to build one either, right?
Correct, but you should take advantage of that option. Even those who don’t need a set-back floor often build one for resale value.
Building a basement is difficult if the neighbor has already started with the development plan / building permit.
Try to find out what the other person is doing. Due to data protection, it’s not easy, but certainly possible.
nordanney schrieb:
By the way, there is no real maintenance for a heat pump. That amounts to over €30,000 (about $33,000) in 20 years as "extra"Why? The €1,500 (about $1,650) per year was supposed to beHorst Peter schrieb:
Annual costs for maintenance and energy (heating + hot water) will be around €1,500 (about $1,650) for up to 6,000 kWh.Similar topics