ᐅ Looking for a single-family house with the gable side facing the street, 8.5 meters wide
Created on: 10 May 2019 09:16
S
SteffenM
Hello everyone!
I have been reading along here a few times over the past weeks and first of all, thank you for your passive support so far.
Last week, we were unexpectedly offered a plot of land in a new development near us because the previous interested party dropped out. The plot is just over 400sqm (4300 sq ft) with a perfect southwest-facing garden orientation. It’s located quite ideally for us and also well within the development area. So, we have reserved the plot for now.
Unfortunately, we have a relatively tight building envelope of 8.5m (28 ft) by 14m (46 ft). The 8.5m (28 ft) is the width along the street, and according to the land-use plan (building permit / planning permission), the house must be built with the eaves facing the street. This means the roof structure can only be 8.5m (28 ft) long.
Yesterday, we had our first consultation with Viebrockhaus and first realized how expensive house building really is. We had roughly estimated about €300,000 before. However, it was not clear to us until now what additional costs beyond house and land would be expected.
Unfortunately, with Viebrockhaus alone, we are charged €25,000 just for rotating the roof (eaves-facing is not standard). With what is by no means a generously sized house, including €95,000 for the plot, we are looking at over €500,000 in total—almost all costs included. That was quite a shock for us yesterday.
Both of us actually earn rather well but were still a bit stunned by how much a single-family house costs here. Is Viebrockhaus really that overpriced, or should we expect similar prices from other providers?
I am curious if there are significantly cheaper options elsewhere while still maintaining good quality.
Our envisioned house layout is as follows:
Ground floor: Open kitchen/dining/living area with a utility/laundry room adjacent to the kitchen, guest WC, and a small office (~9sqm / 97 sq ft).
Upper floor: 2 children’s bedrooms, master bedroom, bathroom
We would also like a third gable on the upper floor (this was not included in the Viebrockhaus price and added €16,000).
Overall, the specification and floor plan are rather standard.
Does anyone have recommendations for decent alternatives around the Viersen/Mönchengladbach/Krefeld area?
Best regards,
SteffenM
I have been reading along here a few times over the past weeks and first of all, thank you for your passive support so far.
Last week, we were unexpectedly offered a plot of land in a new development near us because the previous interested party dropped out. The plot is just over 400sqm (4300 sq ft) with a perfect southwest-facing garden orientation. It’s located quite ideally for us and also well within the development area. So, we have reserved the plot for now.
Unfortunately, we have a relatively tight building envelope of 8.5m (28 ft) by 14m (46 ft). The 8.5m (28 ft) is the width along the street, and according to the land-use plan (building permit / planning permission), the house must be built with the eaves facing the street. This means the roof structure can only be 8.5m (28 ft) long.
Yesterday, we had our first consultation with Viebrockhaus and first realized how expensive house building really is. We had roughly estimated about €300,000 before. However, it was not clear to us until now what additional costs beyond house and land would be expected.
Unfortunately, with Viebrockhaus alone, we are charged €25,000 just for rotating the roof (eaves-facing is not standard). With what is by no means a generously sized house, including €95,000 for the plot, we are looking at over €500,000 in total—almost all costs included. That was quite a shock for us yesterday.
Both of us actually earn rather well but were still a bit stunned by how much a single-family house costs here. Is Viebrockhaus really that overpriced, or should we expect similar prices from other providers?
I am curious if there are significantly cheaper options elsewhere while still maintaining good quality.
Our envisioned house layout is as follows:
Ground floor: Open kitchen/dining/living area with a utility/laundry room adjacent to the kitchen, guest WC, and a small office (~9sqm / 97 sq ft).
Upper floor: 2 children’s bedrooms, master bedroom, bathroom
We would also like a third gable on the upper floor (this was not included in the Viebrockhaus price and added €16,000).
Overall, the specification and floor plan are rather standard.
Does anyone have recommendations for decent alternatives around the Viersen/Mönchengladbach/Krefeld area?
Best regards,
SteffenM
Welcome to my thread, Dustin
Oh dear, it wasn’t that bad for us. We were in Kaarst, and the consultation was very nice and friendly. However, it was somewhat superficial, so we were supposed to sign a preliminary contract with a floor plan that wasn’t even ours. In the end, the price clearly made the difference. If it had been 40,000-50,000 euros (44,000-55,000 USD) lower, we might have signed with Viebrockhaus.
And yes, the lack of transparency (the battery capacity and performance of the photovoltaic system are only mentioned somewhere in the fine print) seems designed mainly for unmotivated home builders.
At the moment, they seem to be able to afford quite a lot. If you read relevant Facebook groups, for contracts signed recently, construction starts (for the start of the much-praised construction time guarantee!) are scheduled between calendar weeks 13 and 34 of 2020 (depending on the region)!
At that point, I might as well build conventionally, and it wouldn’t take any longer.
Oh dear, it wasn’t that bad for us. We were in Kaarst, and the consultation was very nice and friendly. However, it was somewhat superficial, so we were supposed to sign a preliminary contract with a floor plan that wasn’t even ours. In the end, the price clearly made the difference. If it had been 40,000-50,000 euros (44,000-55,000 USD) lower, we might have signed with Viebrockhaus.
And yes, the lack of transparency (the battery capacity and performance of the photovoltaic system are only mentioned somewhere in the fine print) seems designed mainly for unmotivated home builders.
At the moment, they seem to be able to afford quite a lot. If you read relevant Facebook groups, for contracts signed recently, construction starts (for the start of the much-praised construction time guarantee!) are scheduled between calendar weeks 13 and 34 of 2020 (depending on the region)!
At that point, I might as well build conventionally, and it wouldn’t take any longer.
D
DerDustin4 Jul 2019 11:27SteffenM schrieb:
If the price were 40,000-50,000 € lower, we might have signed with Viebrockhaus.
And yes, the lack of transparency (the battery capacity and photovoltaic system output are only mentioned somewhere in the fine print) seems more intended for unmotivated homebuyers. Our requests were also ignored; the house was simply positioned so that it fit without them having to make any changes.
I only mentioned a few points. I believe there were around 9-10 points that could be directly compared, and Viebrockhaus was simply twice as expensive for the same quality.
They also didn’t react well in the discussions when we kept asking about the specifications or explanations of the terms. For example, the “design flooring” they offered us is, and remains, vinyl flooring, without meaning to criticize it.
The “building ground risk” does not mean that Viebrockhaus assumes the risk; rather, if there is an additional quote from the civil engineer that exceeds the house price by more than 10%, the contract can be canceled without any cost to the buyer.
DerDustin schrieb:
Mr. S. (Viebrockhaus) advised us to buy our sanitary fixtures on eBay and the light switches on Amazon... But that probably came up during the conversation, so it’s a response to what you said
DerDustin schrieb:
about the completely excessive prices for special requests (T-wall in the bathroom, guest bathroom shower). Such prices are common with many companies
DerDustin schrieb:
I mean, the "designer flooring" offered to us is and remains a vinyl floor, no offense. Haha... talk to the trade fair guys who promote the designer flooring
SteffenM schrieb:
A brief update on our search: Viebrockhaus quoted 358,000€ for a KfW 40 plus house (modified Maxime 305).
We have now contacted an architect who has also built for friends and family. His offer as a general contractor with a fixed price for KfW 55 is 239,000€. Of course, you can’t directly compare KfW 40 plus with 55, and Viebrockhaus offers a more complete and higher-quality package, but for us, this will be the better option.
We will add a controlled residential ventilation system with heat recovery for an additional 10,000€ and will have him proceed with the planning first to see how far we are from KfW 40. If it can be achieved with minimal effort, we will pursue it to secure the subsidy. If not, we will stick with 55. Hello SteffenM,
how is it possible to reach 358,000€ for the Maxime 305 when the base price including KfW 40 plus and roller shutters on the ground floor is about 275,000€?
B
Barchmeister10 Aug 2019 13:12Prices vary by region; for us, the M305 model costs 297,000 euros.
With a few extras (their painting and flooring package, knee wall increased by 25cm (10 inches), a second exterior door in the utility room, a chimney there, and the kitchen enclosed with a sliding door) and a bit of lack of discipline in selecting options, the total rises to 367,000 euros.
We ourselves are currently in the decision-making phase, and Viebrockhaus is among the companies that made it to our second round. Certainly more expensive than average, but their scope of work is more comprehensive, the standard of finishes higher, and their construction time guarantee of this kind is unique (currently, lead time for us is about 8 to 10 months, which we have heard from others as well). All these factors need to be weighed accordingly.
Please don’t criticize me too harshly for this (opinion differing from the general consensus).
With a few extras (their painting and flooring package, knee wall increased by 25cm (10 inches), a second exterior door in the utility room, a chimney there, and the kitchen enclosed with a sliding door) and a bit of lack of discipline in selecting options, the total rises to 367,000 euros.
We ourselves are currently in the decision-making phase, and Viebrockhaus is among the companies that made it to our second round. Certainly more expensive than average, but their scope of work is more comprehensive, the standard of finishes higher, and their construction time guarantee of this kind is unique (currently, lead time for us is about 8 to 10 months, which we have heard from others as well). All these factors need to be weighed accordingly.
Please don’t criticize me too harshly for this (opinion differing from the general consensus).
Hi Steffen,
even though the thread is already a year old, maybe you are still active. We are currently looking for a general contractor or architect for a single-family house in the same region.
Who did you end up building with? Were you satisfied?
@[B]hampshire: Since I am newly registered, I cannot send a private message. Could you share the contact details of the home builder in Viersen that you recommend?
even though the thread is already a year old, maybe you are still active. We are currently looking for a general contractor or architect for a single-family house in the same region.
Who did you end up building with? Were you satisfied?
@[B]hampshire: Since I am newly registered, I cannot send a private message. Could you share the contact details of the home builder in Viersen that you recommend?
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