Hello everyone,
I registered here hoping to get some clarity on our building planning situation.
We are considering purchasing a plot of land to build a prefabricated house without a basement. The plot (400 sqm (4,300 sq ft)) will be separated from the rear part of an existing property and accessed via a right of way.
We are trying to clarify in advance, in terms of feasibility and potential purchase price, what additional costs we might face. The biggest part will likely be the utility connections. The distance from the street where the “parent property” is located to the house will be about 26 m (85 ft).
So far, according to the local technical service providers and city drainage authority, we have been told that there is a separate sewer system and that rainwater must be locally infiltrated. Additionally, a lift station (pump system) is necessary.
Apparently, we have to handle the entire installation ourselves.
The following cost estimates were given to us as a basis for judgment:
Wastewater:
Connection to the public sewer network at the property boundary: €1,500–2,000/m (per meter)
Connection on private property: €1,000–1,500/m (per meter)
House connection pipes: €500/m (per meter)
Lift station (pump system): €3,000–6,000
Rainwater:
Infiltration system: €3,000–5,000
House connection pipes: €500/m (per meter)
If I roughly calculate, just sewage costs alone come to around €35,000. Freshwater, electricity, and telecom are not included yet (I’d appreciate your guesses here as well).
If I have to estimate all connections up to the house at €50,000, this does not seem proportional to the land value.
Are these assumptions realistically applicable?
Please forgive my possible naivety, but I am completely new to this and we are only at the initial planning stage.
Unfortunately, online information shows very different figures.
Thank you very much and have a nice weekend,
Tim
I registered here hoping to get some clarity on our building planning situation.
We are considering purchasing a plot of land to build a prefabricated house without a basement. The plot (400 sqm (4,300 sq ft)) will be separated from the rear part of an existing property and accessed via a right of way.
We are trying to clarify in advance, in terms of feasibility and potential purchase price, what additional costs we might face. The biggest part will likely be the utility connections. The distance from the street where the “parent property” is located to the house will be about 26 m (85 ft).
So far, according to the local technical service providers and city drainage authority, we have been told that there is a separate sewer system and that rainwater must be locally infiltrated. Additionally, a lift station (pump system) is necessary.
Apparently, we have to handle the entire installation ourselves.
The following cost estimates were given to us as a basis for judgment:
Wastewater:
Connection to the public sewer network at the property boundary: €1,500–2,000/m (per meter)
Connection on private property: €1,000–1,500/m (per meter)
House connection pipes: €500/m (per meter)
Lift station (pump system): €3,000–6,000
Rainwater:
Infiltration system: €3,000–5,000
House connection pipes: €500/m (per meter)
If I roughly calculate, just sewage costs alone come to around €35,000. Freshwater, electricity, and telecom are not included yet (I’d appreciate your guesses here as well).
If I have to estimate all connections up to the house at €50,000, this does not seem proportional to the land value.
Are these assumptions realistically applicable?
Please forgive my possible naivety, but I am completely new to this and we are only at the initial planning stage.
Unfortunately, online information shows very different figures.
Thank you very much and have a nice weekend,
Tim
So, first of all, thank you very much for your responses, I really appreciate it...
I would also like to point out again that these are only preliminary considerations regarding the "purchasability" in terms of feasibility and costs.
Ultimately, the connection costs seem to be the main cost drivers, and the difference between, for example, 30 and 60 thousand euros is already an important factor in the decision.
For better assessment, I have attached the Boris maps.
Parcels 128 and 18 both belong to the seller. We would consider the part outlined in black, which would probably be around 500 square meters (5,382 square feet)... to the south is garden land, and beyond that a nature reserve. This protection from development and the meadow and forest situation at the rear make it quite attractive.
The building is, of course, not specifically planned yet, but the options for the footprint range from 9.8 x 10 meters (32 x 33 feet) to 10 x 11 meters (33 x 36 feet)... so not a huge mansion, the plot width is about 18 meters (59 feet).
In what way? Honestly, I don’t understand that point...
Besides that, on the aerial photos, we also noticed the manhole cover to the left of the lower part of the seller’s building.
I would also like to point out again that these are only preliminary considerations regarding the "purchasability" in terms of feasibility and costs.
Ultimately, the connection costs seem to be the main cost drivers, and the difference between, for example, 30 and 60 thousand euros is already an important factor in the decision.
For better assessment, I have attached the Boris maps.
Parcels 128 and 18 both belong to the seller. We would consider the part outlined in black, which would probably be around 500 square meters (5,382 square feet)... to the south is garden land, and beyond that a nature reserve. This protection from development and the meadow and forest situation at the rear make it quite attractive.
The building is, of course, not specifically planned yet, but the options for the footprint range from 9.8 x 10 meters (32 x 33 feet) to 10 x 11 meters (33 x 36 feet)... so not a huge mansion, the plot width is about 18 meters (59 feet).
ypg schrieb:
Could there possibly have been a communication error with your inquiry?
In what way? Honestly, I don’t understand that point...
Besides that, on the aerial photos, we also noticed the manhole cover to the left of the lower part of the seller’s building.
guckuck2 schrieb:
400sqm (4300 sq ft) for a detached house is actually almost impossible. Do you already have a floor plan ready?That can only come from someone who probably managed to get a large plot of land 😉
We have 389sqm (4190 sq ft) and are building a 152sqm (1635 sq ft) detached house 😱 and I believe the dear @saralina87 is building on an almost impossible 320sqm (3440 sq ft).. there have been several recent threads here where the plots just can't be any bigger 😀
Jovis79 schrieb:
Ultimately, it seems that the connection costs are the main price drivers. Honestly, I don’t understand it. Even the choice of words.
Connection points for utility providers always have to be paid for. These costs are included in the miscellaneous construction expenses in any estimate. You don’t call them price drivers. The costs are significant, but nobody considers them outrageous. Usually, they are below €10,000 (about $11,000), including gas connections. And then there are the few meters over 15 meters (about 50 feet) as well.
Where exactly is the connection point at the street?
Jovis79 schrieb:
Aside from that, we also noticed the manhole cover to the left of the lower part of the seller’s building in the aerial photos. Every property should have a manhole cover, at least for the wastewater shaft. That shouldn’t be something surprising.
I think we/I might be misunderstanding you.
ypg schrieb:
Honestly, I don’t understand it. Starting with the choice of words.
Connection boxes for utility providers always have to be paid for. They are included in the ancillary construction costs in any estimate. Nobody calls that a price driver. The costs can be quite high, but no one has considered them outrageous. Usually, they are under 10,000€ including gas. And then there are just those few meters over 15m (50 feet) to add.
Where exactly on the street is the connection point?
Everyone should have a manhole cover on their property. At least the shaft for wastewater. Did you only see my initial post and the costs for wastewater? That doesn’t look like 10,000€ plus “a few meters” for all utilities to me...
Our utility provider’s price list doesn’t mention the 15m (50 feet), it only lists work on private property and public areas plus a flat fee.
According to the city, the connection point is right in the middle under the street, and when I mentioned the manhole cover, I was referring to a potential connection to the neighbor’s wastewater pipe…
Yaso2.0 schrieb:
That can only come from someone who probably managed to get a large plot 😉
We have 389 sqm (4,190 sq ft) and are building 152 sqm (1,636 sq ft) detached 😱 and I believe dear @saralina87 is possibly building on even 320 sqm (3,444 sq ft)... recently there have been several threads where larger plots simply aren’t an option 😀And how is your personal situation relevant here? On such unreasonably small plots, you can hardly still talk about detached houses. Semi-detached or similar would be more typical.
The original poster mentioned that the utility connection fees are disproportionate to the land value. You can guess how high that must be, and what that has to do with the availability of alternative plots and their usual characteristics.
guckuck2 schrieb:
And how is your personal situation relevant here? On such unreasonably small plots, you can hardly talk about detached houses anymore. Semi-detached or similar types belong there. It is relevant because you claim that having a detached house on 400 sqm (approximately 4,300 sq ft) is (almost) impossible.
Others, including myself, can demonstrate that it is possible.
And how is your personal opinion relevant regarding whether it can be called a detached house or not?
There is a certain arrogance here that is really quite frustrating...
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