ᐅ New Construction – Prefabricated House vs. Solid (Masonry) House: Is Our Dream Home Feasible?
Created on: 20 Mar 2012 11:34
S
ShismThe plan is for 180-200 sqm (1,940-2,150 sq ft) without a basementIs that the total living area or the footprint?
180-200 sqm (1,940-2,150 sq ft) of living space should easily be doable for that price… especially if you are even skipping the basement. By the way, is there a specific reason for omitting the basement? Usually, people skip the basement to save money, but with a budget of 450,000, that shouldn’t really be the case… or am I wrong?
If you generously budget an extra 50,000 for KNX and upgrading to a ground source heat pump, 40,000 for additional costs, another 40,000 for the garage, and 20,000 for landscaping, that still leaves 300,000 for the house itself…
No idea why that shouldn’t be enough…
Just to clarify: You already own the plot of land, or is the land purchase not included in the 450,000 budget?
If you choose the right prefab house supplier, these houses can last just as long as traditional solid houses with proper maintenance.
After all, nobody wants to live in an old, rundown building 60 years from now...
When it comes to prefab houses, definitely pay attention to the wall construction. In my opinion, solid wood panels must be used there. The cheaper suppliers often only use gypsum boards.
For us, only a prefab house was an option: We both work and don’t have time to hang around the construction site all the time. With a prefab house, you take about a week off, watch the process, and can spot defects immediately. Then, after the screed dries, spend another week, and you’re ready to move in.
After all, nobody wants to live in an old, rundown building 60 years from now...
When it comes to prefab houses, definitely pay attention to the wall construction. In my opinion, solid wood panels must be used there. The cheaper suppliers often only use gypsum boards.
For us, only a prefab house was an option: We both work and don’t have time to hang around the construction site all the time. With a prefab house, you take about a week off, watch the process, and can spot defects immediately. Then, after the screed dries, spend another week, and you’re ready to move in.
U
Unsertraumhaus20 Mar 2012 19:02Good evening!
Thank you for your assessments – I’m already a bit wiser. Although the opinions of Shism and Bauexperte do differ somewhat.
@Shism: The living area was already correct, and yes, the plot is not supposed to be paid for with the 450,000 euros. Why no basement? I think we simply want as little space as possible for potential clutter that you don’t really need anyway.
Best regards,
Unsertraumhaus
Thank you for your assessments – I’m already a bit wiser. Although the opinions of Shism and Bauexperte do differ somewhat.
@Shism: The living area was already correct, and yes, the plot is not supposed to be paid for with the 450,000 euros. Why no basement? I think we simply want as little space as possible for potential clutter that you don’t really need anyway.
Best regards,
Unsertraumhaus
B
Bauexperte21 Mar 2012 00:10Good evening,
Kind regards
Unsertraumhaus schrieb:This is probably because Shism is a potential/current or future homeowner, while I have been gaining experience in the construction of single-family homes for 16 years.
Whereas the opinions of Shism and Bauexperte do differ somewhat.
Kind regards
Thank you for your assessments – that already makes me a bit wiser. Although the opinions of Shism and Bauexperte do differ somewhat.That is probably because Shism is a potential/current or future builder, whereas I have been gaining experience with new single-family home construction for 16 years.Bauexperte is probably right! When in doubt, they have more experience than I do.
However, I am somewhat surprised...
Up to this point, and assuming you don’t want to build a cube-shaped house, you should expect around 370,000 EUR for the fully finished house, built with solid construction.What costs are you estimating for the garage, Bauexperte? 40,000–50,000 EUR? That would mean 320,000–330,000 EUR for a house without a basement and without heat pump/electrical installations (which you separately listed at 40,000 EUR), excluding landscaping and additional costs...
That works out to about 1,800 EUR/m² (approximately 167 USD/m²) for 180 m² (1,937 ft²)... Considering that quite a few things are still missing, that is a rather high price per square meter...
If I include the 35,000 EUR additional costs and the 40,000 EUR for the bus/heat pump, I end up with about 2,250 EUR/m² (approximately 209 USD/m²) for the house without garage and landscaping...
I would have estimated it to be cheaper if you don’t have high-end requirements or unusual architecture...
What do you see as the main cost driver here, Bauexperte?
B
Bauexperte21 Mar 2012 22:10Hello,
No, if the double garage is built with masonry and is to have a flat roof, at least €25,000 (without sectional door) must be planned.
"Our dream house" says: "The fit-out should not be high-end, but still upscale" – in that case, I cannot budget less than approximately €1,700.00 to €1,800.00 per square meter (m²) of living space (house). And – whenever I mention prices, this always includes earthworks (assuming normal soil conditions), the driveway, the terrace, as well as painting and floor coverings in the stated price. Turn the key and move in.
I based my calculation on 200 m² of actual living space.
I already included the double garage in the price quoted.
"Our dream house" does not want a simple fit-out, and in terms of architecture, I only factored in a pitched roof; a cube shape or even a stepped floor would add several thousand euros more.
You must not forget that we are talking about 200 m² of pure living space, upscale finishes, and calculated so that one can move in immediately.
Most builders – understandably – mistakenly assume that a house including all features, extras, and additional construction costs (which strictly speaking should not be included in the price per square meter for the house itself) must not cost more than approximately €1,300 per m². That just doesn’t work; I rarely know a house – with completely normal finishes – where all costs combined come in below €1,700 per m².
The architect gets paid, the structural engineer, the building insurer, the government, the notary, the bank, the earthworks contractor, the paving specialist, the seller, and so on. For example, the building insurer has responsibilities both to their client and employees and therefore must budget so they remain financially sound next year as well. This applies across all trades so that in the end, a serious offer results in a fixed price.
There is no single classic cost driver, unless the client has extravagant wishes – for example, a special series of power outlets. I have one right now; the sockets come from Belgium and cost €400 apiece. Or polished concrete floors (currently very popular) instead of tiles or wood flooring – which adds at least €120 per m².
Either way, costs always depend on the wishes of the builder.
Kind regards
Shism schrieb:
What budget are you estimating for the garage, Bauexperte? $40,000-$50,000?
No, if the double garage is built with masonry and is to have a flat roof, at least €25,000 (without sectional door) must be planned.
Shism schrieb:
then that would be around €320,000-330,000 for a house without a basement
"Our dream house" says: "The fit-out should not be high-end, but still upscale" – in that case, I cannot budget less than approximately €1,700.00 to €1,800.00 per square meter (m²) of living space (house). And – whenever I mention prices, this always includes earthworks (assuming normal soil conditions), the driveway, the terrace, as well as painting and floor coverings in the stated price. Turn the key and move in.
Shism schrieb:
and without heat pump/electrical work (you listed that separately at €40,000) without landscaping and additional costs… for 180 m² that’s about €1,800/m²… considering that quite a bit is missing, quite a high price per m²…
I based my calculation on 200 m² of actual living space.
Shism schrieb:
If I add the €35,000 incidental costs and the €40,000 for building services/heat pump, I end up with €2,250/m² for the house without garage…
I already included the double garage in the price quoted.
Shism schrieb:
I would have guessed it could be cheaper without high-end demands or extravagant architecture…
"Our dream house" does not want a simple fit-out, and in terms of architecture, I only factored in a pitched roof; a cube shape or even a stepped floor would add several thousand euros more.
Shism schrieb:
What do you see as the main cost driver here, Bauexperte?
You must not forget that we are talking about 200 m² of pure living space, upscale finishes, and calculated so that one can move in immediately.
Most builders – understandably – mistakenly assume that a house including all features, extras, and additional construction costs (which strictly speaking should not be included in the price per square meter for the house itself) must not cost more than approximately €1,300 per m². That just doesn’t work; I rarely know a house – with completely normal finishes – where all costs combined come in below €1,700 per m².
The architect gets paid, the structural engineer, the building insurer, the government, the notary, the bank, the earthworks contractor, the paving specialist, the seller, and so on. For example, the building insurer has responsibilities both to their client and employees and therefore must budget so they remain financially sound next year as well. This applies across all trades so that in the end, a serious offer results in a fixed price.
There is no single classic cost driver, unless the client has extravagant wishes – for example, a special series of power outlets. I have one right now; the sockets come from Belgium and cost €400 apiece. Or polished concrete floors (currently very popular) instead of tiles or wood flooring – which adds at least €120 per m².
Either way, costs always depend on the wishes of the builder.
Kind regards
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