ᐅ New Single-Family Home Construction in Southern Germany
Created on: 18 Nov 2020 00:43
W
WilderSueden
Hello everyone,
after jumping straight into the basement discussion thread, I want to use this one as an introduction and idea-sharing thread. Some things might seem a bit chaotic at first, but that will surely clear up.
We are expecting our first child in February. Since two rooms are obviously too few for the long term, we need something larger. The housing market here in Konstanz is notoriously difficult, so we didn’t spend much time searching here. Thanks to Corona home office, we focused on areas a bit further away right from the start. Initially, we looked mostly at existing properties, but due to the poor condition of what’s on offer, we unexpectedly ended up deciding to build. We were actually lucky to get a plot in a new development area around Stockach-Pfullendorf. The site started being developed this week and will probably be buildable from summer onward.
Here are some key details:
- He/I am 33, work in the software industry, based in Konstanz, from a rural area
- She is 41, a teacher in the Hegau region, from a city that basically doesn’t exist
- One child on the way, no further children planned and unlikely due to her age
- Currently living in about 65sqm (700 sq ft) with 2.5 rooms in a lovely apartment building…
- Basically, we don’t want anything too fancy—no extensive smart home automation, no luxury mansion with marble and so on. Just something solid and nice. We are not building to fulfill a lifelong dream but to avoid renovating an old house worth half a million euros. Plain wallpaper texture and laminate flooring would be fine for us if the quality is good.
- Accordingly, we don’t mind using a “standard” floor plan from a prefabricated house builder or a typical model home.
- That said, since we are building, it should be energy efficient and we don’t want to use concepts that might soon be politically outdated or unsupported.
- Do-it-yourself work only to a limited extent, as we are neither professionals nor do we have relevant contacts. Also, the new house is a bit further away, so working on it in the evening is unlikely. A weekend of painting before moving in is no problem, and after moving in, doing the carport, terrace, and garden ourselves is also fine.
- The construction partner must be reliable.
Plot and financials:
- Plot roughly 700sqm (7,535 sq ft) at 98€ per sqm → 70,000€, fairly rectangular
- 120,000€ equity (with some reserve left)
- Financing and ownership entirely in my name (unmarried and no joint assets intended)
- Planned overall budget about 500,000€
- Target monthly payment 1,500€
- Accordingly, loan to be repaid in 25 years with that rate, with some extra repayments planned mid-term aiming for about 20 years total
Budget breakdown:
- Plot 70,000€
- Ancillary plot costs 5,000€
- Other construction-related fees 60,000€
- Basement 50,000€
- Kitchen 10,000€
- Driveway, carport, terrace as DIY 15,000€
-----
210,000€
Leaves about 290,000€ in the budget for the house itself, which is probably quite tight for what we have planned. The budget still needs to be adjusted with a buffer.
So far, our wishlist looks roughly like this:
- Not excessively large, more like 120–130sqm (1,290–1,400 sq ft)
- Efficient, modern house
- Photovoltaic system (possibly with battery storage)
- Underfloor heating with heat pump
- Home office for me on the ground floor (makes sense since I mostly work from home)
- Bedroom upstairs, one office for her that also serves as a guest room and reserve nursery
- Large open-plan kitchen/living area
- Basement
- Cistern
- Carport for two cars and one trailer
Our first contact about building was through an ad from the local Town & Country partner. The consultant was friendly, and the show house in Geisingen looked quite nice, but somehow it all felt a bit too conservative. Built according to the Energy Saving Ordinance 2016, standard gas heating. Sure, upgrades are possible, but I’m not sure if a heat pump makes sense under that regulation anymore. The fact that the show house had cracks in the plaster here and there isn’t exactly reassuring either. But the base price is lower. Current status: two meetings, visited the show house, haven’t requested the scope of services yet.
Then we looked a bit into prefab houses. Most offer KfW55 standard, which is closer to what we want and would be a good base for going to KfW40+ since a photovoltaic system is already planned (probably just with battery preparation though). Visited the park in Villingen-Schwenningen. Had a long chat with Schwabenhaus; the consultant seemed to want to downplay costs and was very keen to sell a ground-source heat pump with boreholes. The upgrade options for the promotional houses looked likely to increase costs significantly. Visited Heldhaus, liked it quite a lot but their cost outline overshoots the budget by roughly 100,000€.
Today we had an appointment with Schwörerhaus. The floor plan of one of their promotional houses fits pretty well. Basement plus KfW40+ seems somewhat challenging in combination. Otherwise, a generally good impression; the briefly reviewed scope of services doesn’t give the impression the house would be unpleasant to live in. Let’s see what the first offer will look like. I don’t get the feeling there’s much that could go wrong there.
Next week we have an appointment with Weberhaus. We found a floor plan we really like. The price is initially the highest, but their examples include KfW40+ standard and smart home automation upfront.
Our goal is to narrow down the number of companies we continue with to a maximum of two by Christmas and then decide on a construction partner early next year. In spring, the baby will take priority, not just house planning.
I’ve already posted some thoughts about the basement and possible basement substitutes. The insulation costs for the basement seem to fully consume the additional subsidies, so the photovoltaic battery would have to be paid out of pocket again. One idea on the drive back from the appointment was whether it makes sense to build the house initially to KfW55 standard without extra insulation. The difference in heating costs is relatively small. Then install just the conduit pipes for photovoltaics with battery preparation. A few years later, add a battery once prices drop. That would also likely bring the house closer to the planned budget than going for KfW40+.
These are my thoughts so far. Have I missed anything important?
after jumping straight into the basement discussion thread, I want to use this one as an introduction and idea-sharing thread. Some things might seem a bit chaotic at first, but that will surely clear up.
We are expecting our first child in February. Since two rooms are obviously too few for the long term, we need something larger. The housing market here in Konstanz is notoriously difficult, so we didn’t spend much time searching here. Thanks to Corona home office, we focused on areas a bit further away right from the start. Initially, we looked mostly at existing properties, but due to the poor condition of what’s on offer, we unexpectedly ended up deciding to build. We were actually lucky to get a plot in a new development area around Stockach-Pfullendorf. The site started being developed this week and will probably be buildable from summer onward.
Here are some key details:
- He/I am 33, work in the software industry, based in Konstanz, from a rural area
- She is 41, a teacher in the Hegau region, from a city that basically doesn’t exist
- One child on the way, no further children planned and unlikely due to her age
- Currently living in about 65sqm (700 sq ft) with 2.5 rooms in a lovely apartment building…
- Basically, we don’t want anything too fancy—no extensive smart home automation, no luxury mansion with marble and so on. Just something solid and nice. We are not building to fulfill a lifelong dream but to avoid renovating an old house worth half a million euros. Plain wallpaper texture and laminate flooring would be fine for us if the quality is good.
- Accordingly, we don’t mind using a “standard” floor plan from a prefabricated house builder or a typical model home.
- That said, since we are building, it should be energy efficient and we don’t want to use concepts that might soon be politically outdated or unsupported.
- Do-it-yourself work only to a limited extent, as we are neither professionals nor do we have relevant contacts. Also, the new house is a bit further away, so working on it in the evening is unlikely. A weekend of painting before moving in is no problem, and after moving in, doing the carport, terrace, and garden ourselves is also fine.
- The construction partner must be reliable.
Plot and financials:
- Plot roughly 700sqm (7,535 sq ft) at 98€ per sqm → 70,000€, fairly rectangular
- 120,000€ equity (with some reserve left)
- Financing and ownership entirely in my name (unmarried and no joint assets intended)
- Planned overall budget about 500,000€
- Target monthly payment 1,500€
- Accordingly, loan to be repaid in 25 years with that rate, with some extra repayments planned mid-term aiming for about 20 years total
Budget breakdown:
- Plot 70,000€
- Ancillary plot costs 5,000€
- Other construction-related fees 60,000€
- Basement 50,000€
- Kitchen 10,000€
- Driveway, carport, terrace as DIY 15,000€
-----
210,000€
Leaves about 290,000€ in the budget for the house itself, which is probably quite tight for what we have planned. The budget still needs to be adjusted with a buffer.
So far, our wishlist looks roughly like this:
- Not excessively large, more like 120–130sqm (1,290–1,400 sq ft)
- Efficient, modern house
- Photovoltaic system (possibly with battery storage)
- Underfloor heating with heat pump
- Home office for me on the ground floor (makes sense since I mostly work from home)
- Bedroom upstairs, one office for her that also serves as a guest room and reserve nursery
- Large open-plan kitchen/living area
- Basement
- Cistern
- Carport for two cars and one trailer
Our first contact about building was through an ad from the local Town & Country partner. The consultant was friendly, and the show house in Geisingen looked quite nice, but somehow it all felt a bit too conservative. Built according to the Energy Saving Ordinance 2016, standard gas heating. Sure, upgrades are possible, but I’m not sure if a heat pump makes sense under that regulation anymore. The fact that the show house had cracks in the plaster here and there isn’t exactly reassuring either. But the base price is lower. Current status: two meetings, visited the show house, haven’t requested the scope of services yet.
Then we looked a bit into prefab houses. Most offer KfW55 standard, which is closer to what we want and would be a good base for going to KfW40+ since a photovoltaic system is already planned (probably just with battery preparation though). Visited the park in Villingen-Schwenningen. Had a long chat with Schwabenhaus; the consultant seemed to want to downplay costs and was very keen to sell a ground-source heat pump with boreholes. The upgrade options for the promotional houses looked likely to increase costs significantly. Visited Heldhaus, liked it quite a lot but their cost outline overshoots the budget by roughly 100,000€.
Today we had an appointment with Schwörerhaus. The floor plan of one of their promotional houses fits pretty well. Basement plus KfW40+ seems somewhat challenging in combination. Otherwise, a generally good impression; the briefly reviewed scope of services doesn’t give the impression the house would be unpleasant to live in. Let’s see what the first offer will look like. I don’t get the feeling there’s much that could go wrong there.
Next week we have an appointment with Weberhaus. We found a floor plan we really like. The price is initially the highest, but their examples include KfW40+ standard and smart home automation upfront.
Our goal is to narrow down the number of companies we continue with to a maximum of two by Christmas and then decide on a construction partner early next year. In spring, the baby will take priority, not just house planning.
I’ve already posted some thoughts about the basement and possible basement substitutes. The insulation costs for the basement seem to fully consume the additional subsidies, so the photovoltaic battery would have to be paid out of pocket again. One idea on the drive back from the appointment was whether it makes sense to build the house initially to KfW55 standard without extra insulation. The difference in heating costs is relatively small. Then install just the conduit pipes for photovoltaics with battery preparation. A few years later, add a battery once prices drop. That would also likely bring the house closer to the planned budget than going for KfW40+.
These are my thoughts so far. Have I missed anything important?
Hausbau0815 schrieb:
By the way, I just think the two bay windows in the basement are simply brilliant.Yes, there they are, the 80s 😉pagoni2020 schrieb:
For example, I wouldn't pay for a room dedicated to adult parties. These ALWAYS take place in the living area where I feel most comfortable and/or on the terrace. A party basement, whether for young or old, feels outdated to me and doesn’t fit today’s lifestyle. As I said: this is just MY way of thinking and living.netuser schrieb:
Party basements had their heyday in the ’70s and ’80s (!?), and I don’t know anyone nowadays who still uses theirs.Exactly. The ’80s. My parents already ran away from a party in the basement in the ’90s. I thought I had the house to myself, but they were back by 9 p.m. 😱
And I fondly remember children’s parties where spin the bottle was part of the fun—in the party basement.
Ten years ago, I had to sit in the party basement for New Year’s Eve… oh my, that was terrible. Life goes on above your head, and you miss out on everything 😀
Never again!
pagoni2020 schrieb:
I wouldn’t need such rooms at all.No one really needs them. Just because grandma had a storage cellar and the pantry was so cool (for a child that was amazing, especially if you grew up in a rental apartment), doesn’t mean you need one yourself unless you grow your own vegetables.
Parties still exist, but nowadays young people are more likely to get creative in the kitchen, camp outside, roast bread over an open fire, protest on Fridays, or just chill in front of the TV.
Of course, if your kids have space-consuming hobbies, such rooms might make sense. But parties, in my opinion, should gladly be held together with me in an accessible, comfortable space on one floor.
pagoni2020 schrieb:
With the frequently mentioned financial budget limits here, I always find myself wondering what people still consider "normal" or what they don’t want to compromise on despite tight budgets. I would rather invest every dollar in great living space.Yes, wasn’t there someone who preferred to skip the whole house rather than build without a basement?If I had had $50,000 left over after building my house, it would all have gone into above-ground finishes. I wouldn’t hide a single dollar underground. And if I had two or three more kids, they would have had a play area under the roof with natural daylight. But old furniture—that would go right to the charity shop.
My first cousin once removed has a billiard table in a dedicated living room. But her husband loves billiards and plays very often and enthusiastically. That’s why he doesn’t want it in the basement either.
Parties were held in the pergola with an open fireplace, both in summer and winter. We just had to clean the restroom the next day.
The debate about whether to have a basement or not is really unnecessary. Considering the forum, the original poster’s plan is quite modest. I’d like to know how the €3000 per square meter (around $320 per square foot) cost is justified.
Parties were held in the pergola with an open fireplace, both in summer and winter. We just had to clean the restroom the next day.
The debate about whether to have a basement or not is really unnecessary. Considering the forum, the original poster’s plan is quite modest. I’d like to know how the €3000 per square meter (around $320 per square foot) cost is justified.
W
WilderSueden23 Dec 2020 15:04haydee schrieb:
The debate about whether to have a basement or not is unnecessary. The original poster’s plan is quite modest for forum standards. I’m curious to know how they arrive at 3000 euros per square meter. I’d like to know that as well. Weberhaus has a reputation for being expensive, and since their standard prices already start at 2500€/m² (around $230 per sq ft), with things like a heat pump and underfloor heating added on top, that’s at least understandable to me. On top of that, they still pass some costs on to the homeowner that arguably shouldn’t be there (e.g., complete blinding layer, plastering the floor slab). As for the local general contractor, it’s still a mystery to me how the price comes about. The design certainly includes many windows, and the upper floor is quite tall. But even if you reduce it to a real 1.5-story house, the all-inclusive package should be included for the price to make sense.
The only provider we’ve seen that isn’t as expensive so far is Town & Country. Their prices are just over 2000€/m² (around $185 per sq ft), but that excludes flooring, painting, and photovoltaic systems. Adding some upgrades, we’ll likely end up around 2500€/m² (around $230 per sq ft).
P
pagoni202023 Dec 2020 15:07haydee schrieb:
My first cousin once removed has a dedicated room for the pool table. But her husband loves playing billiards and does so very often and enthusiastically. That’s why she doesn’t want it in the basement. Great idea......
haydee schrieb:
We just had to clean the bathroom the next day. Just as great when the teens get to do it themselves
WilderSueden schrieb:
...They are just over €2000, but this excludes flooring, painting, and photovoltaic systems.In my view, photovoltaic systems should at least be quoted separately from outside suppliers. Usually, this is where you tend to pay significantly more otherwise.
W
WilderSueden23 Dec 2020 15:14It depends. Weberhaus includes it for 20,000 EUR (9.7 kWp and 10 kWh battery storage), which seems reasonable, and I wouldn’t have to worry about synchronizing it myself. Schwörerhaus wanted almost the same price for half the capacity.
At Town & Country, the salesperson advised me to arrange it myself and only use the conduit. In this case, calling the salesperson a consultant actually applies.
At Town & Country, the salesperson advised me to arrange it myself and only use the conduit. In this case, calling the salesperson a consultant actually applies.