We are currently planning our floor layout and would like to get another opinion:
Plot size: 472 sqm (16 * 29.5 meters)
Slope: no (plot is 1 m (3 ft) below street level)
Floor area ratio: 0.4
Gross floor area ratio: 0.8
Building envelope, building line, and boundary: 5 m (16 ft) setback from the street, 16 m (52 ft) wide and 14 m (46 ft) deep
Edge development: no (garage allowed)
Number of parking spaces: 2
Number of floors: 2
Roof type: 20–45 degrees or flat roof
Style: no specifications
Orientation: no preference
Maximum heights/limits: unknown
Other requirements: surface water infiltration
Requirements from the homeowners
“Standard” gable roof without special features
Living area approx. 130 sqm (1,400 sq ft)
Occupants: 2 adults + 1 child (1 more planned)
With basement (firstly, we want one, and secondly, it was said that for a lower level plot it doesn’t make sense not to build one)
Guest room used as a family office and for guests (about once every 2 months)
No open kitchen
No fireplace
House design
Design comes from the planner of the general contractor
The house would be rotated about 20 degrees to the right on the plot
Knee wall height is 75 cm (30 inches)
Roof pitch is 45 degrees
Garage is planned on the left side of the house
-------------
Ground floor:
The pantry is intended as a storage room for vacuum cleaner etc., but we are now leaning towards removing it completely to have more space in the hallway for a coat rack etc., possibly to avoid it becoming too tight(?) and to reserve the guest room for these items instead.
The kitchen should actually be large enough, but should it be made slightly bigger if the pantry is removed?
The guest toilet is small, but I know the size from my parents’ house and find it sufficient.
We would also like to have a window on the right side in the living room, near the dining table.
Upper floor:
We are unsure about the different sizes of the children’s rooms, but think it is still within a reasonable range?
Thanks in advance!
Plot size: 472 sqm (16 * 29.5 meters)
Slope: no (plot is 1 m (3 ft) below street level)
Floor area ratio: 0.4
Gross floor area ratio: 0.8
Building envelope, building line, and boundary: 5 m (16 ft) setback from the street, 16 m (52 ft) wide and 14 m (46 ft) deep
Edge development: no (garage allowed)
Number of parking spaces: 2
Number of floors: 2
Roof type: 20–45 degrees or flat roof
Style: no specifications
Orientation: no preference
Maximum heights/limits: unknown
Other requirements: surface water infiltration
Requirements from the homeowners
“Standard” gable roof without special features
Living area approx. 130 sqm (1,400 sq ft)
Occupants: 2 adults + 1 child (1 more planned)
With basement (firstly, we want one, and secondly, it was said that for a lower level plot it doesn’t make sense not to build one)
Guest room used as a family office and for guests (about once every 2 months)
No open kitchen
No fireplace
House design
Design comes from the planner of the general contractor
The house would be rotated about 20 degrees to the right on the plot
Knee wall height is 75 cm (30 inches)
Roof pitch is 45 degrees
Garage is planned on the left side of the house
-------------
Ground floor:
The pantry is intended as a storage room for vacuum cleaner etc., but we are now leaning towards removing it completely to have more space in the hallway for a coat rack etc., possibly to avoid it becoming too tight(?) and to reserve the guest room for these items instead.
The kitchen should actually be large enough, but should it be made slightly bigger if the pantry is removed?
The guest toilet is small, but I know the size from my parents’ house and find it sufficient.
We would also like to have a window on the right side in the living room, near the dining table.
Upper floor:
We are unsure about the different sizes of the children’s rooms, but think it is still within a reasonable range?
Thanks in advance!
B
Bauexperte15 Sep 2015 15:25Final schrieb:
@Bauexperte:
Good deduction, you probably recognized it mainly by the greenery 😉?Among other things – I know my competitors quite well 😉Final schrieb:
The problem is that the reservation for the plot will expire soon, and an extension isn’t possible because several other interested parties are still on the list.I understand, but that shouldn’t be the reason to give up on the plot if you want/can buy it. The seller should have already given you a price for the design, right? Otherwise, I can gladly estimate that for you if you think it would help you decide for or against the plot. However, house prices can only provide limited guidance; additional costs may arise due to the soil conditions of the plot.Regards, Bauexperte
Thank you for the offer, I gladly accept.
Our current estimate for everything looks like this (hope this is sufficient as information):
Land: €80,000
Land transfer tax/notary fees (7.5%): €6,000
House itself: €220,000 (133.94 m² (1,441 sq ft) or 120.19 m² (1,294 sq ft) living area + waterproof basement)
Utility connection costs: €12,000
Surveying/building permit application: €2,100
Provision of construction water/electricity: €1,000
Soil report: €550
Site-specific work (soil removal, backfilling, clearing, etc.): €10,000
Other incidental construction costs (various administrative procedures): €3,500
Outdoor landscaping: €5,000 (I know this will only cover the basics)
95 m² (1,023 sq ft) laminate flooring ~ €20/m²: €2,000
Wallpapering: €2,500
We are also planning to hire an external construction manager: I hope €4,000 is a reasonable estimate
Total: approximately €350,000
Our current estimate for everything looks like this (hope this is sufficient as information):
Land: €80,000
Land transfer tax/notary fees (7.5%): €6,000
House itself: €220,000 (133.94 m² (1,441 sq ft) or 120.19 m² (1,294 sq ft) living area + waterproof basement)
Utility connection costs: €12,000
Surveying/building permit application: €2,100
Provision of construction water/electricity: €1,000
Soil report: €550
Site-specific work (soil removal, backfilling, clearing, etc.): €10,000
Other incidental construction costs (various administrative procedures): €3,500
Outdoor landscaping: €5,000 (I know this will only cover the basics)
95 m² (1,023 sq ft) laminate flooring ~ €20/m²: €2,000
Wallpapering: €2,500
We are also planning to hire an external construction manager: I hope €4,000 is a reasonable estimate
Total: approximately €350,000
B
Bauexperte15 Sep 2015 16:32Final schrieb:
Our current estimate for everything looks like this (hope this provides enough details):
Plot of land: €80,000
Property transfer tax/notary fees (7.5%): €6,000
House itself: €220,000 (133.94 m² (1440 sq ft) or 120.19 m² (1293 sq ft) living space + waterproof concrete basement)
Utility connection fees: €12,000
Surveying/building permit application: €2,100
Provision of construction water/power: €1,000
Soil survey: €550
Plot-specific work (soil removal, backfilling, clearing, etc.): €10,000
Other additional construction costs (various administrative procedures): €3,500
Exterior landscaping: €5,000 (I know this will only cover the basics)
95 m² (1023 sq ft) laminate flooring at ~€20 per m²: €2,000
Wallpaper: €2,500
We are also planning an external construction supervisor: I hope €4,000 is not too far off
Total: approximately €350,000 Here is my estimate:
Plot of land: €80,000
Single-family house built to KfW 70 standard: €214,000
Basement made of waterproof concrete (integral tank) without extra costs for exposed masonry: €48,000
Five-stage inspection during construction, e.g., TÜV: €3,500
Additional construction costs: €40,000
Painting and flooring work on turnkey basis: €20,000
Exterior landscaping on turnkey basis: €10,000 (only the essentials)
Reserves for extras: €10,000
Estimated total: €425,500 for the regional planning area.
We are now several thousand euros apart; if I take your price expectations for painting, flooring, and exterior landscaping (fully aware that these may be underestimated), the difference is "only" €45,500—but that is still significant money.
My estimate does not yet include additional costs due to the slight slope of the site; these can only be calculated accurately once the land is filled. However, some thousands of euros could still be lurking there. From your information, I cannot see that this is a true slope. Are you sure it wouldn’t be better to raise the ground level? It would be disastrous to have rainwater flow from the street—at a higher elevation—toward the single-family house. Raising the plot would also be cheaper than a basement, especially a waterproof concrete basement. Even in the case of backfilling, there would be significant additional costs, but in my opinion, it is better invested and cheaper than the alternative.
PS: The competitor often uses truss roofs to visually lower the sales price. However, the requirements for truss roofs have increased. The timber currently allowed is much more expensive than in the provider’s earlier calculations. Conclusion: from a cost perspective, a truss roof is not worthwhile.
Best regards, Bauexperte
Phew, that’s already quite a difference.
What do you mean by "piling up"?
The plot is flat, but the road will be about 1 meter (3 feet) higher overall (the building authority said this is so they can access the sewer).
All the general contractors we talked to then said that piling up soil for a slab foundation isn’t worth it, because you have to build on undisturbed soil. Otherwise, you have to work with pier foundations(?), which are expensive?
What do you mean by "piling up"?
The plot is flat, but the road will be about 1 meter (3 feet) higher overall (the building authority said this is so they can access the sewer).
All the general contractors we talked to then said that piling up soil for a slab foundation isn’t worth it, because you have to build on undisturbed soil. Otherwise, you have to work with pier foundations(?), which are expensive?
B
Bauexperte15 Sep 2015 17:27Final schrieb:
What do you mean by "adding fill"? Adjust the building plot and working area to the street level.
Final schrieb:
All the general contractors we talked to said that adding fill for a slab foundation is not cost-effective because you have to build on undisturbed soil, otherwise you need to use pier foundations(?), which are expensive? This is a rough calculation, and if I were you, I would ask them to provide detailed numbers. I doubt—knowing that gravel is also not cheap—that adding 1.00 m (3.3 feet) of fill will cost as much as a basement constructed as a waterproof concrete shell plus the costs of necessary earthworks and plastering the exposed masonry.
But—as always, I don’t claim to have all the answers; maybe I’m just mistaken 😉
Best regards, Bauexperte
In reverse, the house would probably need to be somewhat larger since at least the utility room and storage space need to be moved out of the basement.
However, breaking down the costs for this would likely go beyond the scope here.
Thanks for the suggestion; I will take it into consideration for the planning.
However, breaking down the costs for this would likely go beyond the scope here.
Thanks for the suggestion; I will take it into consideration for the planning.
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