ᐅ Planning a single-family house (basement + ground floor + upper floor) on a 480 m² plot
Created on: 19 Jan 2022 17:37
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Elias_dee
Hello! In another thread, I was advised to present my project here. First of all, we are still at the very beginning of the planning process, have luckily secured a plot of land, and now need to study everything carefully. Tips, criticism, suggestions, etc., are always welcome.
Here are "our" key data:
- We are 2 adults, no children, and none planned for the time being
- Electricity consumption: about 3,000 - 3,500 kWh
- Hot water consumption: I don’t have exact data right now, but it’s rather high because we shower with warm water every day
- Fairly handy, so we would like to do at least the painting ourselves (interior + exterior), lay floor coverings (except tiles), and do the garden completely ourselves (we already have experience in all these areas)
Here are the key data for the plot:
- Plot size 480 m² (5,167 ft²)
- New development area
- 2 parking spaces required
- 2 full floors mandatory according to the development plan / zoning plan (building permit / planning permission)
- Ridge direction East-West, renewable energy preferred according to the development plan, photovoltaic as an independent roofing layer is possible
And here is what we want for the house:
- Ground floor with living room, kitchen, guest room, and bathroom with shower
- Upper floor with bedroom, walk-in closet, bathroom with shower, office 1, office 2
- Basement with technical room, utility room, possibly sauna and fitness area, but this might shift to just fitness + sauna in the garden
- Central long straight staircase as a design element
- About 80 m² (860 ft²) living space per floor
- Garage: We want an attached (prefabricated?) garage with direct access to the house plus a carport on the opposite side of the house (unfortunately required by the development/zoning plan)
According to the current plan (but I am still very uncertain here, so criticism is always welcome):
- Build according to KfW55 standard, even if there is no subsidy, or at least close to it—KfW40 does not seem worthwhile to me
- Natural gas connection is already laid to the plot, so my current preference is natural gas heating combined with solar thermal energy (for hot water and heating)
- Photovoltaics are currently not planned, as I don’t see the advantage given the low feed-in tariff
- A ventilation system, although I’m not sure yet if it should be central or decentralized
I can’t think of anything else at the moment—comments on anything are always welcome.
Thanks and best regards!
Elias_dee
Here are "our" key data:
- We are 2 adults, no children, and none planned for the time being
- Electricity consumption: about 3,000 - 3,500 kWh
- Hot water consumption: I don’t have exact data right now, but it’s rather high because we shower with warm water every day
- Fairly handy, so we would like to do at least the painting ourselves (interior + exterior), lay floor coverings (except tiles), and do the garden completely ourselves (we already have experience in all these areas)
Here are the key data for the plot:
- Plot size 480 m² (5,167 ft²)
- New development area
- 2 parking spaces required
- 2 full floors mandatory according to the development plan / zoning plan (building permit / planning permission)
- Ridge direction East-West, renewable energy preferred according to the development plan, photovoltaic as an independent roofing layer is possible
And here is what we want for the house:
- Ground floor with living room, kitchen, guest room, and bathroom with shower
- Upper floor with bedroom, walk-in closet, bathroom with shower, office 1, office 2
- Basement with technical room, utility room, possibly sauna and fitness area, but this might shift to just fitness + sauna in the garden
- Central long straight staircase as a design element
- About 80 m² (860 ft²) living space per floor
- Garage: We want an attached (prefabricated?) garage with direct access to the house plus a carport on the opposite side of the house (unfortunately required by the development/zoning plan)
According to the current plan (but I am still very uncertain here, so criticism is always welcome):
- Build according to KfW55 standard, even if there is no subsidy, or at least close to it—KfW40 does not seem worthwhile to me
- Natural gas connection is already laid to the plot, so my current preference is natural gas heating combined with solar thermal energy (for hot water and heating)
- Photovoltaics are currently not planned, as I don’t see the advantage given the low feed-in tariff
- A ventilation system, although I’m not sure yet if it should be central or decentralized
I can’t think of anything else at the moment—comments on anything are always welcome.
Thanks and best regards!
Elias_dee
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Elias_dee20 Jan 2022 15:25face26 schrieb:
I don’t want to just harp on the budget, but your 900 (thousand) seems shaky.
For example, my rough estimate doesn’t include an architect (around 50,000) (about 50k) yet.
There’s also no contingency included. And since you’re just starting to plan, factor in a 5–10% price increase by the time you get that far.
And just saying... integrating a sauna into a bathroom—unless we’re talking about a simple DIY infrared cabin from a hardware store—is going to add at least 10,000–15,000 more on top.
You already mentioned the carport can come later and that you’ll do some things yourself. Don’t overestimate that though. Materials still cost money, especially for outdoor work (like retaining walls, if needed).
For the budget, check this as well https://www.hausbau-forum.de/threads/ueberpruefung-gesamtkostenschaetzung-und-planungsauftrag.42363/ Phew... f*ck. Thanks for the advice. I really need to do a careful recalculation and get some quotes. You can get a plot of land relatively cheaply, and yet the whole construction project is still on shaky ground... why couldn’t I have just inherited money or at least bought 20 Bitcoins five years ago 🙁
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Elias_dee20 Jan 2022 15:35Tolentino schrieb:
Yes, I remember back in 2009 thinking how ridiculous it was to use electricity just to earn some virtual play money.
I should have done it though, the computer was always on anyway; instead of loading the donkey, I should have been mining BCs. But imagine if you had done it and eventually accumulated 100 Bitcoins, and then the price rose to 10 € per BTC and you sold everything: "Cool, made 1,000 € profit!" 😀 That’s probably what would have happened to me.
Well, that’s off topic now. Coulda, woulda, shoulda...
It really can’t be that you can’t get a single-family house for under a million... I need to recalculate everything and see what might still be cut.
Elias_dee schrieb:
It really can’t be true that you can’t get a single-family house for under a million... I need to recalculate everything and see what might possibly be cut. Of course, you can get a single-family house for under a million.
But not in Bavaria with a basement, partly finished to living space standards, 160 sqm (1,722 sq ft), sauna in the bathroom, turnkey, garage plus carport.
Might sound harsh, but you have quite an extensive program for two people.
Calculate with 140 sqm (1,507 sq ft), without sauna, without basement (instead a larger garage or an additional utility room extension, etc.). You’ll end up well under 1 million.
You can still find some, just not always where you’d prefer.
If your job allows, consider looking at the Harz region, eastern Brandenburg, Saxony, and Saxony-Anhalt. Allegedly, there are still affordable rural areas in Lower Saxony and the Eifel as well.
Addendum: Northeastern Bavaria was mentioned earlier in another thread. And then just hire craftsmen from the Czech Republic...
Just yesterday, I watched an episode of "Das Schnäppchenhaus." An interesting Swabian couple bought a house with a barn in Thuringia for 7,000 EUR (about $7,700) and made it livable themselves—though you can’t really say it was fully renovated.
If your job allows, consider looking at the Harz region, eastern Brandenburg, Saxony, and Saxony-Anhalt. Allegedly, there are still affordable rural areas in Lower Saxony and the Eifel as well.
Addendum: Northeastern Bavaria was mentioned earlier in another thread. And then just hire craftsmen from the Czech Republic...
Just yesterday, I watched an episode of "Das Schnäppchenhaus." An interesting Swabian couple bought a house with a barn in Thuringia for 7,000 EUR (about $7,700) and made it livable themselves—though you can’t really say it was fully renovated.
11ant schrieb:
I would N.E.V.E.R. inflate a house just to showcase a staircase. No man can be that handsome (sang Gitte) 🙂 Yes, they can!
I would do it if the costs for the additional living space also make sense in terms of benefit.
face26 schrieb:
You already said the carport could be added later, and you can do some of the work yourself. But don’t overestimate that. The materials still cost... and ... and you have to have the time. Painting can easily take half a year of vacation time.
face26 schrieb:
Plan on 140 m² (1,507 sq ft), without a sauna or basement (but with a larger garage or an additional utility/technical room, etc.). You’ll come in well under 1 million. Well, a nice 2 x 2 meter (6.5 x 6.5 feet) sauna in the master bathroom is still possible. You don’t have to give up everything here in Bavaria 😉
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