ᐅ Single-family house plot C630 Heinz von Heiden at the location in Saxony
Created on: 22 Apr 2022 14:54
O
Oberhäslich
I have browsed through several posts here in the forum and contributed occasionally. Today, I would like to take the opportunity to post a kind of diary about our project, ultimately to look back on the whole thing in the future and see what could have gone better – for my own learning experience.
We will be building in Saxony, near Dippoldiswalde (22 minutes and 19 km (12 miles) from Dresden). We currently live in a rental apartment in Dresden. Our workplaces will remain in Dresden; working from home is planned about 1-2 days a week. It is also worth mentioning that our child lives with us, and my two older children from a previous relationship occasionally stay overnight.
We found the plot at the end of 2021; the listing had been online for a few months at over €165,000. No one really wanted it because the 3,100 m² (33,365 sq ft) plot includes a protected biotope (an old meadow orchard) in the back, which cannot be built on. Additionally, there is a separate owner to the left, right, and in the center. We have what is basically a servient plot with easements (water, electricity, etc.). Since I tend to be optimistic and see this as an opportunity, we just had to have it. In the end, after negotiations, we bought it for €130,000, which personally I consider a bargain. The owner of the neighboring property (one house on the left, one plot with a bungalow on the right) is already 86 years old and in assisted living. We have already discussed a possible exchange or purchase with their successors at some point in the future.
Our general mindset is simple. Everything can be standard, functional, and serve its purpose. We do not like to spend extra money on things that only look good (like paint). I also buy and collect many items for the house and plot via local classified ads, especially for garden design right now—there are many giveaways 🙂
I really enjoy managing and planning the project and handle about 99% of the arrangements. My girlfriend fully trusts me in this. It is definitely an advantage and very relaxing not to have to discuss every single tile choice. Also, I make decisions quickly. We are building with Heinz von Heiden because I believe the price-performance ratio is good here. What the end result will be remains to be seen, but considering that they have built 50,000 houses, there is trust.
No official zoning plan. Building according to the surrounding development since it is a village. Mixed-use area, open development according to Section 34, Paragraph 1.
Plot size: 3,152 m²
Slope: 5%
Number of floors: 2 full stories
Roof type: gable roof, 25 degrees
Style: country house
Orientation: terrace facing northwest
Additional requirements: From the sewage operator: cistern (an old but good 3-chamber septic tank already exists and will be used)
Client Requirements
Basement, floors: no basement, 2 full stories
Number of people, ages: 3 (M: 36, F: 36, Child: 3)
Space requirement on ground and upper floors: 80 m² (860 sq ft) each
Office: family use or home office?: yes, an office/hobby room upstairs
Guests per year: occasionally, hence a guest room and shower bathroom on the ground floor (also in case one cannot go upstairs with age)
Open or closed architecture: ground floor rather open, upper floor closed
Conservative or modern style: mixed
Open kitchen, kitchen island: open kitchen, no kitchen island
Number of dining seats: 12 (the table is already owned, so no kitchen island)
Fireplace: planned, but the builder wants €6,000 for a masonry fireplace in the center of the house, which I find expensive. I want to install a stainless steel fireplace on the exterior wall myself.
Music/stereo wall: less important
Balcony, roof terrace: no, poor cost-benefit ratio given the large plot
Garage, carport: steel garage 6 x 8 m (20 x 26 ft) with gable roof, 3.30 m (10.8 ft) high and with electric door for the man of the house :p
Useful garden, greenhouse: not important for now
Other wishes/peculiarities/daily routine, including reasons why something should or should not be done: my major wish is definitely a fireplace, but it must be room-air-independent because the house has KfW55 energy standard. I am hoping to get some advice here in the forum on retrofitting a stainless steel chimney.
House Design
Who planned the design:
- Planner from a construction company: Heinz von Heiden prefab house C630 (The Immutable)
- Architect: Heinz von Heiden
- Do-it-yourself: painting and flooring, tiling, excavation, landscaping, and utility earthworks
What do you particularly like? Why?
We especially like the open area comprising entrance, living room, and kitchen with a glazed front facing the garden. The floor plan convinced us immediately. And of course, the space with 160 m² (1,722 sq ft). We currently have 91 m² (979 sq ft).
What do you dislike? Why?
It is rightly called "The Immutable," as walls cannot be changed. But it was €30,000 to €40,000 cheaper because of that.
Price estimate according to architect/planner: fixed-price contract signed in February with 15 months price guarantee:
~€260,000 including special features (standard: ~€235,000)
Included: air-to-air heat pump with storage, large controlled ventilation system, electric shutters on ground and upper floors, underfloor heating on both floors, all materials except tiles, floors, and walls
Preferred heating technology: air-to-air heat pump – not changeable
If you have to give up any details or extras:
- You can forego: upper full floor, large controlled ventilation system, electric shutters, photovoltaic (preparation only)
- You cannot forego: fireplace, 6 rooms
Why is the design as it is?
Standard design from the planner?
Yes
Which wishes were implemented by the architect?
Changes to windows and access to the master bathroom through the bedroom
What makes it particularly good or bad in your opinion?
Open design, large and sufficient rooms
Financing
Through our local savings bank. The plot is still variable at 1.8% interest, and the house loan for 15 years also at 1.8%. Equity is about 17%. Monthly payments should be around €1,380.
Construction costs per m² without additional building costs: €260,000/160 m²: ~€1,625/m²
Construction costs per m² including additional building costs: €322,000/160 m²: ~€2,012/m²
Plot cost without additional costs: €130,000/3,152 m²: €41.24/m²
Plot cost including additional costs: €147,000/3,152 m²: ~€47/m²
As mentioned, I am writing this primarily for myself as a "diary" to document everything in writing. Maybe it will also be included in the construction folder that I keep very meticulously – accountant mode 🙄 😀 I am always grateful for suggestions, opinions, tips, but also critical feedback as food for thought. Questions will certainly arise over time. You find a lot on the internet and other posts.
I am open to questions about the house, costs, builder, etc. anytime.
We will be building in Saxony, near Dippoldiswalde (22 minutes and 19 km (12 miles) from Dresden). We currently live in a rental apartment in Dresden. Our workplaces will remain in Dresden; working from home is planned about 1-2 days a week. It is also worth mentioning that our child lives with us, and my two older children from a previous relationship occasionally stay overnight.
We found the plot at the end of 2021; the listing had been online for a few months at over €165,000. No one really wanted it because the 3,100 m² (33,365 sq ft) plot includes a protected biotope (an old meadow orchard) in the back, which cannot be built on. Additionally, there is a separate owner to the left, right, and in the center. We have what is basically a servient plot with easements (water, electricity, etc.). Since I tend to be optimistic and see this as an opportunity, we just had to have it. In the end, after negotiations, we bought it for €130,000, which personally I consider a bargain. The owner of the neighboring property (one house on the left, one plot with a bungalow on the right) is already 86 years old and in assisted living. We have already discussed a possible exchange or purchase with their successors at some point in the future.
Our general mindset is simple. Everything can be standard, functional, and serve its purpose. We do not like to spend extra money on things that only look good (like paint). I also buy and collect many items for the house and plot via local classified ads, especially for garden design right now—there are many giveaways 🙂
I really enjoy managing and planning the project and handle about 99% of the arrangements. My girlfriend fully trusts me in this. It is definitely an advantage and very relaxing not to have to discuss every single tile choice. Also, I make decisions quickly. We are building with Heinz von Heiden because I believe the price-performance ratio is good here. What the end result will be remains to be seen, but considering that they have built 50,000 houses, there is trust.
No official zoning plan. Building according to the surrounding development since it is a village. Mixed-use area, open development according to Section 34, Paragraph 1.
Plot size: 3,152 m²
Slope: 5%
Number of floors: 2 full stories
Roof type: gable roof, 25 degrees
Style: country house
Orientation: terrace facing northwest
Additional requirements: From the sewage operator: cistern (an old but good 3-chamber septic tank already exists and will be used)
Client Requirements
Basement, floors: no basement, 2 full stories
Number of people, ages: 3 (M: 36, F: 36, Child: 3)
Space requirement on ground and upper floors: 80 m² (860 sq ft) each
Office: family use or home office?: yes, an office/hobby room upstairs
Guests per year: occasionally, hence a guest room and shower bathroom on the ground floor (also in case one cannot go upstairs with age)
Open or closed architecture: ground floor rather open, upper floor closed
Conservative or modern style: mixed
Open kitchen, kitchen island: open kitchen, no kitchen island
Number of dining seats: 12 (the table is already owned, so no kitchen island)
Fireplace: planned, but the builder wants €6,000 for a masonry fireplace in the center of the house, which I find expensive. I want to install a stainless steel fireplace on the exterior wall myself.
Music/stereo wall: less important
Balcony, roof terrace: no, poor cost-benefit ratio given the large plot
Garage, carport: steel garage 6 x 8 m (20 x 26 ft) with gable roof, 3.30 m (10.8 ft) high and with electric door for the man of the house :p
Useful garden, greenhouse: not important for now
Other wishes/peculiarities/daily routine, including reasons why something should or should not be done: my major wish is definitely a fireplace, but it must be room-air-independent because the house has KfW55 energy standard. I am hoping to get some advice here in the forum on retrofitting a stainless steel chimney.
House Design
Who planned the design:
- Planner from a construction company: Heinz von Heiden prefab house C630 (The Immutable)
- Architect: Heinz von Heiden
- Do-it-yourself: painting and flooring, tiling, excavation, landscaping, and utility earthworks
What do you particularly like? Why?
We especially like the open area comprising entrance, living room, and kitchen with a glazed front facing the garden. The floor plan convinced us immediately. And of course, the space with 160 m² (1,722 sq ft). We currently have 91 m² (979 sq ft).
What do you dislike? Why?
It is rightly called "The Immutable," as walls cannot be changed. But it was €30,000 to €40,000 cheaper because of that.
Price estimate according to architect/planner: fixed-price contract signed in February with 15 months price guarantee:
~€260,000 including special features (standard: ~€235,000)
Included: air-to-air heat pump with storage, large controlled ventilation system, electric shutters on ground and upper floors, underfloor heating on both floors, all materials except tiles, floors, and walls
Preferred heating technology: air-to-air heat pump – not changeable
If you have to give up any details or extras:
- You can forego: upper full floor, large controlled ventilation system, electric shutters, photovoltaic (preparation only)
- You cannot forego: fireplace, 6 rooms
Why is the design as it is?
Standard design from the planner?
Yes
Which wishes were implemented by the architect?
Changes to windows and access to the master bathroom through the bedroom
What makes it particularly good or bad in your opinion?
Open design, large and sufficient rooms
Financing
Through our local savings bank. The plot is still variable at 1.8% interest, and the house loan for 15 years also at 1.8%. Equity is about 17%. Monthly payments should be around €1,380.
Construction costs per m² without additional building costs: €260,000/160 m²: ~€1,625/m²
Construction costs per m² including additional building costs: €322,000/160 m²: ~€2,012/m²
Plot cost without additional costs: €130,000/3,152 m²: €41.24/m²
Plot cost including additional costs: €147,000/3,152 m²: ~€47/m²
As mentioned, I am writing this primarily for myself as a "diary" to document everything in writing. Maybe it will also be included in the construction folder that I keep very meticulously – accountant mode 🙄 😀 I am always grateful for suggestions, opinions, tips, but also critical feedback as food for thought. Questions will certainly arise over time. You find a lot on the internet and other posts.
I am open to questions about the house, costs, builder, etc. anytime.
K a t j a schrieb:
I find this attitude highly questionable. A house is an investment that most people pay off their entire lives. I’m not going to give up having a shower forever. That’s absurd (and by the way, a $4,000 upgrade fee for that is also absurd). Not everyone has inherited a million-dollar property in Bavaria.
The prices the original poster mentions are really extremely low by today’s standards. You definitely have to make compromises in some areas.
I can imagine that moving into your own house, regardless of any flaws in the floor plan, is desirable when the alternative is renting an apartment. For some, there simply isn’t room for more, and there’s nothing wrong with that.
I wish the original poster all the best with their project and that everything goes according to plan. 🙂
O
Oberhäslich10 Mar 2023 10:13Things are starting to move for us as well. The building application is still with the authorities, but according to the quote, I have already heard from the civil engineer that it has been approved by the municipal council.
I have been focusing on the foundation and excavation for some time now. I decided to handle the work myself, meaning we will hire the civil engineer directly. Heinz von Heiden gave us a credit of €2,500 (about $2,500) to cover the first 30cm (12 inches) of topsoil excavation.
Now I have requested quotes from two local civil engineers. The first one, located 35km (22 miles) away, charges hourly rates (€650 (about $650) net/8 hours), including the excavator, operator, and vibrating plate. The other gave me a quote based on square meters/cubic meters. His offer is very reasonable; he lives about 5km (3 miles) away and is also involved in the municipal council. The offer is attached. What would you choose? With the hourly civil engineer, I will arrange delivery of the gravel myself. I can get recycled gravel for €13.08 (about $13) per ton including delivery, and fine screening gravel for €17.85 (about $18) per ton from the container service.
In my opinion, the hourly option will be more cost-effective, around €1,000-1,500 (about $1,000-1,500). He estimated about six days of 8 hours each, but I can’t really judge that. Even if it takes one day longer, it would still be cheaper.
About 50cm (20 inches) needs to be excavated and an average of 50cm (20 inches) of gravel filled in. Soil classification 2-4. The soil will remain on the property.
I have been focusing on the foundation and excavation for some time now. I decided to handle the work myself, meaning we will hire the civil engineer directly. Heinz von Heiden gave us a credit of €2,500 (about $2,500) to cover the first 30cm (12 inches) of topsoil excavation.
Now I have requested quotes from two local civil engineers. The first one, located 35km (22 miles) away, charges hourly rates (€650 (about $650) net/8 hours), including the excavator, operator, and vibrating plate. The other gave me a quote based on square meters/cubic meters. His offer is very reasonable; he lives about 5km (3 miles) away and is also involved in the municipal council. The offer is attached. What would you choose? With the hourly civil engineer, I will arrange delivery of the gravel myself. I can get recycled gravel for €13.08 (about $13) per ton including delivery, and fine screening gravel for €17.85 (about $18) per ton from the container service.
In my opinion, the hourly option will be more cost-effective, around €1,000-1,500 (about $1,000-1,500). He estimated about six days of 8 hours each, but I can’t really judge that. Even if it takes one day longer, it would still be cheaper.
About 50cm (20 inches) needs to be excavated and an average of 50cm (20 inches) of gravel filled in. Soil classification 2-4. The soil will remain on the property.
O
Oberhäslich10 Mar 2023 10:28Yes, based on my gut feeling, I also prefer that, especially because he knows the area well and has a short travel distance. But it could have been that someone else says it can easily be done in 4 or 5 days. That’s already a difference of 2,000–3,000 euros. The hourly rate of €81.25 (net) is not that high, including machinery.
H
hanghaus202310 Mar 2023 12:13No one can take the risk away from you.
Why are you only getting 2.5k from Heinz von Heiden? Did they design the house directly on the existing soil?
Why are you only getting 2.5k from Heinz von Heiden? Did they design the house directly on the existing soil?
O
Oberhäslich10 Mar 2023 12:17At Heinz von Heiden, the house price includes the removal of the first 30cm (12 inches) of topsoil and nothing else. That means no gravel or similar materials. If you want to do the groundwork yourself, this part will be credited to you. Or did I misunderstand your question...?
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