ᐅ Plot of land Single-family house New residential development
Created on: 13 Apr 2023 11:40
P
Pfefferminz
Hi everyone,
We have a plot in the new development area Jahnplatz in Lachen-Speyerdorf and have had initial talks with a general contractor (solid construction). The preliminary plan (we will only receive the official plan after signing 🙄, so I recreated it as best as I could – room sizes and rough dimensions should be correct) matches our wish list but definitely exceeds our budget. According to the general contractor, this is not a problem; we will continue to work together until we reach an agreement. The next meeting is in one month. We have requested two new plans (one with less floor area but still with a basement, one without a basement), including cost estimates. In the meantime, I wanted to ask here in the forum for obvious issues, suggestions for improvements, ideas, and further opinions.
Development plan / Restrictions
Plot size: 480 m2 (16m x 30m; 52.5ft x 98.4ft)
Slope: No
Floor area ratio: 0.4
Floor space index: -
Building line, boundary, and setback: minimum 3m (10ft) from the street, maximum 19m (62ft)
Edge development: 12m (39ft)
Number of parking spaces: 2
Number of floors: Officially 2 full floors, but the upper floor has a knee wall height of 2.30m (7.5ft) to avoid exceeding maximum building height
Roof type
Style: Gable roof
Orientation: Not fixed
Maximum pitches/restrictions: 30-38°
Additional requirements
Owner requirements
Style, roof type, building type: Standard house
Basement, floors: 2 floors, basement if possible
Number of occupants, age: 2 adults (35), 1 child (+1)
Room needs on ground and upper floors: Home office, otherwise only bedrooms and nothing special
Guest stays per year: once a month
Open or closed architecture: open
Conservative or modern construction: modern? (What does conservative mean?)
Open kitchen, cooking island: open kitchen, half kitchen island
Number of dining seats: 4 daily, up to 8 should fit
Fireplace: No
Music/stereo wall: Nothing special
Balcony, roof terrace: No
Garage, carport: Doesn’t really matter
Utility garden, greenhouse: Utility garden and lawn planned
Other wishes/features/daily routine, preferably with reasons why certain choices or omissions: nothing special
House design
Who created the plan: Planner from a construction company
What do you particularly like? Why? Generally, all our nice-to-haves are covered; we would move in immediately.
What do you not like? Why? Pantry seems to be in the wrong place, cloakroom feels somewhat out of place, garage too long, bathroom and office could be smaller
Estimated price according to architect/planner: 648,000, including extras (garage 46k, ventilation system 16k, solar 10 kWh 22k, lump sum landscaping 25k), excluding earthworks, ancillary costs, and other expenses
Personal price limit for the house including equipment: All in, we have set 600,000 as the budget, meaning we would like to reduce the house price to 500,000 to have enough buffer for everything else (furnishing, additional construction costs, contingency).
Preferred heating system: District heating is mandatory
If you have to give up something, which details/expansions
- can you do without: The garage could become a carport plus tool/bike shed, reading and seating area upstairs can go, bathroom and office could be smaller. Walk-in closet is a nice-to-have and could be arranged differently. If absolutely necessary, we could probably live without the basement, but then the roof must be adapted for storage space and the heating/utility room has to be located somewhere on the ground or upper floor. The pantry as it currently is makes no sense; alternatively, we would enlarge the kitchen and use tall cabinets for storage.
- can you not do without: Shower bathroom on the ground floor, kitchen with 4m length (13ft)
Why did the design turn out like it is now? e.g.
The presented floor plan has been implemented individually and well adapted to the plot with minor exceptions. Some items were only nice-to-haves. The budget has not really been addressed so far. I am a bit worried that the two new variants will also not fit our budget and wonder what else we can optimize.
What is the most important/fundamental question about the floor plan in 130 characters?
How can we best meet our budget? Can we afford the basement, or is that wishful thinking?
Otherwise, I hope I didn’t forget anything in my first post. I have been reading here for a while and hopefully understood the basics 😉 Thanks in advance for your input!
We have a plot in the new development area Jahnplatz in Lachen-Speyerdorf and have had initial talks with a general contractor (solid construction). The preliminary plan (we will only receive the official plan after signing 🙄, so I recreated it as best as I could – room sizes and rough dimensions should be correct) matches our wish list but definitely exceeds our budget. According to the general contractor, this is not a problem; we will continue to work together until we reach an agreement. The next meeting is in one month. We have requested two new plans (one with less floor area but still with a basement, one without a basement), including cost estimates. In the meantime, I wanted to ask here in the forum for obvious issues, suggestions for improvements, ideas, and further opinions.
Development plan / Restrictions
Plot size: 480 m2 (16m x 30m; 52.5ft x 98.4ft)
Slope: No
Floor area ratio: 0.4
Floor space index: -
Building line, boundary, and setback: minimum 3m (10ft) from the street, maximum 19m (62ft)
Edge development: 12m (39ft)
Number of parking spaces: 2
Number of floors: Officially 2 full floors, but the upper floor has a knee wall height of 2.30m (7.5ft) to avoid exceeding maximum building height
Roof type
Style: Gable roof
Orientation: Not fixed
Maximum pitches/restrictions: 30-38°
Additional requirements
Owner requirements
Style, roof type, building type: Standard house
Basement, floors: 2 floors, basement if possible
Number of occupants, age: 2 adults (35), 1 child (+1)
Room needs on ground and upper floors: Home office, otherwise only bedrooms and nothing special
Guest stays per year: once a month
Open or closed architecture: open
Conservative or modern construction: modern? (What does conservative mean?)
Open kitchen, cooking island: open kitchen, half kitchen island
Number of dining seats: 4 daily, up to 8 should fit
Fireplace: No
Music/stereo wall: Nothing special
Balcony, roof terrace: No
Garage, carport: Doesn’t really matter
Utility garden, greenhouse: Utility garden and lawn planned
Other wishes/features/daily routine, preferably with reasons why certain choices or omissions: nothing special
House design
Who created the plan: Planner from a construction company
What do you particularly like? Why? Generally, all our nice-to-haves are covered; we would move in immediately.
What do you not like? Why? Pantry seems to be in the wrong place, cloakroom feels somewhat out of place, garage too long, bathroom and office could be smaller
Estimated price according to architect/planner: 648,000, including extras (garage 46k, ventilation system 16k, solar 10 kWh 22k, lump sum landscaping 25k), excluding earthworks, ancillary costs, and other expenses
Personal price limit for the house including equipment: All in, we have set 600,000 as the budget, meaning we would like to reduce the house price to 500,000 to have enough buffer for everything else (furnishing, additional construction costs, contingency).
Preferred heating system: District heating is mandatory
If you have to give up something, which details/expansions
- can you do without: The garage could become a carport plus tool/bike shed, reading and seating area upstairs can go, bathroom and office could be smaller. Walk-in closet is a nice-to-have and could be arranged differently. If absolutely necessary, we could probably live without the basement, but then the roof must be adapted for storage space and the heating/utility room has to be located somewhere on the ground or upper floor. The pantry as it currently is makes no sense; alternatively, we would enlarge the kitchen and use tall cabinets for storage.
- can you not do without: Shower bathroom on the ground floor, kitchen with 4m length (13ft)
Why did the design turn out like it is now? e.g.
The presented floor plan has been implemented individually and well adapted to the plot with minor exceptions. Some items were only nice-to-haves. The budget has not really been addressed so far. I am a bit worried that the two new variants will also not fit our budget and wonder what else we can optimize.
What is the most important/fundamental question about the floor plan in 130 characters?
How can we best meet our budget? Can we afford the basement, or is that wishful thinking?
Otherwise, I hope I didn’t forget anything in my first post. I have been reading here for a while and hopefully understood the basics 😉 Thanks in advance for your input!
H
hanghaus202316 Apr 2023 09:10Pfefferminz schrieb:
a variable cost of 8.91 c/kWh, a base price of 7.26 €/m2 (per square meter) and a metering service fee of 88.06. The variable cost will probably rise to around 12 cents.
Hopefully the 7.26 €/m2 (per square meter) is charged annually. Even then, about 1000 euros over 20 years is four times what the condensing boiler cost me.
What does "metering service fee of 88.06" mean?
Pfefferminz schrieb:
Regarding district heating, this was simply a prerequisite for the plot. Returning it an option? Check the website of the local utility company... since April 1st, the heat kWh costs 22.81 cents! So the price cap applies to you. The annual fixed charge alone for 165 sqm (1780 sq ft) of living space is €1564... Prices are all net amounts.
hanghaus2023 schrieb:
The variable price will probably be around 12 cents. See above.
hanghaus2023 schrieb:
What does “Metering service from 88.06” mean? You pay €88.06 net per year for the operator to provide and read a metering device...
In my opinion, these prices are more than outrageous... you might as well heat with Super+ fuel...
Easements are a problem... Here you might have to approach it through municipal law—connection obligation can only be imposed if operation is more than 51% owned by the municipality enforcing it...
If a developer sells plots and also builds a combined heat and power plant, this does not apply, of course...
P
Pfefferminz16 Apr 2023 11:04Are you telling me that we will pay a higher basic tariff than my parents do per year in their old house with an old gas boiler? And on top of that, an additional 1,500 euros for an estimated consumption of 40 kWh/sqm (4 kWh/sqft) for KfW 55? Wow, honestly, we didn’t expect that.
As far as I know, the natural gas power plant is operated by the local utility company, so by the "municipality." Although we bought the plot from the developer, we pay the connection and other fees to the city.
As far as I know, the natural gas power plant is operated by the local utility company, so by the "municipality." Although we bought the plot from the developer, we pay the connection and other fees to the city.
Pfefferminz schrieb:
We did buy the plot from the developer, From the developer you will be building with?
P
Pfefferminz16 Apr 2023 11:19ypg schrieb:
From the developer you will be building with? No, the developer who built the social housing and the natural gas power plant there and is developing the rest of the area. But after that, we have free choice.
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