ᐅ Plots of Land in Cologne Only Available Through Developers?

Bauexperte schrieb:
Why?

When I look at developer housing estates, you usually see the exact same houses lined up next to each other. I’m thinking of projects like Freiraum Junkersdorf by WVM Immobilien or the Ronnegärten right across from me in Lövenich. Parts of the Sürther Feld also look very uniform.

Bauexperte schrieb:
How do you come to that conclusion...?

I once visited the Ronnegärten and heard about the high costs during talks with the developer. I discussed this with Artos and got the impression that working with a general contractor would be significantly more cost-effective. We also talked with other interested parties who had gathered information from various sources, and the consensus was always that a developer is fine if you want few or no special requests. However, for a certain level of customization at a reasonable price, building your own house either with an architect or through a general contractor is usually better... personally, I would lean towards the general contractor option.

The question was never really serious because I have yet to come across a developer offering the kind of individual house build that is desired.

A few years ago, I was also interested in a condominium in Müngersdorf. There, sun protection blinds that were not included in the offer would have cost about 50% more than if I had commissioned the purchase and installation from a specialized company (actually a pharmacy)...

Good morning,

R.Hotzenplotz schrieb:

When I look at developer areas, there are usually identical houses standing side by side.

That is often the case, correct.

The goal of most developers is to plan the new residential areas/larger plots to be marketed as quickly as possible and then sell them. In this business model, there is little to no room to change the originally created floor plans beyond shifting a wall.

R.Hotzenplotz schrieb:

I talked about this with Artos and got the impression that you save significantly with such a general contractor.

You should also know that this provider only calculates the structural engineering after the approved building permit/planning permission is granted without conditions, giving you a lot of flexibility to plan an individual design. By the way, this provider is not alone in this approach; many reputable companies proceed similarly.

R.Hotzenplotz schrieb:

It really never became a serious option because I have not come across any developer that allows the custom home construction I want.

With the developer business model – land and house from a single source – you will encounter this repeatedly. If you choose the land yourself and are therefore free to select the provider, the situation is different, as you also noted earlier.

R.Hotzenplotz schrieb:

I was also interested in a condominium in Müngersdorf a few years ago. The sun-shading roller blinds, which were not included in the offer, would have cost about 50% more than if I had arranged purchase and installation through a specialized company (actually a pharmacy) myself...

I have accompanied several buyers in the purchase of condominiums; it is often tedious and sometimes slow, but usually, we have been able to find a compromise. On the other hand, I remain honest – my support was not free either; therefore, it is questionable whether there is any real saving in the end – beyond the comfort of being able to change the floor plan according to your wishes within the available possibilities.

If a developer offers many condominiums for sale, they operate the same way as described initially for new residential areas. Any deviations from the specifications always cost a lot of money because these features are not included in the basic scope of the offer. Often, expensive add-ons are required because no framework contracts exist. Frequently, the low initial prices are renegotiated at the expense of the subcontractors.

By the way, you could have also ordered a sun-shading roller blind afterwards – that is, after the condominium was completed.

Best regards, Bauexperte

Bauexperte schrieb:
By the way, you could have commissioned a sunshade roller blind afterward as well – that is, after completing the condominium, right?

Of course.

But my goal was to have an automated roller shutter control with a sun sensor, integrated into a separately commissioned bus system, etc. From my point of view, it makes a lot of sense, especially – but not only – for warranty reasons, to get everything from one source. And there was more to it. We didn’t like the standard lighting and wanted something higher quality. I don’t think that needs further explanation. I’m sure I’m a typical client for either a general contractor or an architect working independently – although my preference tends to lean more toward an all-in-one general contractor package...

Bauexperte schrieb:
Then you should also know that this provider only calculates the structural engineering after the building permit / planning permission without conditions has been issued, which gives you plenty of flexibility to plan an individual design? This provider is not unique in this approach; many reputable companies do the same or similar.

I only spoke with the provider about additional cost items in general, using some examples, when I came across them during a visit to a plot with a dilapidated house in Weiden, where they were originally planning to build but decided not to, as the landowner sold it elsewhere.

BY THE WAY:
The city of Cologne has not responded to my inquiry about whether it is true that they now sell only to developers and whether registering as a property seeker there still offers any benefit.

Do they have any other areas planned besides Rondorf-Northwest (God only knows when that will happen)? I haven’t found anything, and even in the land use plan, aside from the southern area on the right bank of the Rhine, this seems to be the only zone where potential residential land is visible...

If I could turn back time, I would buy one of the plots that were still available in Widdersdorf about 1.5 years ago, which we had excluded for ourselves.

R.Hotzenplotz schrieb:

If I could turn back time, I would buy one of the plots that were still available in Widdersdorf 1.5 years (18 months) ago, but we had ruled them out for ourselves.

If money is no object, I might just try knocking on Mrs. Amand’s door.

Best regards, Bauexperte

R.Hotzenplotz schrieb:
When I look at developer housing areas, the same houses are usually built side by side, almost identical. I’m thinking of projects like Freiraum Junkersdorf by WVM Immobilien or the Ronnegärten development right across from me in Lövenich.

I just looked up what kind of projects those were. Now I understand why we weren’t familiar with them: The house prices range – depending on the type of house – from 4,557.00 euros to 4,803.00 euros per square meter of living space (Freiraum Junkersdorf, website from 27.01.2014). Impressive, even if the land was already included in that price.

Traumfaenger schrieb:
I just googled what kind of projects these were. Now I also understand why we didn’t know them better: House prices range – depending on the house type – from 4,557.00 euros to 4,803.00 euros per square meter of living space (Freiraum Junkersdorf, website from 01/27/2014). Impressive, even if the land was already included in that.

And to live in such a uniform house in the (not so great) south of Junkersdorf for that kind of money? No thanks...

But from a developer’s perspective, it probably won’t be possible to find anything better in a good location in the future either... it’s just that this whole topic was started too late somewhere along the way and the train has left the station by now...