ᐅ Project: Single-family house with double garage in the Lower Rhine region
Created on: 12 Jun 2020 14:57
A
ArthHaus
Hello everyone,
I would like to use this thread to share our building project with you and also to ask some questions.
I have been following this forum for over six months now and have already gathered many useful ideas.
First, a bit about us:
My partner, 25 years old, and I, 28, bought a plot of land at the beginning of 2019 in a neighboring village. It is 1000 m² (about 10,764 sq ft), 90 €/m² (approximately $90 per square meter), additional costs are covered from our own equity, and 90,000 € (about $90,000) is variably pre-financed through our bank. The land is a free building plot within the village area, with a farmyard on the right, another single-family house on the left, and fields behind. The garden faces north. The local development plan allows for our planned build.
Requirements for our house:
After initial discussions with regional general contractors (GCs), developers, and other builders, the offers and price indications were all quite vague, and without suitable drafts, most GCs wouldn’t proceed further or their offers were far from what we actually wanted. We do not want a prefab house. Large concrete construction companies like Viebrockhaus also didn’t convince us.
On the recommendation of several GCs, we decided to commission a recommended architect to create the designs (services phases 1–4). This is now nearing completion, and based on the designs, we have requested suitable offers from local GCs for our project. I would now like to share the cost breakdown from our preferred GC and also compare it to the architect’s cost estimate. The GC has an excellent reputation in the area and, according to the architect, is somewhat more expensive than competitors. However, they consistently deliver high-quality work with minimal stress for the client. We had a very good feeling during the initial meetings, and everything has been very transparent.
(All figures are rounded slightly up or down from the original offer. We have all the detailed offers from the individual trades the GC works with, so we know exactly what we are getting for the money. For this first look, I do not want to list all details here.)
Architect
General Contractor (GC)
Painting work and landscaping will be done by ourselves.
This brings us, including the remaining mortgage on the land and some buffer, to about 500,000 € (approximately $500,000) for the entire project.
This was the limit we set at the start, and I think it is realistically achievable with this GC. Basically, we have internally decided on this GC already, but I want to share this breakdown here for discussion, and I am happy to answer any questions. I will continue to update this thread with current information.
PS: Unfortunately, I am not allowed to publish the architectural designs yet. Once I can, I will share them. Thanks to the many planning threads here in the forum, I have already spotted many potential mistakes.
Best regards!
I would like to use this thread to share our building project with you and also to ask some questions.
I have been following this forum for over six months now and have already gathered many useful ideas.
First, a bit about us:
My partner, 25 years old, and I, 28, bought a plot of land at the beginning of 2019 in a neighboring village. It is 1000 m² (about 10,764 sq ft), 90 €/m² (approximately $90 per square meter), additional costs are covered from our own equity, and 90,000 € (about $90,000) is variably pre-financed through our bank. The land is a free building plot within the village area, with a farmyard on the right, another single-family house on the left, and fields behind. The garden faces north. The local development plan allows for our planned build.
Requirements for our house:
- Approximately 170 m² (about 1,830 sq ft) of living space
- Two full stories
- Hipped roof
- Brick cladding
- Double garage
- Ground-source heat pump and mechanical ventilation for indoor air
- KfW 55 energy standard
- Ground floor (open plan kitchen-living-dining area, office with two workstations, utility/technical room, bathroom with shower, access from utility room to garage)
- Upper floor (two children’s rooms, master bedroom with walk-in closet, bathroom with shower, bathtub, and double sinks, laundry room for washing/ironing)
After initial discussions with regional general contractors (GCs), developers, and other builders, the offers and price indications were all quite vague, and without suitable drafts, most GCs wouldn’t proceed further or their offers were far from what we actually wanted. We do not want a prefab house. Large concrete construction companies like Viebrockhaus also didn’t convince us.
On the recommendation of several GCs, we decided to commission a recommended architect to create the designs (services phases 1–4). This is now nearing completion, and based on the designs, we have requested suitable offers from local GCs for our project. I would now like to share the cost breakdown from our preferred GC and also compare it to the architect’s cost estimate. The GC has an excellent reputation in the area and, according to the architect, is somewhat more expensive than competitors. However, they consistently deliver high-quality work with minimal stress for the client. We had a very good feeling during the initial meetings, and everything has been very transparent.
(All figures are rounded slightly up or down from the original offer. We have all the detailed offers from the individual trades the GC works with, so we know exactly what we are getting for the money. For this first look, I do not want to list all details here.)
Architect
| House (167 m² at 2010 €/m²) | 335,700 € |
| Garage (47 m² at 585 €/m²) | 27,495 € |
| Additional costs (architect, structural engineer, authorities, survey, KfW support, safety coordinator, utility connections, soil survey, landscaping, etc.) | 35,000 € |
| Total | 398,195 € |
General Contractor (GC)
| Shell construction (calcium silicate blocks, brick cladding, concrete staircase, earthworks, sewage system) | 170,000 € |
| Roof (clay tiles) | 30,000 € |
| Windows, front door, electric blinds, terrace sliding door, window sills | 35,000 € |
| Heating, deep drilling, ventilation, plumbing, wastewater | 59,000 € |
| Electrical, satellite system, blind controls, network | 11,500 € |
| Interior plaster | 13,000 € |
| Screed | 5,000 € |
| Roof insulation and walkable attic insulation | 7,000 € |
| Tiles (all floors tiled/baseboard, bathrooms tiled floor to ceiling, tiles own contribution 30 €/m²) | 24,000 € |
| Metalwork (stainless steel/glass railings) | 5,800 € |
| Interior doors | 4,600 € |
| Sealing of windows/bricks | 1,500 € |
| Painting preparation (wallcovering without painting work) | 4,000 € |
| Total | 370,400 € |
| 2231 €/m² |
| Additional costs (architect, energy performance certificate, structural engineer, safety coordinator, efficiency house support, blower door test) | 20,000 € |
| Other additional costs (authorities, landscaping, etc.) | 20,000 € |
| Total house costs | 410,000 € |
| KfW 55 subsidy (efficiency house support, heating, mechanical ventilation, etc.) | 30,000 € |
Painting work and landscaping will be done by ourselves.
This brings us, including the remaining mortgage on the land and some buffer, to about 500,000 € (approximately $500,000) for the entire project.
This was the limit we set at the start, and I think it is realistically achievable with this GC. Basically, we have internally decided on this GC already, but I want to share this breakdown here for discussion, and I am happy to answer any questions. I will continue to update this thread with current information.
PS: Unfortunately, I am not allowed to publish the architectural designs yet. Once I can, I will share them. Thanks to the many planning threads here in the forum, I have already spotted many potential mistakes.
Best regards!
Klappradl schrieb:
I actually had to start BORIS BRW to check if and where it’s still available.
Turns out, it still seems possible.
🙂
Good luck with the build. Thanks! But in our village, the land value has also increased to 110 € per square meter in the last two years. Not much, but still something.
Lisandy_KW schrieb:
Next, we want to explore the option of using an architect or general contractor (GC). Could you share the GC’s contact? I hope it’s local. (hausbau@beier-voerde.de) Thanks! Unfortunately, I have to disappoint you as well—our GC told us that he is no longer taking on single-family houses and is focusing entirely on multi-family buildings. I will still send you an email with some information that might help since we are from the same area.
If I find the time, I’ll post a more detailed update here as well. So far, the roof truss has been installed, and now we are waiting for the roofer and the windows.
Best regards!