ᐅ Properly Dividing a Plot of Land for a Single-Family House and a Duplex

And there are no building boundaries?
Well then... why not two semi-detached houses:

Access road not subdivided, but secured in the land register (better for setback distances and plot ratio / floor area ratio).

Wow, this brings completely new ideas

There is about a 5-meter (16 feet) building setback from the street, but with certain conditions, an open carport is allowed within this area. The rest of the plot can be fully built upon. Therefore, your proposal would likely already comply with the regulations.

Hausbauer schrieb:

An important assessment would be whether a single-family house plus a semi-detached house is even realistic here, or if it would be better to go with two single-family houses.

Or perhaps a row of three terraced houses (possibly different styles, not just varying widths), for example. In prime locations, middle units also sell well. If you haven’t researched much yet: even with semi-detached houses, I strongly recommend coordinated development.

Hausbauer schrieb:

It’s not decided yet whether I will choose the single-family house or one of the semi-detached units.

You should clarify that first and foremost. Also from the principle perspective: would you prefer the “corner” unit (hoping for maximum profit on the sold parts), or maybe the “pastor’s plot,” which I would personally prefer by far.

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11ant schrieb:

You should clarify that first. Also from the principle standpoint: would you prefer the "edge piece" (hoping for maximum profit on the parts you sell), or maybe the better option for you is the “pastor’s lot” (which I would definitely prefer).

I would probably consider taking on a duplex mainly if I know the buyer of the other half or can at least assess them very well—otherwise, it will be difficult to agree on a general contractor and a reasonably uniform design. Nothing is more unattractive than two halves of a duplex that look completely different (just my taste). Otherwise, I actually think a duplex isn’t a bad idea; with a similar living area and a “feeling” of a similarly sized lawn around the terrace, it would be noticeably more affordable. I don’t have any illusions that building a duplex is significantly cheaper than a single-family house, but you do save on the expensive setback areas—those 3 m (10 ft) wide lawns and hedges surrounding a single-family house. Still, I’m torn... 7 years longer to pay off but having a single-family house instead of a duplex? Fortunately, both are affordable.

From your point of view, which would be the prime lot? At the back (north side), hidden from the (very, very quiet) street? For that, in the north you might have to accept shading from the other houses on the southern part of the property. Or better to the south, facing the street, where you are a bit more visible but have less shade? There’s hardly any difference in quietness; it’s actually slightly louder on the north side. Since I probably wouldn’t buy everything first, demolish the existing buildings, and then sell part of it at a profit, but rather divide under the same conditions and only demolish afterward, the prime lot makes the most sense.

One more question: How is it best to handle shared demolition costs? Does each owner of a sublot simply pay a fixed share of the total contract with the demolition company? Or should something like this be contractually regulated in the notary agreement? I imagine jointly performed self-work might be somewhat complicated...

Hausbauer schrieb:
Since I probably won’t want to buy everything first, demolish the existing buildings, and then sell part of it profitably, but rather split it under equal conditions and then demolish afterwards, this option makes the most sense.

You already mentioned that you are a layperson. Why would a potential buyer of a vacant plot want to be involved in clearing the parts of the property that still have buildings? Conversely, why equal conditions? These don’t make sense either with a shared or separate rear access road option.

Hausbauer schrieb:
What would you consider the prime piece?

I don’t have a specific section of the property in mind, but rather the fundamental choice to go first rather than last.

In my opinion, the best approach would be for you to develop an idea of your house and where to place it, and then make the owner a reasonable proposal on how to divide the rest. This starts with the “calculation” of how much area you can and want to afford: about 40% (detached house), around 30% (semi-detached house or middle unit in a row house, according to my suggestion of a three-unit row), or approximately 25% (semi-detached house in the two-semi scheme proposed by @Escroda)?

The optimum, in my view—although a layperson might find it difficult—would be to develop the entire property together with the landowner through a joint venture.

And who says the owner would even be willing to sell you a section that suits you? If they need to find two other buyers, they might just find three, or a developer who wants to buy the entire property at once.

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