ᐅ Questions about cost estimation per cubic meter of finished living space in the Hanau region
Created on: 26 Mar 2018 19:16
P
Peter L
Hello everyone,
If everything goes well, we plan to build a house this year with about 200 square meters (2,150 square feet) of living space without a basement, including a utility room. So far, we have always calculated with 2,000 € per square meter (approximately per 10.8 square feet), but architects usually calculate based on volume. Unfortunately, we don’t have specific figures for our region yet. Therefore, the first question:
1. Does anyone know what the cost per cubic meter (€ per m³) might be around the Hanau (FFM) area?
Now to the main topic. Is the total cost fixed, or does it also depend on the size of the house? Of course, if I take my parents' house as an example, the number of rooms, bathrooms, windows, etc., increased with the size of the house. In that case, a fixed price per square meter makes sense.
We are currently planning with 2,000 € per square meter and therefore roughly 200 m² (2,150 sq ft) of living space. However, I would actually prefer, for example, 230 m² (2,475 sq ft) of living space. The number of rooms wouldn’t change, though. Clearly, the roof, the foundation slab, underfloor heating, insulation, etc., would be larger, but that doesn’t mean 2,000 € per added square meter. I would like to make the living room, study, and storage room a bit bigger accordingly, and also slightly enlarge the bedrooms and bathrooms upstairs.
Now we are considering possibly lowering the standard a little (laminate instead of parquet flooring, etc.) to gain some additional space. This only makes sense if the extra 30 m² (320 sq ft) doesn’t cost 60,000 € more.
Cheers,
Peter
If everything goes well, we plan to build a house this year with about 200 square meters (2,150 square feet) of living space without a basement, including a utility room. So far, we have always calculated with 2,000 € per square meter (approximately per 10.8 square feet), but architects usually calculate based on volume. Unfortunately, we don’t have specific figures for our region yet. Therefore, the first question:
1. Does anyone know what the cost per cubic meter (€ per m³) might be around the Hanau (FFM) area?
Now to the main topic. Is the total cost fixed, or does it also depend on the size of the house? Of course, if I take my parents' house as an example, the number of rooms, bathrooms, windows, etc., increased with the size of the house. In that case, a fixed price per square meter makes sense.
We are currently planning with 2,000 € per square meter and therefore roughly 200 m² (2,150 sq ft) of living space. However, I would actually prefer, for example, 230 m² (2,475 sq ft) of living space. The number of rooms wouldn’t change, though. Clearly, the roof, the foundation slab, underfloor heating, insulation, etc., would be larger, but that doesn’t mean 2,000 € per added square meter. I would like to make the living room, study, and storage room a bit bigger accordingly, and also slightly enlarge the bedrooms and bathrooms upstairs.
Now we are considering possibly lowering the standard a little (laminate instead of parquet flooring, etc.) to gain some additional space. This only makes sense if the extra 30 m² (320 sq ft) doesn’t cost 60,000 € more.
Cheers,
Peter
Thanks for the answers!
I understand that these are more like estimates. I’m just trying to get a better idea of the whole picture. I also assumed that a thorough plan is needed for financing, but from what I’ve gathered so far, the building volume seems to be sufficient.
I feel quite uneasy about all these estimates. Although we’re talking about high-end fittings, the recommendations range between €1,800 and €2,200 per square meter (approximately $1,940 and $2,370 per square meter). That’s an €80,000 difference for 200m² (2,150 sq ft). My assumption is that, besides the region and varying ideas of what "high-end" means, this also depends on the size of the house. Entrance doors, heating, stairs, etc., are spread over the total square meters, which can make it a bit "cheaper" and somewhat defines the price range.
I’m also reading that many people apparently do not include common owner-performed work like painting and flooring. Sabine also did this but at least pointed it out. I can imagine not everyone does it.
Of course, we want to calculate with a buffer, but it still needs to be affordable, and prices these days are far from reasonable...
@sabine & niri09
Where exactly are you building? I’m curious where the different price quotes of 2k to 2.5k come from.
I understand that these are more like estimates. I’m just trying to get a better idea of the whole picture. I also assumed that a thorough plan is needed for financing, but from what I’ve gathered so far, the building volume seems to be sufficient.
I feel quite uneasy about all these estimates. Although we’re talking about high-end fittings, the recommendations range between €1,800 and €2,200 per square meter (approximately $1,940 and $2,370 per square meter). That’s an €80,000 difference for 200m² (2,150 sq ft). My assumption is that, besides the region and varying ideas of what "high-end" means, this also depends on the size of the house. Entrance doors, heating, stairs, etc., are spread over the total square meters, which can make it a bit "cheaper" and somewhat defines the price range.
I’m also reading that many people apparently do not include common owner-performed work like painting and flooring. Sabine also did this but at least pointed it out. I can imagine not everyone does it.
Of course, we want to calculate with a buffer, but it still needs to be affordable, and prices these days are far from reasonable...
@sabine & niri09
Where exactly are you building? I’m curious where the different price quotes of 2k to 2.5k come from.
If you feel uneasy about estimates, it might be better not to go to an architect. With them, the final cost usually remains uncertain until the very end :-)
I also can’t give you exact figures like a construction company with a fixed-price contract would; everything is negotiable when you contract individual trades, and it’s worth comparing offers.
I would recommend first thinking about what and with whom you want to build—whether a solid (concrete/block) house or a prefabricated one, general contractor or architect, etc. By the way, there is a great show home park in Bad Vilbel.
I also can’t give you exact figures like a construction company with a fixed-price contract would; everything is negotiable when you contract individual trades, and it’s worth comparing offers.
I would recommend first thinking about what and with whom you want to build—whether a solid (concrete/block) house or a prefabricated one, general contractor or architect, etc. By the way, there is a great show home park in Bad Vilbel.
niri09 schrieb:
If you feel uneasy about estimates, then you probably shouldn’t go to an architect. With them, it stays uncertain until the very end 🙂 Feeling uneasy is the wrong expression here. I prefer as accurate figures as possible, but without concrete offers, you don’t get them. I can still understand a price range of 1800-2000€/m² (approximately 145-162 USD/sq ft), but 1800-2500€/m² (approximately 145-203 USD/sq ft)? That’s also the first time I’ve seen such a wide spread. What’s most interesting is that some acquaintances and others don’t believe some of the numbers, even though I have estimates from companies and sometimes actual offers.
It’s true that with architects it stays uncertain for a long time, but friends who built with a design-build contractor never had certainty either. We are currently planning with an architect but also have an offer from Bad Vilbel in the drawer.
Estimates are based on the entire house: the expensive technology costs are spread over the price per square meter (square foot), or alternatively the room volume.
If a few more square meters are added, the average cost decreases because these additional square meters mostly relate to extra living space.
These are certainly somewhat cheaper to consider. Overall, the average price per square meter (square foot) decreases.
But everything is based on estimates [emoji4]
If a few more square meters are added, the average cost decreases because these additional square meters mostly relate to extra living space.
These are certainly somewhat cheaper to consider. Overall, the average price per square meter (square foot) decreases.
But everything is based on estimates [emoji4]
Just ask your architect what exactly is included in their estimated costs. Specific brand names are usually only available during the tendering process.
Your architect has probably provided a cost estimate, and at the beginning, you can even add up to 20% as a buffer. The further along the construction progresses, the more accurate these estimates become.
My cost estimate is not the same as yours, even though we are both building in the Rhine-Main area, due to differences in size, features, and so on. At this point, I cannot even give precise figures for my own project since the shell construction is only just starting.
This is something you need to understand when choosing an architect. They do their best to keep costs under control, but they cannot work miracles because the market is simply very busy. If you have good contacts, you can also negotiate well there. Definitely plan a sufficient buffer, and then very little can go wrong.
Regarding specific offers: For the same scope and materials, the structural and civil engineering work differed by €15,000.
Your architect has probably provided a cost estimate, and at the beginning, you can even add up to 20% as a buffer. The further along the construction progresses, the more accurate these estimates become.
My cost estimate is not the same as yours, even though we are both building in the Rhine-Main area, due to differences in size, features, and so on. At this point, I cannot even give precise figures for my own project since the shell construction is only just starting.
This is something you need to understand when choosing an architect. They do their best to keep costs under control, but they cannot work miracles because the market is simply very busy. If you have good contacts, you can also negotiate well there. Definitely plan a sufficient buffer, and then very little can go wrong.
Regarding specific offers: For the same scope and materials, the structural and civil engineering work differed by €15,000.
niri09 schrieb:
If you feel uneasy about estimates, then it’s better not to go with an architect. With them, the suspense lasts until the very end :-)Hmm... you are free to request ALL bills of quantities after the detailed planning stage. I don’t usually do it that way, but I have heard some forum members do. That way, nothing remains uncertain [emoji6]. A look into the HOAI (Official Scale of Fees for Architects and Engineers) also shows that different phases of service allow for varying degrees of inaccuracy/deviation regarding cost estimation, calculation, and final determination. So the often-mentioned “mystery box” isn’t really accurate.My personal opinion: trying to make estimates more precise is a wasted effort—there’s just too much movement in the construction project itself, often caused by the client. In that case, a sharper estimate won’t help you.
To put it figuratively: the estimate gives the general direction, but the actual path is taken in small (iterative) steps. If you want the exact price, date, and route in advance, you have to take the train (i.e. a turnkey/general contractor contract with a fixed price), but you might miss some nice sights off the tracks. There’s nothing good or bad about it; it just has to fit your personal preferences.
Regarding the estimate basis of 2000 €/sqm to 2500 €/sqm (approximately 186 €/sqft to 232 €/sqft): this includes nothing upscale or luxurious. It reflects a good, quality standard. Also, be careful whether incidental costs (architect fees) are already included. Depending on the rate and scope of the eligible construction costs, this position can easily amount to around 50,000 € (plus or minus).
By the way: more precise estimates won’t reduce the currently high construction costs. These are just the current conditions. I would reflect on whether I need a fixed price to feel comfortable. If yes, I would tend to choose a general contractor.
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