Hello, my name is Stephan,
I am new here and would like to ask for your advice. We currently have two options and are unsure which one is better!?
1) Used residential house built in 1957 on a plot of about 900 sqm (9700 sq ft).
130 sqm (1400 sq ft) living space, plus basement and the option to convert the attic.
Purchase price 150,000 euros, the clay tile roof is still in very good condition, possibly a dry ridge vent could be added.
A new electrical distribution board with residual current device (RCD) and breakers, electrical wiring, fresh water pipes made of copper, as well as new wooden windows and shutters were installed in 1993. The guest toilet and bathroom were also renovated in 1993. Rockwool insulation was blown into the double-layer masonry and into the sloping roof of the first floor and dormers in 2002.
The following measures must or should be carried out:
1. Replacement of the old oil heating system and removal of the oil tanks, replacing it with a new gas condensing boiler, partial installation of radiators in some basement rooms and the attic. The gas line must be installed by the utility company.
2. Walling up the heating niches with aerated concrete blocks (Ytong) and adding radiator covers.
3. Insulation of the roller shutter boxes.
4. Removal of the old plastered sloping ceilings on the first floor and installing proper thickness insulation after doubling the rafters, new drywall panels, wallpapering.
5. Conversion of the attic with two Velux windows, doubling rafters, insulation, drywall, wallpapering.
6. Electrical wiring still needs to be installed in the attic, and all rooms on the first floor should have separate circuit protection.
7. Removal of the three-chamber septic system and an unused water cistern.
8. Complete renovation of the entire west side of the house: the plaster is cracking in many places and also detaching from the window reveals. Some patchwork plastering was done by the current owner. The plaster must be completely removed down to the masonry and redone.
9. Removal of the basement stairs, walling up the basement entrance, application of bitumen slurry and bitumen.
10. Floor coverings: tiles in the hallway, parquet in the living room and bedroom, laminate in the attic.
11. New interior doors.
For all of this, I have calculated a total of 255,000 euros including purchase price, realtor fees, transfer tax, and notary fees.
My concern is the heating costs, as I have no idea how this house compares in energy efficiency to a new build.
2) The alternative would be a 170 sqm (1830 sq ft) new build without a basement, located 8.5 km (5.3 miles) outside the city on a plot of nearly 600 sqm (6500 sq ft).
The total cost here would be 290,000 euros. The disadvantage is the somewhat longer commute, no basement, only a utility room. The advantage is everything is new and built to our specifications.
Financing-wise, the monthly cost would be about 65 euros higher than buying and renovating the used property.
I look forward to your opinions.
Best regards,
Stephan
I am new here and would like to ask for your advice. We currently have two options and are unsure which one is better!?
1) Used residential house built in 1957 on a plot of about 900 sqm (9700 sq ft).
130 sqm (1400 sq ft) living space, plus basement and the option to convert the attic.
Purchase price 150,000 euros, the clay tile roof is still in very good condition, possibly a dry ridge vent could be added.
A new electrical distribution board with residual current device (RCD) and breakers, electrical wiring, fresh water pipes made of copper, as well as new wooden windows and shutters were installed in 1993. The guest toilet and bathroom were also renovated in 1993. Rockwool insulation was blown into the double-layer masonry and into the sloping roof of the first floor and dormers in 2002.
The following measures must or should be carried out:
1. Replacement of the old oil heating system and removal of the oil tanks, replacing it with a new gas condensing boiler, partial installation of radiators in some basement rooms and the attic. The gas line must be installed by the utility company.
2. Walling up the heating niches with aerated concrete blocks (Ytong) and adding radiator covers.
3. Insulation of the roller shutter boxes.
4. Removal of the old plastered sloping ceilings on the first floor and installing proper thickness insulation after doubling the rafters, new drywall panels, wallpapering.
5. Conversion of the attic with two Velux windows, doubling rafters, insulation, drywall, wallpapering.
6. Electrical wiring still needs to be installed in the attic, and all rooms on the first floor should have separate circuit protection.
7. Removal of the three-chamber septic system and an unused water cistern.
8. Complete renovation of the entire west side of the house: the plaster is cracking in many places and also detaching from the window reveals. Some patchwork plastering was done by the current owner. The plaster must be completely removed down to the masonry and redone.
9. Removal of the basement stairs, walling up the basement entrance, application of bitumen slurry and bitumen.
10. Floor coverings: tiles in the hallway, parquet in the living room and bedroom, laminate in the attic.
11. New interior doors.
For all of this, I have calculated a total of 255,000 euros including purchase price, realtor fees, transfer tax, and notary fees.
My concern is the heating costs, as I have no idea how this house compares in energy efficiency to a new build.
2) The alternative would be a 170 sqm (1830 sq ft) new build without a basement, located 8.5 km (5.3 miles) outside the city on a plot of nearly 600 sqm (6500 sq ft).
The total cost here would be 290,000 euros. The disadvantage is the somewhat longer commute, no basement, only a utility room. The advantage is everything is new and built to our specifications.
Financing-wise, the monthly cost would be about 65 euros higher than buying and renovating the used property.
I look forward to your opinions.
Best regards,
Stephan
For double-shell masonry with cavity insulation, I would have a strong gut feeling against adding an external ETICS (external thermal insulation composite system). But I’m not an expert (and to be honest, I wouldn’t fully trust some so-called “experts” either). The wall should become more vapor-permeable and better insulated from inside to outside. That’s why “hard” external facades should always be ventilated.
Who knows, the mineral wool insulation might already be damp? Repairing that would be quite a challenge... In any case, I would have such things checked by a qualified expert before purchasing.
For me, the real issue lies with cavity insulation. In the future, you can’t just add an ETICS supported by KfW grants as part of a regular facade renovation.
The differences between new builds and older buildings go even further. Older buildings have a fixed floor plan, often “thin walls,” and limited possibilities for installing amenities like ventilation systems and underfloor heating. The basement is often only partially usable. On the other hand, the location of older buildings is often better. If I could get an older building with a 900 m² (9,688 ft²) plot for 150k, I would probably demolish the existing structure and build new on that property bargain.
Who knows, the mineral wool insulation might already be damp? Repairing that would be quite a challenge... In any case, I would have such things checked by a qualified expert before purchasing.
For me, the real issue lies with cavity insulation. In the future, you can’t just add an ETICS supported by KfW grants as part of a regular facade renovation.
The differences between new builds and older buildings go even further. Older buildings have a fixed floor plan, often “thin walls,” and limited possibilities for installing amenities like ventilation systems and underfloor heating. The basement is often only partially usable. On the other hand, the location of older buildings is often better. If I could get an older building with a 900 m² (9,688 ft²) plot for 150k, I would probably demolish the existing structure and build new on that property bargain.
EveundGerd8 May 2015 13:55I think the idea is good.
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