ᐅ Selecting a Plot in a New Residential Development

11ant schrieb:

I recently discussed the 11ant basement rule on "Bauen jetzt" ("With or Without a Basement: A Rule as a Decision-Making Tool"). The "worst case" for a slab-on-grade house is naturally the best case for a house with a basement ;-)

However, the basement and the budget for it are only part of the equation. The landscaping also needs to work with the terrain, and in the end, it should create a harmonious overall impression.

11ant schrieb:

People who want to return their brains “with zero kilometers” on their deathbed are heavy users of expanding foam and L-blocks. There are always solutions for those who use their brains. For the mentioned plots, this is rather moderate anyway; across from the neighbors (the height restrictions can be roughly interpreted as indicators for reasonable ground floor slab heights), the difference is usually only about ten or twenty centimeters (except for the eighty centimeters between plots 25 and 26).

What charming solutions could there be here, for example?

So let’s summarize: 9, 12, and 27 would be my top picks, and the others we've discussed so far are at least decent consolation prizes. Regarding the intensity of bidding competition, keep in mind that many of your fellow bidders somewhat naively choose their favorites based on what I would call beginner criteria, such as maximum southwest-facing gardens.

11ant schrieb:

I recently discussed the 11ant basement rule on “Building Now” (“With or without a basement: a rule as a decision tool”). The “worst case” for a slab-on-grade house is naturally the best case for a house with a basement ;-)

We have taken in this interesting post, many thanks. So a basement makes sense and is on our wish list.

11ant schrieb:

We are open to whether it will be a square or rectangular house. The topography clearly suggests a rectangular shape with a distinct house axis parallel to the contour lines (and therefore also best aligned with the access road). A basement practically implies a “stone” underground level, even if the upper floors might be timber construction. As always, I recommend deciding on the building method only during the design development phase.

What exactly do you mean by a “stone” underground level? Is that about the construction method?

11ant schrieb:

This is the best way for first-time builders to pay a lot in learning costs. Use the forum search for my posts with the keywords “house building roadmap,” “Gerddieter,” “individual contracting,” “self-contracting,” “tendering,” and “time and material.” Then I won’t have to post reading material for a whole weekend here ;-) (I have explained all that extensively already).

Very interesting, I will start devouring the reading material. If I understand correctly, I start looking for an architect for Module Phase A once we know which building plot we might get (assuming the plot meets our expectations)?
By when can you usually back out of a building plot if financing is not possible?
Ultimately, I guess I can only decide that after consulting with an architect.

ypg schrieb:

With a budget of €650,000 (I assume that includes ancillary construction costs?), I see a maximum of about 200 square meters of living space.
Even if the ancillary costs have already been excluded from your calculations, which at your current stage is actually still too early to detail expenses, I don’t see a larger house, so also no granny flat (which consumes living space), nor terrace or parking space.
If you only want to build a 100 sqm house because you don’t need more space due to having no or few children, then a basement or granny flat could be feasible.

150 square meters over two floors would be enough for us. We have two children, both under 3 years old.
The granny flat would be interesting as later financial support and possibly for the grandparents.

A friend just listed expected costs for me – does this reflect reality? They seem quite high:
“Calculate about €3,300–3,500 per square meter and around €60,000 for the basement and €30,000 for the garage.”

ypg schrieb:

Isn’t there a high-voltage power line running through the eastern row, @Limbrandi?
I find plot 17 great in terms of shape and orientation, but I can’t estimate the height differences.

Yes, a 20 kV power line runs right there.
Does this have any impact?

Limbrandi schrieb:

The granny flat would be interesting later as financial support and possibly for the grandparents.

Renting out a granny flat hardly ever pays off. Plus, you constantly have a stranger on your property.

Limbrandi schrieb:

A friend just listed the following expected costs to me; is this realistic? Seems very high to me:
“Expect 3300-3500€/m2 (square meter) and about 60k for the basement and 30k for the garage.”

60k for the basement seems rather tight, especially for a livable basement. Considering the additional effort for excavation and removal, I would estimate 80-100k instead. It also depends on the soil conditions. And 30k for a masonry double garage is actually not much.
The cost per square meter is roughly in the right range but mainly depends on your finish level and any work you do yourself. In many areas, you can build for less than 3000€/m2, but it’s also easy to end up significantly above that.

Limbrandi schrieb:

What other charming solutions might there be here, for example?

These have to and can be developed individually.

Limbrandi schrieb:

We took the interesting contribution to heart, many thanks. So a basement makes sense and is also on our wish list.
[ / ] What can we imagine by a "stone" basement? Is that referring to the construction method?

Feel free to use the contact option there without obligation, as we can’t message directly here. Providers of wooden houses almost never build the part in contact with the ground from wood; instead, they start their work on a concrete base. So if a basement is built, it would be constructed from masonry or concrete, or made from suitable precast concrete elements.

Limbrandi schrieb:

Very interesting, I will start diving into the reading material.
If I understood correctly, I begin by looking for an architect for module phase A?

In the reading material you will find detailed information on when you need an architect and for which scope of work, or when you can have me or others find one for you. The summary of the HOAI service phases into architect engagement modules is a recommendation for parceling out the work based on my consulting experience. If you ask an architect about “Module A,” some might say, “Oh, you come from 11ant,” but more likely they will respond with "I don’t understand ???" or "What’s that?"

Limbrandi schrieb:

, as soon as we know which building plot we would get (assuming we like it)?
Until when can you usually withdraw from a plot if the financial implementation turns out not to be possible?
In the end, I can only decide that after consulting with an architect.

Each seller sets withdrawal conditions differently. Usually, the plots are oversubscribed enough that someone else on the waiting list will be happy to take it. It becomes more critical if there is a building obligation that you cannot meet within the set timeframe. In that case, usually it’s a loss with no compensation. You should already consult with a financing advisor now. You can also contact “my” Susanne through me. I didn’t find any major challenges in your selection of plots—at least none that would make an architect give up. So far, I don’t see any technical reasons that would justify returning a plot.

WilderSueden schrieb:

60k for the basement seems rather tight, especially as a living basement. Expect the extra effort for earthworks and disposal to be more like 80–100k. But of course, it depends on the soil conditions. And 30k for a masonry double garage is actually not much.
Square meter costs are roughly in the right ballpark but depend mainly on your standard and potential self-work. Generally, in many regions it’s possible to build under €3000/sqm, but it’s also very easy to go significantly above that.

Exactly. On a sloped site, you rarely build the garage like you would on flat ground.

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Limbrandi schrieb:

Yes, there is a 20kV power line running exactly there.
Does this have any impact?

Well... there are people who are sensitive to that and would not want to have their garden underneath.

Limbrandi schrieb:

Expect around 3300-3500€/m2 (approximately $310-$330/sq ft) and about 60k for the basement and 30k for the garage.

That sounds about right. The prices are basically within the typical range. The basement is a functional basement. A living basement costs almost as much as above-ground living space.
If the person who gave you this estimate is from your area, they will probably know the regional prices roughly and not lead you astray or assume extravagant fittings.

Limbrandi schrieb:

We would be fine with 150sqm (1600 sq ft) over two floors.

That’s a reasonable size.

Limbrandi schrieb:

The granny flat would be interesting as later financial support and possibly for the grandparents.

What do you mean by “interesting”? Many people plan a granny flat at a minimum size of 30sqm (320 sq ft) to qualify for subsidies. For grandparents, you should actually plan a two-family house because who wants to accommodate their parents in 30sqm (320 sq ft), possibly in the basement? Are they contributing financially or paying rent? Would 250sqm (2700 sq ft) still be affordable then?
You should consider such backup options when choosing the plot because 150 + 80 + double garage + carport or carports for two families require a suitable plot.
A semi-detached house plot could be interesting in that case.

ypg schrieb:

What do you mean by interesting? Many people design a granny flat with a minimum size of 30sqm (approximately 320 sq ft), [...]. For grandparents, it makes more sense to plan a duplex from the start because who wants to accommodate their parents in 30sqm (approximately 320 sq ft), possibly even in the basement? [...] Such plan-B options should already be considered when choosing the plot, as the property needs to be suitable for that purpose.

I agree with that as well.

ypg schrieb:

Potentially, a semi-detached house plot might then be interesting.

I assume that purchasing an entire semi-detached house plot would require two separate lots. Apparently, these semi-detached plots were developed later on. This kind of development usually responds to demand and is not easily reversed.

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