ᐅ Selecting a Plot in a New Residential Development

ypg schrieb:

Well… there are sensitive people who would reject having that in their garden

That wouldn’t personally bother us, unless it demonstrably affects health in some way.

ypg schrieb:

That’s about right. Prices are generally within the expected range. Basement as a utility cellar. A finished basement has almost the same cost as above-ground living space. If it’s someone from your region who said that, they probably know the local prices well enough not to mislead you or propose extravagant features.

The colleague offers project management and planning supervision for service phases 1-8.
It’s difficult for me to estimate how much potential savings can be achieved through self-performed work, subcontracting, or general planning and execution related to the house.

For interior work like electrical, flooring, tiling, plumbing, plastering, and sheet metal, I have private contacts.
I am not sure to what extent these trades could potentially reduce the cost per square meter.

ypg schrieb:

What do you mean by interesting? Many people plan a granny flat with the minimum size of 30sqm (about 320 square feet) to qualify for support. For grandparents, it’s better to plan a two-family house right away, because who wants to house their parents in 30sqm (about 320 square feet), possibly even in the basement? Are they bringing in money or paying rent? Would 250sqm (about 2,690 square feet) still be affordable then? Such alternative plan B options should already be considered when choosing the plot because 150 + 80 + double garage + carport or carports for two families requires a suitable plot. Perhaps a semi-detached plot would be interesting in that case.

The idea for the grandparents was that once one party requires care, that person would move into a separate dwelling unit.
Friends of ours are currently renting out their granny flat via Airbnb, for example. The tax declaration is still an unknown factor, but demand is high.

...these are all just ideas at this point. We’re not yet clear on how practical this is, what it will cost, or what financial benefit we might actually get.

Limbrandi schrieb:

That wouldn’t personally bother us, unless it could be proven to have any health effects.

There is nothing to worry about health-wise. According to the plan, it really seems to run right through the garden. This will likely require an easement in favor of the network operator, with all the consequences for building and use. I would make sure to find out exactly what to expect before proceeding.

Limbrandi schrieb:

The colleague offers construction supervision and planning support for project phases 1-8.
It’s difficult for me to estimate how much potential savings can be realized through self-performed work or direct contracts with tradespeople, as well as general planning and implementation on the house.
For interior work such as electrical, flooring, tiling, plumbing, plastering, and sheet metal work, I have private contacts.
I can’t really imagine to what extent these trades might potentially reduce the cost per square meter.

Dear readers, please do not follow this example! – even project managers and construction supervisors can’t work miracles. The main challenge with self-performed work and hiring tradespeople independently is coordinating their timing within the construction schedule. A tiler who is only available while the screed is still drying is useless. Without a supervisor during project phases 6 and 7, you will, as a layperson, inevitably make costly errors in tendering.

Limbrandi schrieb:

The idea for the grandparents was that once one party becomes in need of care, they would be accommodated in a separate living unit.

That is the worst timing. Grandma looks after Grandpa in the basement apartment – what nonsense.

Limbrandi schrieb:

Friends of ours are currently renting out their granny flat via Airbnb. [...] the demand is high.

So high that more and more municipalities are cracking down on this. It is well within the authority of a local council to prohibit such use through local bylaws. There doesn’t even need to be a restriction explicitly mentioned later on in the development plan.

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Limbrandi schrieb:

high.

...these are all still ideas about how sensible it is in the end and what it will cost

But you can calculate those ideas yourself. The point with such thoughts is not about having a bathtub or not with an additional cost of €1500 (euros), but simply about a figure: €150,000 (euros), which you either have or don’t. Whether a basement or an extension for a granny flat is possible should be something you can work out yourself on graph paper with a simple calculation, no calculator needed.

Limbrandi schrieb:

The idea for the grandparents was that as soon as one party requires care, they would then move into a separate dwelling unit.

That also includes taking care of the person? There is care allowance for that, but a salary would then be lower. If you’re thinking “in 20–30 years,” you will have the kids’ bedrooms available anyway.
…

Limbrandi schrieb:

Friends of ours are currently renting out their granny flat via Airbnb. The tax declaration is still an unknown, but demand is high.

Yes, if it’s allowed (building permit / planning permission!), and one of you enjoys cleaning the small room afterwards, and does so often enough that it pays off... if you can provide a parking space and also open the garden to the tenant?! Many simply don’t want to go into debt just to serve other service providers…

Be clear about what you want – then choose the plot accordingly.

Limbrandi schrieb:

I find it hard to estimate what savings can be achieved through own work / subcontracting and general planning / implementation on the house.

… a value that does not make a big difference anyway.

Limbrandi schrieb:

For interior work like electrical, flooring, tiles, sanitary, plastering, and roofing sheet metal work, I have private contacts.

But you still have to pay them if it’s contracted work that should lead to a warranty. If you also want subsidies, many certified works must be properly documented.

Limbrandi schrieb:

To what extent these trades can potentially lower the cost per square meter, I can’t imagine.

Well, the range is already given as 3100–3500 €/m² (euros per square meter). If you use the estimated €3000/m² (euros per square meter) of living space to offset some electrical work or painter work, you’re still good for budgeting. But then don’t be surprised if construction takes longer and there is double workload. These positions should also be factored into the calculation.

Edit: check the building permit / planning permission of the residential area: commercial lodging is prohibited.
Parking spaces for apartments over 60 m² (645 ft²): 2
Smaller than 40 m² (430 ft²): 1
That means with a granny flat you need at least 3 parking spaces.

11ant schrieb:

Dear readers, please do not try this yourselves! – Even project and construction supervisors can’t work miracles. The major challenge with self-performed work and hiring tradespeople independently is coordinating their timing within the construction schedule. A tiler who unfortunately is only available while the screed still needs to dry is useless. Without supervision during work phases 6 and 7, as a layperson you are also likely to make costly tendering mistakes.

Thank you for the feedback and the insight. What would be a typical example of a tendering mistake and the avoidable consequence?

11ant schrieb:

That is the worst possible timing. Grandma cares for Grandpa in the basement, that’s nonsense.

Our grandpa spent his last years in a converted hallway at the parents’ house, since no other room was available. Hence the idea.

ypg schrieb:

That would include personal care? There is care allowance for that, but then the salary is less. If you think in terms of “in 20–30 years,” you’ll have the children’s rooms free by then anyway.

My two parents are single and over 70 years old. But yes, probably one room on the ground floor plus the upper floor is sufficient here.

ypg schrieb:

Be clear about what you want – then choose the plot accordingly.

Yes, the visibility lines here make you reconsider carefully.

ypg schrieb:

But don’t be surprised if the house build takes longer and you end up with double workload. Such factors should also be included in the budget calculation.

Thanks again for this food for thought, I’ll keep it in mind.

ypg schrieb:

Edit: Check the local development plan: Accommodation businesses are prohibited.
Parking spaces required for apartments over 60 m² (650 ft²): 2
Under 40 m² (430 ft²): 1
Means with a granny flat at least 3 parking spaces.

“The uses according to §4 paragraph 3 numbers 1–5 of the Land Use Ordinance (accommodation businesses, other non-disturbing commercial businesses, administrative facilities, horticultural businesses, gas stations) are not included in the development plan.”

The assumption regarding parking spaces was spot on. Three parking spaces on approximately 500 m² (5,380 ft²) seem a bit much at first glance.

Limbrandi schrieb:

Our grandfather spent his last years in a converted hallway at his parents’ house because there was no other space available. That’s where the idea came from.

Just because it can work as a last resort doesn’t mean it should be planned that way. When planning with grandparents, they should have an apartment that is accessible without barriers and ideally also barrier-free inside. Logically, this is almost always on the ground floor.