ᐅ Semi-detached house, upscale fittings: Are the additional costs accurate?
Created on: 6 Dec 2014 11:35
3
305er
Hello,
Yesterday, we met with an architect who showed us a plot of land for a semi-detached house. The other half is already built.
The house has 140 sqm (1507 sqft) of living space, although a large part of this already includes the basement, as it is usable living space (with a window).
The house will be finished to a high standard (I will copy the real estate listing at the end here).
The architect will act as the general contractor and work with local craftsmen.
For additional work such as extra electrical outlets, different bathroom fixtures, etc., I will need to contact his respective craftsmen, who will then provide me with the costs.
Now to the main questions:
The house comes only with a gas heating system and radiators in the rooms.
He said if I want underfloor heating, it will be operated by an air-source heat pump.
The extra cost for this system plus underfloor heating is about €15,000 (about $16,200).
This sounded reasonable to me as I didn’t have any idea before. On this forum, some people were shocked when someone had to pay €8,000 (about $8,600) more.
What do you think about my price?
Also, he kept saying that this air-source heat pump is a form of solar technology, because it extracts heat from the air.
Furthermore:
There are additional costs of about €18,000 (about $19,400) for earthworks, sewer connections, and utility connections.
Is this reasonable?
He said this includes excavation and laying the connections from the street to the house (electricity, water, etc.).
Another extra:
We could install a heat recovery ventilation system with air filters for about €15,000 (about $16,200), similar to what you find in passive prefab houses.
He estimates this could improve the energy efficiency rating from KfW 70 (the usual) to 55.
Is it worth the extra cost, also considering the health benefits?
I am allergic to pollen and suffer from extreme eye itching/burning, throat itching, etc.
These were my main questions so far.
Additional points:
I forgot to ask about the cost for electric shutters. What would you estimate?
And approximately how much would a garage cost?
Is a bedroom with a walk-in closet sized at 15 sqm (160 sqft) big enough? It seems a bit small to me.
Finally:
The plot is on a slight slope. This means roughly half of the basement is below ground level, or put differently, from the terrace there are a few steps down to the garden.
On the left side is the other semi-detached house, on the right side there is a stream, and behind the garden, directly adjacent without any gap, the forest slope goes up.
There is occasional wildlife visiting (according to the neighbor: mice, two rats, a marten’s nest somewhere nearby, a young deer, wild boar).
How would you assess this kind of plot? We are basically city people.
That’s all from me for now. Thanks for your help.
Here is the listing:
+++ NO COMMISSION +++ “BAUHAUS STYLE” IDYLL BY A STREAM – with Basement
Purchase Price:
289,820.00 EUR
Rooms:
5.0
Living Area Approx.:
140.91 sqm (1,517 sqft)
Plot Size Approx.:
420.00 sqm (4,500 sqft)
Main Features
House type:
Semi-detached house
Usable area approx.:
16 sqm (172 sqft)
Number of floors:
3
Bedrooms:
4
Bathrooms:
1
Guest toilet:
Basement:
TV / Internet / Telephone:
Electricity consumption: from 2,500 kWh*
Costs
Purchase price:
289,820.00 EUR
Buyer’s commission:
None
Building Quality
Construction phase:
House in planning (designed)
Standard of finishes:
High-quality
Heating type:
Central heating
Energy certificate:
Not yet available
Property Description
Idyllically situated by a stream, secluded at the edge of the forest, a planned, attractive detached family home with a basement will be built here, turnkey and solidly constructed. This spacious and modern energy-efficient house can be customized with the architect to meet your personal needs, including changes to the floor plan and finishes for your “dream home.” - the open living/dining area is spacious and bright with lots of glazing overlooking the garden and terrace - room layout changes possible - master bedroom with walk-in closet and two children’s rooms - daylight-filled comfort bathroom - generous living/work room in the garden-level basement
Features
“Masterful craftsmanship by local specialized tradesmen” - finished basement - energy-saving, breathable natural brickwork with additional external insulation for energy-conscious comfort - heating system with efficient gas condensing technology, optionally with solar collectors and underfloor heating - family-friendly daylight bathroom with tub and shower - ceramic sanitary fixtures by “Villeroy & Boch” - bathroom and guest toilet tiled in granite - smoke detectors in all bedrooms - partially glass interior doors with decorative balcony railings on the upper floor - interior window sills in “Carrara Bianco” marble - solid wood veneer interior doors with stainless steel handles - electrical switches by “Gira” “Everything is possible, nothing is mandatory... let your wishes run free.”
Additional
Availability: approx. 16 weeks construction time after start
Floor plans and elevations may include optional features at extra cost.
Turnkey means in this offer:
- including plot
- including finished basement without plot-related costs such as earthworks, sewer and utility connections
Floor coverings and painting/wallpapering work done by buyer
Yesterday, we met with an architect who showed us a plot of land for a semi-detached house. The other half is already built.
The house has 140 sqm (1507 sqft) of living space, although a large part of this already includes the basement, as it is usable living space (with a window).
The house will be finished to a high standard (I will copy the real estate listing at the end here).
The architect will act as the general contractor and work with local craftsmen.
For additional work such as extra electrical outlets, different bathroom fixtures, etc., I will need to contact his respective craftsmen, who will then provide me with the costs.
Now to the main questions:
The house comes only with a gas heating system and radiators in the rooms.
He said if I want underfloor heating, it will be operated by an air-source heat pump.
The extra cost for this system plus underfloor heating is about €15,000 (about $16,200).
This sounded reasonable to me as I didn’t have any idea before. On this forum, some people were shocked when someone had to pay €8,000 (about $8,600) more.
What do you think about my price?
Also, he kept saying that this air-source heat pump is a form of solar technology, because it extracts heat from the air.
Furthermore:
There are additional costs of about €18,000 (about $19,400) for earthworks, sewer connections, and utility connections.
Is this reasonable?
He said this includes excavation and laying the connections from the street to the house (electricity, water, etc.).
Another extra:
We could install a heat recovery ventilation system with air filters for about €15,000 (about $16,200), similar to what you find in passive prefab houses.
He estimates this could improve the energy efficiency rating from KfW 70 (the usual) to 55.
Is it worth the extra cost, also considering the health benefits?
I am allergic to pollen and suffer from extreme eye itching/burning, throat itching, etc.
These were my main questions so far.
Additional points:
I forgot to ask about the cost for electric shutters. What would you estimate?
And approximately how much would a garage cost?
Is a bedroom with a walk-in closet sized at 15 sqm (160 sqft) big enough? It seems a bit small to me.
Finally:
The plot is on a slight slope. This means roughly half of the basement is below ground level, or put differently, from the terrace there are a few steps down to the garden.
On the left side is the other semi-detached house, on the right side there is a stream, and behind the garden, directly adjacent without any gap, the forest slope goes up.
There is occasional wildlife visiting (according to the neighbor: mice, two rats, a marten’s nest somewhere nearby, a young deer, wild boar).
How would you assess this kind of plot? We are basically city people.
That’s all from me for now. Thanks for your help.
Here is the listing:
+++ NO COMMISSION +++ “BAUHAUS STYLE” IDYLL BY A STREAM – with Basement
Purchase Price:
289,820.00 EUR
Rooms:
5.0
Living Area Approx.:
140.91 sqm (1,517 sqft)
Plot Size Approx.:
420.00 sqm (4,500 sqft)
Main Features
House type:
Semi-detached house
Usable area approx.:
16 sqm (172 sqft)
Number of floors:
3
Bedrooms:
4
Bathrooms:
1
Guest toilet:
Basement:
TV / Internet / Telephone:
Electricity consumption: from 2,500 kWh*
Costs
Purchase price:
289,820.00 EUR
Buyer’s commission:
None
Building Quality
Construction phase:
House in planning (designed)
Standard of finishes:
High-quality
Heating type:
Central heating
Energy certificate:
Not yet available
Property Description
Idyllically situated by a stream, secluded at the edge of the forest, a planned, attractive detached family home with a basement will be built here, turnkey and solidly constructed. This spacious and modern energy-efficient house can be customized with the architect to meet your personal needs, including changes to the floor plan and finishes for your “dream home.” - the open living/dining area is spacious and bright with lots of glazing overlooking the garden and terrace - room layout changes possible - master bedroom with walk-in closet and two children’s rooms - daylight-filled comfort bathroom - generous living/work room in the garden-level basement
Features
“Masterful craftsmanship by local specialized tradesmen” - finished basement - energy-saving, breathable natural brickwork with additional external insulation for energy-conscious comfort - heating system with efficient gas condensing technology, optionally with solar collectors and underfloor heating - family-friendly daylight bathroom with tub and shower - ceramic sanitary fixtures by “Villeroy & Boch” - bathroom and guest toilet tiled in granite - smoke detectors in all bedrooms - partially glass interior doors with decorative balcony railings on the upper floor - interior window sills in “Carrara Bianco” marble - solid wood veneer interior doors with stainless steel handles - electrical switches by “Gira” “Everything is possible, nothing is mandatory... let your wishes run free.”
Additional
Availability: approx. 16 weeks construction time after start
Floor plans and elevations may include optional features at extra cost.
Turnkey means in this offer:
- including plot
- including finished basement without plot-related costs such as earthworks, sewer and utility connections
Floor coverings and painting/wallpapering work done by buyer
Hello, first of all, thank you for the responses. I will try to clarify all questions with the architect.
The plot is an infill site. This means there have been other houses there for a long time (also on this "slope").
The architect is using “waterproof concrete” for the house walls, the basement, and a waterproof membrane under the basement slab.
The creek is roughly at the same level as halfway up the basement, but it is about 3m (10 feet) away from the house wall . The creek has a riverbed at least 1.5-2m (5-6.5 feet) wide and about 1m (3 feet) deep. Allegedly, there has been no flooding in the last 20 years. The creek runs through a kind of tunnel under the road.
My wife just mentioned that he said we would reach KFW70 standard with underfloor heating and an air source heat pump.
I will ask why this is not included in the “premium” package, though.
-----------------------
At the request of the original poster, I have removed the names of the provider and the architect.
Best regards, Building Expert
Building Expert
The plot is an infill site. This means there have been other houses there for a long time (also on this "slope").
The architect is using “waterproof concrete” for the house walls, the basement, and a waterproof membrane under the basement slab.
The creek is roughly at the same level as halfway up the basement, but it is about 3m (10 feet) away from the house wall . The creek has a riverbed at least 1.5-2m (5-6.5 feet) wide and about 1m (3 feet) deep. Allegedly, there has been no flooding in the last 20 years. The creek runs through a kind of tunnel under the road.
My wife just mentioned that he said we would reach KFW70 standard with underfloor heating and an air source heat pump.
I will ask why this is not included in the “premium” package, though.
-----------------------
At the request of the original poster, I have removed the names of the provider and the architect.
Best regards, Building Expert
Building Expert
305er schrieb:
I will ask why this is not included in the "upscale" package. The term "upscale package" refers to bathroom fixtures, electrical fittings, and tile prices. It is quite common that although items are labeled as Villeroy & Boch, they are not modern models. For tiles, the price is usually above 20€ (approximately $22) and under 30€ (approximately $33), but rarely does it include installation costs for 60cm x 60cm (24 inches x 24 inches) tiles. You can see for yourself what is listed there. It’s a way to attract customers.
By "upscale," house technology is not meant. What would qualify as upscale there? Modern or energy-efficient technologies, according to the Energy Saving Ordinance (EnEV) XXX, would be a more typical term...
Regards, Yvonne
You also need to consider that the property transfer tax applies to the entire amount. So, that’s about 5 to 6 percent on the total sum.
To me, it all sounds a bit unclear at first.
How expensive are plots of land where you are, so you can estimate how much the house really costs?
To me, it all sounds a bit unclear at first.
How expensive are plots of land where you are, so you can estimate how much the house really costs?
B
Bauexperte9 Dec 2014 10:37Hello,
According to Immowelt, the average land price in Baden-Württemberg for a plot of 300 sqm (3230 sq ft) or more is about €195.10 per sqm (around $19 per sq ft). It’s likely even higher, since portal prices rarely reflect the current market. For simplicity, I’ll use this value. Therefore, the land portion amounts to €81,942.00; leaving approximately €207,878.00 for the semi-detached house in Bauhaus style with a habitable basement. I probably don’t need to explain why that can’t correspond to “high-end” finish; I’m convinced it rather meets the lower end of the standards.
What about a soil report and any potential extra foundation costs resulting from it?
Best regards, Bauexperte
305er schrieb:Does this mean Ground Floor – 50 sqm (538 sq ft), Upper Floor – 50 sqm (538 sq ft), and Basement – 40 sqm (430 sq ft)? For what house size exactly?
We met with an architect yesterday who showed us a plot for a semi-detached house. The other half is already built. The house has 140 sqm (1507 sq ft) of living space, with a large part of that including the basement since it is inhabitable (with a window).
305er schrieb:Let’s take a look then...
The house is supposed to have a high-end finish (I will copy the ad from Immobilienscout at the end here).
305er schrieb:This means a 5% property transfer tax on €289,820.00.
The architect will act as the general contractor and work with local craftsmen.
305er schrieb:And how many power outlets per room, and which bathroom fittings are contractually included from the start?
Additional services like extra power outlets, different bathroom fittings, etc. – I would have to contact the respective tradesmen, and they will provide the cost estimates.
305er schrieb:No wonder given the offer price.
Only a gas heating system with radiators in the rooms is installed.
According to Immowelt, the average land price in Baden-Württemberg for a plot of 300 sqm (3230 sq ft) or more is about €195.10 per sqm (around $19 per sq ft). It’s likely even higher, since portal prices rarely reflect the current market. For simplicity, I’ll use this value. Therefore, the land portion amounts to €81,942.00; leaving approximately €207,878.00 for the semi-detached house in Bauhaus style with a habitable basement. I probably don’t need to explain why that can’t correspond to “high-end” finish; I’m convinced it rather meets the lower end of the standards.
305er schrieb:Considering the above calculation and three floors, that seems about right.
He said that if I want underfloor heating, it will be operated by an air-source heat pump. The extra cost for this system plus underfloor heating is about €15,000.
305er schrieb:You should definitely ask again; I’m pretty sure the information got mixed up here.
And he kept saying that this air heat pump is a solar technology because it extracts heat from the air.
305er schrieb:Does this include backfilling? If these are just the costs for excavation and utility hookups, they seem quite high to me. Is backfilling included or is the semi-detached house located in a second row, resulting in longer pipe runs?
Additional costs of about €18,000 for groundwork, sewer connections, and house connections.
What about a soil report and any potential extra foundation costs resulting from it?
305er schrieb:Is the system gold-plated?
We could install a heat recovery ventilation system with air filters for about €15,000. So, suitable for allergy sufferers, as found in passive prefabricated houses.
305er schrieb:More likely KfW 70 combined with a gas condensing boiler and solar domestic hot water system.
He estimates that would lower the KfW energy efficiency level from 70 (which is the usual standard) to 55.
305er schrieb:At the current price level, I’d expect the architect to give you a “nice” price.
I forgot to ask about the cost of electric roller shutters. What would you estimate? And how much would a garage roughly cost?
305er schrieb:That could explain the comparatively high earthworks costs.
The plot is on a slight slope. That means about half of the basement is below ground, or in other words, from the terrace there are a few steps down to the garden.
305er schrieb:What does the soil report say? Any infiltration water issues? Any unusual increases in the stream’s water level in recent years?
On the left side is the other semi-detached house, on the right side a stream, and directly behind the garden without any gap is a forested slope.
305er schrieb:So pretty much in the middle of nowhere; €195.10 per sqm land price could definitely be realistic.
Idyllically located by a stream, concealed at the edge of the forest ...
305er schrieb:Nothing mentioned here about a habitable basement...
This will be a planned, attractive, single-family house including a turnkey basement and built solidly.
305er schrieb:“Generous” is how you will arrange your daily life on three floors going forward...
In this generously designed and modern energy-efficient house, your personal needs will be met.
305er schrieb:There lies the subtle hint that your wish list for the house price will be adjusted according to the required energy conservation regulations and market conditions.
Together with the architect, you can set changes to the floor plan and fittings according to your individual wishes for your “dream home.”
305er schrieb:Nothing special... It would be interesting to know the value of the glass and frame to be installed.
- the open living/dining area is spacious and bright with lots of glazing overlooking the garden and terrace -
305er schrieb:How do you get from your living room to the garden with views of the forest?
Spacious living/study room in the garden level
305er schrieb:Finished in which parts and for what purpose?
Finished basement
305er schrieb:Interesting. On one hand, they promote the qualities of hollow clay bricks only to then cover them with a full thermal insulation composite system (ETICS)...
- energy-efficient, breathable, natural clay masonry with additional full thermal insulation for comfortable energy-conscious living
305er schrieb:That basically corresponds to KfW 100 standard...
- heating system with efficient gas condensing technology
305er schrieb:Including screed drying times? What exactly does “start of construction” mean? The start of excavation? Pouring the basement slab?
Availability: construction time approximately 16 weeks after start of construction
Best regards, Bauexperte
Koempy schrieb:
You also have to consider that the property transfer tax applies to the entire amount. So that’s another 5 to 6 percent on the total sum.
To me, this all sounds a bit unclear at first.
How expensive are the plots of land where you are, so you can estimate the real cost of the house?So, the plot is about 460 sqm (5,000 sq ft) and costs €60,000, which is really cheap for our region (Mannheim), even though it’s not actually within Mannheim city. It’s a small town on the Bergstraße. The standard land value for the street is actually around €210 per sqm (19.5 per sq ft), so we are even getting a better deal.
The house would then cost around €230,000.
We do know that the property transfer tax must be paid on the entire purchase price. The architect knows this too, but he said that so far it has always been possible to pay it only on the land.
The land is handled by a completely different real estate agent. He would also arrange it so that we start building the house at a later time than the land purchase, in a delayed schedule.
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