Hello everyone,
Our plot is located between a street at the front and a private driveway at the rear. The private driveway cannot be used for access or the driveway entrance. Access can only be made from the street.
Now the question is at what height we should position the house. Should we align it with the street level or with the private driveway?
If we align with the private driveway, we would need to add 80-100cm (31-39 inches) of fill, and the entrance to the house would likely require several steps. Also, the driveway to the parking area would probably be quite steep.
If we align with the street, the rear part of the plot would remain slightly below the level of the private driveway.
The street slopes upwards to the west. The neighbor to the west has adapted his house to the houses in the second row and his house is positioned quite high. His driveway is also very steep.
The neighbor to the north has leveled his plot completely and placed his house level with the street.
Our plot is in the middle. What would be the most sensible approach?
I have attached the elevation plan, hopefully it is clear.
Edit: The building project would be a single-family house without a basement!
Our plot is located between a street at the front and a private driveway at the rear. The private driveway cannot be used for access or the driveway entrance. Access can only be made from the street.
Now the question is at what height we should position the house. Should we align it with the street level or with the private driveway?
If we align with the private driveway, we would need to add 80-100cm (31-39 inches) of fill, and the entrance to the house would likely require several steps. Also, the driveway to the parking area would probably be quite steep.
If we align with the street, the rear part of the plot would remain slightly below the level of the private driveway.
The street slopes upwards to the west. The neighbor to the west has adapted his house to the houses in the second row and his house is positioned quite high. His driveway is also very steep.
The neighbor to the north has leveled his plot completely and placed his house level with the street.
Our plot is in the middle. What would be the most sensible approach?
I have attached the elevation plan, hopefully it is clear.
Edit: The building project would be a single-family house without a basement!
Our house construction (knock on wood) is still going great; the expert is satisfied, and so are we!
The screed was installed on Monday, as scheduled.
The kitchen isn’t arriving, or at least not fully, within the planned timeframe. The floor installer also has availability much later than requested, and the ordered furniture (which might work out) has a 15-week delivery time.
At the moment, everything around the construction is really more frustrating than the building itself…
The screed was installed on Monday, as scheduled.
The kitchen isn’t arriving, or at least not fully, within the planned timeframe. The floor installer also has availability much later than requested, and the ordered furniture (which might work out) has a 15-week delivery time.
At the moment, everything around the construction is really more frustrating than the building itself…
Update from my side 🙂
The screed has dried, and the calcium carbide (CM) measurement was successful.
The walls in the guest bathroom and main bathroom were already tiled, and since yesterday the tiler has been back and finished the utility room, the HVAC room, and the guest bathroom. Currently, he is tiling the shower, and it looks like it will be completed as planned. He was scheduled through Monday.
On Tuesday, the staircase will arrive, and from Wednesday onward, the door frames and doors will be installed. The temporary front door will then be replaced with the actual entrance door.
Electricians and plumbers will also come back for the final installations.
We are really excited because on April 8th, we have the inspection of our very own dream home 🙂
Floor coverings will be installed on May 16th, followed immediately by the furniture. The kitchen is planned for June 2nd. If all goes well, we want to use Whit Monday and spend that weekend moving most of our belongings.
The handover of our current house is planned for June 30th.
The screed has dried, and the calcium carbide (CM) measurement was successful.
The walls in the guest bathroom and main bathroom were already tiled, and since yesterday the tiler has been back and finished the utility room, the HVAC room, and the guest bathroom. Currently, he is tiling the shower, and it looks like it will be completed as planned. He was scheduled through Monday.
On Tuesday, the staircase will arrive, and from Wednesday onward, the door frames and doors will be installed. The temporary front door will then be replaced with the actual entrance door.
Electricians and plumbers will also come back for the final installations.
We are really excited because on April 8th, we have the inspection of our very own dream home 🙂
Floor coverings will be installed on May 16th, followed immediately by the furniture. The kitchen is planned for June 2nd. If all goes well, we want to use Whit Monday and spend that weekend moving most of our belongings.
The handover of our current house is planned for June 30th.
How time flies, in more than one way..
Today, on our wedding anniversary, we are also spending our first night in our new home.
It’s incredible how comfortable we already feel here, to the point that we don’t even want to go back, although there are still some things to unpack. Fortunately, we still have just under 3 weeks to do that.
There are still some minor finishing touches needed here in the dining area, which the general contractor and their subcontractors will complete over the course of this week.
The attached photo was taken today at 8:12 PM, the evening sun was shining so beautifully, and it’s such an amazing feeling to finally be able to enjoy it!
All the fears we had are now forgotten!
I wish everyone who is building or planning to build the best of luck! Everything will be fine
Today, on our wedding anniversary, we are also spending our first night in our new home.
It’s incredible how comfortable we already feel here, to the point that we don’t even want to go back, although there are still some things to unpack. Fortunately, we still have just under 3 weeks to do that.
There are still some minor finishing touches needed here in the dining area, which the general contractor and their subcontractors will complete over the course of this week.
The attached photo was taken today at 8:12 PM, the evening sun was shining so beautifully, and it’s such an amazing feeling to finally be able to enjoy it!
All the fears we had are now forgotten!
I wish everyone who is building or planning to build the best of luck! Everything will be fine
I would like to provide a preliminary financial report 🙂 maybe some of you are interested or it helps as a reference for what costs can be expected. Federal state: Bremen / border with Lower Saxony
Initial situation: Plot with 389 sqm (4185 sq ft) and a slope, the wish was for an urban villa with a maximum of 160 sqm (1720 sq ft), no basement, no garage, budget expectation on our part for all-in (including kitchen, furniture, etc.) 470,000 €.
Resulting: Urban villa with 153 sqm (1646 sq ft), solid construction, no KfW standard, without basement and without garage.
Costs of the entire project...
Plot including incidental costs (2019): 71,690 €
Costs for site work so far, total: 40,865.41 €
Clearing: 1700 €
Additional earthworks: 15,613.97 €
Retaining the plot with L-shaped concrete blocks: 18,123.70 €
Removal of excess soil and stones: 2190 €
Road closure and signage: 3,237.73 €
House including selections + fireplace: 304,839.06 € (contract with regional general contractor from Nov. 2020)
House according to general contractor’s scope of work: 233,800 €
Extras directly with general contractor: 35,754.15 € (upgrades from decentralized to centralized controlled ventilation, 3 lift-and-slide doors, electric roller shutters, and some smaller items)
Subsequent changes by the mason: 1,100 €
Upcharges/subsequent selection changes total: 34,184.91 €
Electrical: 10,704.90 €
Sanitary installations: 10,050.01 €
Tiles: 550 €
Fireplace including chimney and drywall construction: 12,880 €
Costs for permits/surveying total: 4,297.58 €
Soil investigation report: 800 €
Contaminant report: 700 €
Elevation site plan: 349.86 €
Preliminary and detailed staking out: 1960.42 €
Easement inquiry: 13 €
Permit for site access: 108 €
Prior use inquiries (e.g. contamination): 70 €
Tree removal assessment (summer felling prohibition period): 202.30 €
Tree removal permit: 94 €
Building permit: 296 €
Costs for utility connections / temporary connections and their consumption total: 8,341.09 €
Telecommunications: 799.00 €
Connection fees gas, water, electricity: 3,347.07 €
Sewer connection: 1500 €
Construction power connection: 1047 €
Construction power consumption: 516.78 €
Construction water via hydrant: 262.54 €
Construction dehumidifier: 868.70 €
Fees for land charges, land registry, interest etc. total: 3,671.03 €
Entry of main loan land charge: 1,017.90 €
Land registry entry: 595 €
Entry of interim financing land charge: 422 €
Land registry entry: 202 €
Interest during construction phase: 994.13 €
Insurance during construction phase: 440 €
Other costs total: 47,198.43 €
Kitchen planning: 375 €
Kitchen: 21,000 €
Utility room: 4000 €
Materials for floor coverings: 4,662.37 €
Floor laying costs: 2,550.79 € (we wanted to do it ourselves but ran out of time...)
Painter and filler materials: 1,314.77 €
Painter and filler labor costs: 4,500 € (also planned as self-performed work, but no time, and a great offer from a friend’s father 🙂 ..)
A few new lamps: 1,125.63 € + bulbs, which I forgot to note properly..
A few new pieces of furniture: 7,500.87 €
Curtain rods (3 pieces): 169 €
Estimated total project costs all-in from our side: 470,000 €
Actually incurred so far: 480,902.60 €
Further estimated costs approx.: 60,000–70,000 €
Paving of driveway and house approach, entrance platform, terrace and terrace roof including awning, front wall/fence combination, decorations, pleated blinds, insect screens
This is okay for us since we have enough equity from selling our previous home and do not require additional financing, but otherwise: plan a solid financial buffer!
Our financing is structured as follows:
Existing financing of the plot from April 2019: 60,000 € (purchase price including incidental costs 71,690 €)
Loan amount: 60,000 €
Fixed interest period: 10 years (since we originally did not plan to develop the plot...)
Interest rate: 1.61 %
Repayment until 06/01/22: 10%
From 06/30/22: 1.75%
Monthly rate: 168 €
Prepayments: so far 3,000 € per year and planned the same for future years
Current outstanding balance: 31,912.11 €
Remaining balance at end of term on 02/28/2029: 0 €
Construction financing: 293,700 €
Fixed interest period: 10 years
Interest: 0.82%
Repayment from full drawdown July 2022: 5%
Monthly rate: 1,424.45 €
Prepayment possible: 5%
Remaining balance at end of term: 140,714.99 €
The interim financing of 55,000 € was already repaid with equity generated from our house sale.
Our current net household income is 5,800 € plus one child benefit payment, excluding special payments (approx. 12,000–15,000 € / year).
Despite the low interest rate on the main loan, we will probably make use of the prepayment options (once paid, it’s paid off), even though some people might shake their heads about it 😀 😀
Initial situation: Plot with 389 sqm (4185 sq ft) and a slope, the wish was for an urban villa with a maximum of 160 sqm (1720 sq ft), no basement, no garage, budget expectation on our part for all-in (including kitchen, furniture, etc.) 470,000 €.
Resulting: Urban villa with 153 sqm (1646 sq ft), solid construction, no KfW standard, without basement and without garage.
Costs of the entire project...
Plot including incidental costs (2019): 71,690 €
Costs for site work so far, total: 40,865.41 €
Clearing: 1700 €
Additional earthworks: 15,613.97 €
Retaining the plot with L-shaped concrete blocks: 18,123.70 €
Removal of excess soil and stones: 2190 €
Road closure and signage: 3,237.73 €
House including selections + fireplace: 304,839.06 € (contract with regional general contractor from Nov. 2020)
House according to general contractor’s scope of work: 233,800 €
Extras directly with general contractor: 35,754.15 € (upgrades from decentralized to centralized controlled ventilation, 3 lift-and-slide doors, electric roller shutters, and some smaller items)
Subsequent changes by the mason: 1,100 €
Upcharges/subsequent selection changes total: 34,184.91 €
Electrical: 10,704.90 €
Sanitary installations: 10,050.01 €
Tiles: 550 €
Fireplace including chimney and drywall construction: 12,880 €
Costs for permits/surveying total: 4,297.58 €
Soil investigation report: 800 €
Contaminant report: 700 €
Elevation site plan: 349.86 €
Preliminary and detailed staking out: 1960.42 €
Easement inquiry: 13 €
Permit for site access: 108 €
Prior use inquiries (e.g. contamination): 70 €
Tree removal assessment (summer felling prohibition period): 202.30 €
Tree removal permit: 94 €
Building permit: 296 €
Costs for utility connections / temporary connections and their consumption total: 8,341.09 €
Telecommunications: 799.00 €
Connection fees gas, water, electricity: 3,347.07 €
Sewer connection: 1500 €
Construction power connection: 1047 €
Construction power consumption: 516.78 €
Construction water via hydrant: 262.54 €
Construction dehumidifier: 868.70 €
Fees for land charges, land registry, interest etc. total: 3,671.03 €
Entry of main loan land charge: 1,017.90 €
Land registry entry: 595 €
Entry of interim financing land charge: 422 €
Land registry entry: 202 €
Interest during construction phase: 994.13 €
Insurance during construction phase: 440 €
Other costs total: 47,198.43 €
Kitchen planning: 375 €
Kitchen: 21,000 €
Utility room: 4000 €
Materials for floor coverings: 4,662.37 €
Floor laying costs: 2,550.79 € (we wanted to do it ourselves but ran out of time...)
Painter and filler materials: 1,314.77 €
Painter and filler labor costs: 4,500 € (also planned as self-performed work, but no time, and a great offer from a friend’s father 🙂 ..)
A few new lamps: 1,125.63 € + bulbs, which I forgot to note properly..
A few new pieces of furniture: 7,500.87 €
Curtain rods (3 pieces): 169 €
Estimated total project costs all-in from our side: 470,000 €
Actually incurred so far: 480,902.60 €
Further estimated costs approx.: 60,000–70,000 €
Paving of driveway and house approach, entrance platform, terrace and terrace roof including awning, front wall/fence combination, decorations, pleated blinds, insect screens
This is okay for us since we have enough equity from selling our previous home and do not require additional financing, but otherwise: plan a solid financial buffer!
Our financing is structured as follows:
Existing financing of the plot from April 2019: 60,000 € (purchase price including incidental costs 71,690 €)
Loan amount: 60,000 €
Fixed interest period: 10 years (since we originally did not plan to develop the plot...)
Interest rate: 1.61 %
Repayment until 06/01/22: 10%
From 06/30/22: 1.75%
Monthly rate: 168 €
Prepayments: so far 3,000 € per year and planned the same for future years
Current outstanding balance: 31,912.11 €
Remaining balance at end of term on 02/28/2029: 0 €
Construction financing: 293,700 €
Fixed interest period: 10 years
Interest: 0.82%
Repayment from full drawdown July 2022: 5%
Monthly rate: 1,424.45 €
Prepayment possible: 5%
Remaining balance at end of term: 140,714.99 €
The interim financing of 55,000 € was already repaid with equity generated from our house sale.
Our current net household income is 5,800 € plus one child benefit payment, excluding special payments (approx. 12,000–15,000 € / year).
Despite the low interest rate on the main loan, we will probably make use of the prepayment options (once paid, it’s paid off), even though some people might shake their heads about it 😀 😀
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