ᐅ Single-family house in Bauhaus style with 180 m² living area and double garage
Created on: 2 Aug 2019 20:39
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NotstromHello everyone,
after reading quietly for a long time, here comes my first post – I really need your opinions and advice now. Warning: This will be quite comprehensive, the number of questions just doesn’t get any smaller.
We (my wife, our child, and potentially another child in the future) are going to buy a plot of land from a municipality in southern Baden (notary appointment on 14.08.).
The plot is 530m² (5705 sq ft) and is quite "free" in terms of building regulations, meaning roof shapes and such are very open.
So, here is our idea:
- We want a single-family house (Bauhaus style) with a living area of 180m² (don’t ask why 180m² (1938 sq ft); it was just a number that has become more and more fixed…) no luxury fixtures, smart home only at a basic level if at all, a tiled stove, two children’s rooms, possibly a ventilation system, heat pump… How much living space do we actually need? Our research hasn’t made this clear to us…
- We also want a basement primarily for storage and house technology – later expansion for a hobby room/office is possible but not planned initially.
- A double garage (or alternatively a single garage and a carport) will round off the “hard facts.”
- Energy efficiency: Good question – we would like to do “something,” but that something would be closer to KfW 55 standard rather than KfW 40 plus.
- Budget: We had always aimed around the magic number of half a million euros, but reality caught up with us. So, we adjusted our budget as follows:
- The plot costs 150,000 EUR, the architects’ current estimates (+/- 15% deviation, but they assured us this is a conservative estimate and likely the upper limit) range between 550,000 EUR and 650,000 EUR (excluding own work but including all additional services).
Therefore, our maximum budget for the entire project is set at 800,000 EUR, including the plot, the house with all additional services, and about 50,000 EUR for kitchen and so forth.
- We plan own work only for the “usual” things like flooring, possibly painting, and the garden.
- Through my father’s network, we know some craftsmen he has worked with in his former business (self-employed in landscaping), so, for example, we get the excavation for the foundation at a lower cost.
- We had contact for a long time with a large, well-known prefab house builder – timber-based – but after seeing the price, we decided against it (note: we once lived in a timber-frame apartment building, which was a nightmare, so we were somewhat prejudiced regarding timber construction).
- So far, we have been in contact with four architects. One was removed due to price (about 20% more expensive than the other two), and another did not convince us, so we are left with two. (After reducing our shortlist to two, a third architect was recommended, who we met for coffee, but he was disorganized, his office was a mess, so we didn’t pursue that further.)
- With the two remaining architects, we agreed to get back to them at the beginning of next week with our decision.
- Meanwhile, the Association of Private Homeowners informed us in their welcome email that cost estimates in the model with architect and individual trades may be exceeded by 30 to 40%.
- We are a bit confused now because we respect the price framework, and the potential 15% deviation on 600,000 - 650,000 EUR (i.e., between 90,000 EUR - 100,000 EUR, which is no small amount) worries us.
What do you think about all this? Is the cost estimate (details below) realistic? Realistically on the high side? Should we perhaps go for a general contractor after all? Do you know any? (Is it even allowed to speak about names here?)
As mentioned above, here is the rough cost estimate we received from our architect number 1:
*: All prices excluding tax
a) Building – Construction: 371,500
b) Building – Technical systems: 100,000
- Heating: 26,000
- Sanitary installations: 25,000
- Ventilation system: 14,000
- Electrical: 30,000
- Wastewater lift pump: 5,000
c) Additional building costs: 79,000
- Architect including drainage planning: 55,000 (we preliminarily agreed on 60,000 gross, including tax)
- Structural engineer: 7,500
- Energy consultant: 1,200
- Surveyor: 1,500
- Soil investigation report: 1,000
- Permit fees: 3,800
- Sewage connection development: 200
- Electrical connection, telecom connection, cable connection, water connection: 4,500
- Construction power supply: 1,300
- Other auxiliary costs/fees: 2,000
This brings us to about 550,000 net plus 19% VAT = 655,000 EUR.
What do you think? Is this justified? Overplanned? Conservative? Too expensive?
Should we opt for a general contractor to gain “planning security”?
Thanks a lot in advance for reading and for your advice.
after reading quietly for a long time, here comes my first post – I really need your opinions and advice now. Warning: This will be quite comprehensive, the number of questions just doesn’t get any smaller.
We (my wife, our child, and potentially another child in the future) are going to buy a plot of land from a municipality in southern Baden (notary appointment on 14.08.).
The plot is 530m² (5705 sq ft) and is quite "free" in terms of building regulations, meaning roof shapes and such are very open.
So, here is our idea:
- We want a single-family house (Bauhaus style) with a living area of 180m² (don’t ask why 180m² (1938 sq ft); it was just a number that has become more and more fixed…) no luxury fixtures, smart home only at a basic level if at all, a tiled stove, two children’s rooms, possibly a ventilation system, heat pump… How much living space do we actually need? Our research hasn’t made this clear to us…
- We also want a basement primarily for storage and house technology – later expansion for a hobby room/office is possible but not planned initially.
- A double garage (or alternatively a single garage and a carport) will round off the “hard facts.”
- Energy efficiency: Good question – we would like to do “something,” but that something would be closer to KfW 55 standard rather than KfW 40 plus.
- Budget: We had always aimed around the magic number of half a million euros, but reality caught up with us. So, we adjusted our budget as follows:
- The plot costs 150,000 EUR, the architects’ current estimates (+/- 15% deviation, but they assured us this is a conservative estimate and likely the upper limit) range between 550,000 EUR and 650,000 EUR (excluding own work but including all additional services).
Therefore, our maximum budget for the entire project is set at 800,000 EUR, including the plot, the house with all additional services, and about 50,000 EUR for kitchen and so forth.
- We plan own work only for the “usual” things like flooring, possibly painting, and the garden.
- Through my father’s network, we know some craftsmen he has worked with in his former business (self-employed in landscaping), so, for example, we get the excavation for the foundation at a lower cost.
- We had contact for a long time with a large, well-known prefab house builder – timber-based – but after seeing the price, we decided against it (note: we once lived in a timber-frame apartment building, which was a nightmare, so we were somewhat prejudiced regarding timber construction).
- So far, we have been in contact with four architects. One was removed due to price (about 20% more expensive than the other two), and another did not convince us, so we are left with two. (After reducing our shortlist to two, a third architect was recommended, who we met for coffee, but he was disorganized, his office was a mess, so we didn’t pursue that further.)
- With the two remaining architects, we agreed to get back to them at the beginning of next week with our decision.
- Meanwhile, the Association of Private Homeowners informed us in their welcome email that cost estimates in the model with architect and individual trades may be exceeded by 30 to 40%.
- We are a bit confused now because we respect the price framework, and the potential 15% deviation on 600,000 - 650,000 EUR (i.e., between 90,000 EUR - 100,000 EUR, which is no small amount) worries us.
What do you think about all this? Is the cost estimate (details below) realistic? Realistically on the high side? Should we perhaps go for a general contractor after all? Do you know any? (Is it even allowed to speak about names here?)
As mentioned above, here is the rough cost estimate we received from our architect number 1:
*: All prices excluding tax
a) Building – Construction: 371,500
- Shell construction: 170,000
- Carpentry, roof construction: 65,000
- Scaffolding: 5,000
- Interior & exterior plaster: 30,000
- Tiling work: 13,000
- Screed: 8,500
- Interior doors: 5,000
- Metalwork: 7,000
- Window installation: 40,000
- Painting: 8,000
- Flooring work: 5,000
- Drywall construction: 15,000
b) Building – Technical systems: 100,000
- Heating: 26,000
- Sanitary installations: 25,000
- Ventilation system: 14,000
- Electrical: 30,000
- Wastewater lift pump: 5,000
c) Additional building costs: 79,000
- Architect including drainage planning: 55,000 (we preliminarily agreed on 60,000 gross, including tax)
- Structural engineer: 7,500
- Energy consultant: 1,200
- Surveyor: 1,500
- Soil investigation report: 1,000
- Permit fees: 3,800
- Sewage connection development: 200
- Electrical connection, telecom connection, cable connection, water connection: 4,500
- Construction power supply: 1,300
- Other auxiliary costs/fees: 2,000
This brings us to about 550,000 net plus 19% VAT = 655,000 EUR.
What do you think? Is this justified? Overplanned? Conservative? Too expensive?
Should we opt for a general contractor to gain “planning security”?
Thanks a lot in advance for reading and for your advice.
All the trades mentioned would be cheaper here.
But since you are in southern Germany, everything costs a bit more there.
In my opinion, the shell construction is quite high. What does it include? Monolithic construction, basement, garage, including earthworks?
30,000€ for electrical work in conventional wiring seems rather high as well. 40,000€ for windows is also not cheap; I assume that includes the front door and some additional glazing with external blinds?
The additional costs look reasonable, but I find the utility connection fees too optimistic. I would budget around 10,000–12,000€ including wastewater connections (the 200€ is a joke?! Even the connection shafts alone cost 2,000€ and up).
So I think it’s quite fitting overall. But of course, it’s hard to make a definite assessment remotely.
But since you are in southern Germany, everything costs a bit more there.
In my opinion, the shell construction is quite high. What does it include? Monolithic construction, basement, garage, including earthworks?
30,000€ for electrical work in conventional wiring seems rather high as well. 40,000€ for windows is also not cheap; I assume that includes the front door and some additional glazing with external blinds?
The additional costs look reasonable, but I find the utility connection fees too optimistic. I would budget around 10,000–12,000€ including wastewater connections (the 200€ is a joke?! Even the connection shafts alone cost 2,000€ and up).
So I think it’s quite fitting overall. But of course, it’s hard to make a definite assessment remotely.
Notstrom schrieb:
How much living space do I actually need?130-170 square meters (1400-1830 square feet)... that’s quite a size. I’m leaning more towards around 160. More space can’t hurt if you can afford it. Notstrom schrieb:
Also, we want a basement mainly for storage and building services –Then you only need about 130-140. Make a room layout and concept. Building services only take about 5-6 square meters (55-65 square feet). Storage should be where it’s most practical: laundry room upstairs, storage and pantry on the ground floor... for that, a basement isn’t necessary.
P.S.: The office is already included in the 160.
Two architects to choose from should be enough, although I have also had good experiences with less organized ones and would place more value on client references than on how the office of the absent-minded professor looks. 180 m² (1,940 sq ft) is already not a small size, and especially with a "Bauhaus style," some modern features are expected. In terms of resale value, I would not downplay the sophistication of the fittings too much.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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Matthias 402 Aug 2019 22:20Is the double garage including the roof already part of the shell construction, as well as the basement? The staircase and carpentry work also need to be considered. Don’t forget shading, paving, furniture, and window sills. I find 7,500 for the structural engineer to be quite a lot; the construction must be very complex for that.
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