ᐅ Single-family house on a sloped site, basement partially used as living and utility space – expensive shell construction?
Created on: 30 Aug 2016 11:32
K
Kaspatoo
Hi,
we already have a plot of land, which is on a slope that can be evened out by exactly one floor height.
Therefore, there will be a basement, with half of it containing two living rooms (above ground with windows and a door to the garden) and the other half having two cellar rooms (with two light wells).
The floor plan exterior dimensions are 8.60m x 9.60m (28.2 ft x 31.5 ft).
The above-ground part will be fully brick-faced, with a 45° (45°) gable roof and a dormer.
The building will meet KfW55 energy standards and will include a ventilation system.
In total, this results in about 170m² (1,829 sq ft) of usable and living space.
The street runs above / uphill from the property.
We have been in talks with two builders and have developed plans so far at no cost to us.
Both have offered a turnkey price of approximately €275,000.
For both, the shell construction is estimated to cost around €191,000.
I find that excessive. That is almost 70% of the total price. Online, I often read that the shell construction usually accounts for about 45% of the total cost.
Earlier, I was often told that a basement is very expensive, around €50,000, or even €60,000 in some cases. Others mention €25,000.
Okay, the basement living rooms have underfloor heating, windows, and a separate external door, which costs about €2,500. Also, one more course of bricks is used in the basement to achieve a clear ceiling height above 2.40m (7.9 ft).
But €190,000...
Or am I just on the wrong track here?
we already have a plot of land, which is on a slope that can be evened out by exactly one floor height.
Therefore, there will be a basement, with half of it containing two living rooms (above ground with windows and a door to the garden) and the other half having two cellar rooms (with two light wells).
The floor plan exterior dimensions are 8.60m x 9.60m (28.2 ft x 31.5 ft).
The above-ground part will be fully brick-faced, with a 45° (45°) gable roof and a dormer.
The building will meet KfW55 energy standards and will include a ventilation system.
In total, this results in about 170m² (1,829 sq ft) of usable and living space.
The street runs above / uphill from the property.
We have been in talks with two builders and have developed plans so far at no cost to us.
Both have offered a turnkey price of approximately €275,000.
For both, the shell construction is estimated to cost around €191,000.
I find that excessive. That is almost 70% of the total price. Online, I often read that the shell construction usually accounts for about 45% of the total cost.
Earlier, I was often told that a basement is very expensive, around €50,000, or even €60,000 in some cases. Others mention €25,000.
Okay, the basement living rooms have underfloor heating, windows, and a separate external door, which costs about €2,500. Also, one more course of bricks is used in the basement to achieve a clear ceiling height above 2.40m (7.9 ft).
But €190,000...
Or am I just on the wrong track here?
Kaspatoo schrieb:
But: would it be cost-neutral to use calcium silicate bricks instead of hollow bricks in the exterior walls and compensate by adding a few centimeters more insulation? This would have the advantage of thinner walls and a larger interior space. If the general contractor (GC) normally builds with calcium silicate bricks, then calcium silicate bricks are cheaper. If the GC normally builds with bricks, then bricks are cheaper. It’s the same issue as with air-to-water heat pumps versus gas.
In theory, calcium silicate bricks plus external thermal insulation composite system (ETICS) using expanded polystyrene (EPS) is a very cost-effective solution. But only in theory. If the GC aims for a minimum order volume of 200,000 EUR (bonus!) with their brick supplier, then they can only offer you the more cost-effective calcium silicate bricks plus ETICS as a defensive offer...
MarcWen schrieb:
Residential building: ~1,500 cubic meters
Double garage: 165 cubic meters For that size, the price was excellent.
What type of brick or block are you using, and what thickness?
An architect gave me a benchmark of €330/m³ to €350/m³ for renovation space (turnkey), and his last five houses he managed ended up with total costs within this range (house construction only, excluding land).
We have approximately 790m³ (external dimensions 8.60 x 9.60 m, 45° gable roof, 1m knee wall).
This results in estimated costs of €268,600.
A general contractor (GC) estimated the same house at €275,000 for painter-ready and €191,300 as a shell with interior finish (a different construction company! The price is around €260,000 for the same scope of work).
And otherwise:
"If raw construction only refers to the pure masonry work, this comes to around €70,000 for you,
which is about 25–26% of the total costs. Including the roof, this value increases to about 34% (approximately €90,000)."
If I convert that to his volume of 1500m³, that means €510,000 turnkey.
Of that, 26% is €132,600 but excludes roof and garage and includes only pure masonry work (no plaster).
If the €130,000 figure is correct, then yes, it is very affordable.
We have approximately 790m³ (external dimensions 8.60 x 9.60 m, 45° gable roof, 1m knee wall).
This results in estimated costs of €268,600.
A general contractor (GC) estimated the same house at €275,000 for painter-ready and €191,300 as a shell with interior finish (a different construction company! The price is around €260,000 for the same scope of work).
And otherwise:
"If raw construction only refers to the pure masonry work, this comes to around €70,000 for you,
which is about 25–26% of the total costs. Including the roof, this value increases to about 34% (approximately €90,000)."
If I convert that to his volume of 1500m³, that means €510,000 turnkey.
Of that, 26% is €132,600 but excludes roof and garage and includes only pure masonry work (no plaster).
If the €130,000 figure is correct, then yes, it is very affordable.
Baufie schrieb:
The price was excellent for the size.
What type of block did you use and what thickness?We are building with sand-lime brick.
The price is all-inclusive so far, including construction electricity, disposal fees, and crane.
All foundations, ceilings, reinforcement bars, and finishes.
All concrete stairs: twice inside the house and once in front of the house.
Plus small items like landings or railings.
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