ᐅ Single-Family House on a Slope – Living Area on the Upper Floor, Open-Plan First Floor
Created on: 1 Apr 2026 13:34
B
Barnaby
Hello everyone,
we are planning a single-family house on a relatively steep slope (Northern Bavaria). An extension is mandatory, and the house shape is determined by the neighboring house.
The special feature is that we plan to live on the upper floor to have direct access to the terrace. Additionally, we want the upper floor to be open to the roof ridge—meaning no intermediate ceiling or attic space (no mezzanine, attic, etc.).
We really like the design. We are aware of the stairs (e.g., carrying groceries, etc.; water will come from a Quooker 😉...) but we still like the option of an upper-level terrace.
We have already received a turnkey offer from the general contractor, including our requests (parquet flooring, 4 m (13 ft) lift-and-slide door, 3 bathrooms) and exterior work, and we could start now. We are curious to hear what the professionals think, if there are any critical points we might have missed—we would build it like this!
Development plan/Restrictions
Plot size: 600 m2 (already owned)
Slope: yes, steep
Floor area ratio: 0.4 – 0.7
Floor space index: 0.47
Building window, building line, and boundary: determined by neighbor
Edge development: yes
Number of parking spaces: 2
Number of stories: 2 main floors + basement
Roof type: gable roof
Style: modern
Orientation:
Maximum height/limitations: none
Other requirements:
Homeowners’ requirements
Style, roof type, building type: single-family house with gable roof
Basement: yes
Number of floors: 2
Number of people: 2 adults (mid-30s) + 2 small children
Space requirements on ground and upper floors
Office: 4 days home office
Overnight guests per year: few
Open or closed layout: open
Conservative or modern construction: modern
Open kitchen, kitchen island: open kitchen with kitchen block
Number of dining seats: 8–10
Fireplace: no
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: garage in basement
Utility garden, greenhouse: not currently, possibly later
House design
Origin of the design: based on existing floor plans from the internet + personal adjustments + adaptations with the general contractor’s planner
What do you particularly like? Why?
+ Open upper floor with high ceilings
+ Separate master suite
+ Separate children’s bathroom
What do you not like? ...mostly compromises we accept
- Rather tight space between the top of the stairs and entry on the ground floor
- Children’s bathroom without daylight
Price estimate according to architect/planner: offer from general contractor 750,000 including basement, incidental costs, fixtures, 100,000 for landscaping + groundworks
Personal price limit for the house, including features: 750,000
Preferred heating technology: heat pump
If you had to give up something, which details/extensions
- could you give up:
- could you not give up:
Why is the design the way it is?
The starting point was a found prefabricated house plan from the internet; we then swapped the ground and upper floors.
Other:
We will have a shaft prepared for an elevator (without the elevator). This will be left open in the floor slabs and will run from the garage → children’s bathroom → pantry upwards.
Thank you for your feedback
we are planning a single-family house on a relatively steep slope (Northern Bavaria). An extension is mandatory, and the house shape is determined by the neighboring house.
The special feature is that we plan to live on the upper floor to have direct access to the terrace. Additionally, we want the upper floor to be open to the roof ridge—meaning no intermediate ceiling or attic space (no mezzanine, attic, etc.).
We really like the design. We are aware of the stairs (e.g., carrying groceries, etc.; water will come from a Quooker 😉...) but we still like the option of an upper-level terrace.
We have already received a turnkey offer from the general contractor, including our requests (parquet flooring, 4 m (13 ft) lift-and-slide door, 3 bathrooms) and exterior work, and we could start now. We are curious to hear what the professionals think, if there are any critical points we might have missed—we would build it like this!
Development plan/Restrictions
Plot size: 600 m2 (already owned)
Slope: yes, steep
Floor area ratio: 0.4 – 0.7
Floor space index: 0.47
Building window, building line, and boundary: determined by neighbor
Edge development: yes
Number of parking spaces: 2
Number of stories: 2 main floors + basement
Roof type: gable roof
Style: modern
Orientation:
Maximum height/limitations: none
Other requirements:
Homeowners’ requirements
Style, roof type, building type: single-family house with gable roof
Basement: yes
Number of floors: 2
Number of people: 2 adults (mid-30s) + 2 small children
Space requirements on ground and upper floors
Office: 4 days home office
Overnight guests per year: few
Open or closed layout: open
Conservative or modern construction: modern
Open kitchen, kitchen island: open kitchen with kitchen block
Number of dining seats: 8–10
Fireplace: no
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: garage in basement
Utility garden, greenhouse: not currently, possibly later
House design
Origin of the design: based on existing floor plans from the internet + personal adjustments + adaptations with the general contractor’s planner
What do you particularly like? Why?
+ Open upper floor with high ceilings
+ Separate master suite
+ Separate children’s bathroom
What do you not like? ...mostly compromises we accept
- Rather tight space between the top of the stairs and entry on the ground floor
- Children’s bathroom without daylight
Price estimate according to architect/planner: offer from general contractor 750,000 including basement, incidental costs, fixtures, 100,000 for landscaping + groundworks
Personal price limit for the house, including features: 750,000
Preferred heating technology: heat pump
If you had to give up something, which details/extensions
- could you give up:
- could you not give up:
Why is the design the way it is?
The starting point was a found prefabricated house plan from the internet; we then swapped the ground and upper floors.
Other:
We will have a shaft prepared for an elevator (without the elevator). This will be left open in the floor slabs and will run from the garage → children’s bathroom → pantry upwards.
Thank you for your feedback
Papierturm1 Apr 2026 21:21What gives me the most headache isn’t the floor plan but the budget. I would always keep a contingency buffer. For example, if your budget is 750,000, I wouldn’t plan exactly for 750,000.
There will always be something that ends up costing more. Something will be overlooked. And with construction, it usually starts with additional costs in the four-digit range.
To me, the plan doesn’t look like it’s for 750,000. More like significantly higher. I would be cautious about that from a financial perspective.
That aside, I find the plan quite solid. Sure, there are a few corners I don’t like so much (for example, running directly into a wall in the bathroom). But I don’t see many of the typical planning mistakes (e.g., a pantry that’s too narrow, bedroom as a walk-through room, and so on).
Only some decisions really drive the costs up (for example, the garage within the thermal envelope, three relatively large bathroom areas, and so on — plus building on a slope is unfortunately always expensive).
There will always be something that ends up costing more. Something will be overlooked. And with construction, it usually starts with additional costs in the four-digit range.
To me, the plan doesn’t look like it’s for 750,000. More like significantly higher. I would be cautious about that from a financial perspective.
That aside, I find the plan quite solid. Sure, there are a few corners I don’t like so much (for example, running directly into a wall in the bathroom). But I don’t see many of the typical planning mistakes (e.g., a pantry that’s too narrow, bedroom as a walk-through room, and so on).
Only some decisions really drive the costs up (for example, the garage within the thermal envelope, three relatively large bathroom areas, and so on — plus building on a slope is unfortunately always expensive).
Papierturm schrieb:
To me, the plan doesn’t look like it would cost $750,000. More likely significantly more. I would be cautious financially. An experienced general contractor will probably find a way to include enough loopholes in their price guarantee.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
hanghaus20232 Apr 2026 08:5111ant schrieb:
An experienced general contractor will surely find a way to include enough loopholes in their price guarantee. I have negotiated and calculated change orders for 10 years. I know how it works.
10-20% additional costs are often the norm. It can be even more.
That means you need a reserve of 100,000.
H
hanghaus20232 Apr 2026 09:02I doubt that the building authority will approve the plan.
Besides, this doesn’t exactly help to start off on the right foot with your northern neighbor.
The original poster wants to build a retaining wall up to 3 meters (10 feet) high on the southern side of their terrace, next to their neighbor’s property. Presumably, there will also be a privacy screen on top since that’s where the neighbor’s balcony is located.
Are such tall retaining walls allowed directly on the property boundary? Otherwise, you’ll need to set it back from the boundary and terrace it with steps. However, then the terrace roof will be in the wrong place.
Which state or region is this in?
Also, please share the name of the development plan or zoning regulation.
Besides, this doesn’t exactly help to start off on the right foot with your northern neighbor.
The original poster wants to build a retaining wall up to 3 meters (10 feet) high on the southern side of their terrace, next to their neighbor’s property. Presumably, there will also be a privacy screen on top since that’s where the neighbor’s balcony is located.
Are such tall retaining walls allowed directly on the property boundary? Otherwise, you’ll need to set it back from the boundary and terrace it with steps. However, then the terrace roof will be in the wrong place.
Which state or region is this in?
Also, please share the name of the development plan or zoning regulation.
H
hanghaus20232 Apr 2026 09:22Have you shown your plan to your neighbor yet?
Please have your contract reviewed by an expert. You might be surprised how many common gaps and issues there can be.
For example, retaining work near the neighbor’s property is included to allow construction of the basement on the west side. But do you have the neighbor’s permission to create a slope there? It’s likely that this area includes the neighbor’s terrace as well as their western basement area to have some terrace space.
In my opinion, your western basement is better replaced with a retaining structure for the excavation pit. You should consider comparing the costs for that. Ask your general contractor how they plan to handle this and whether it is included in the price.
Is there a soil survey? Does the general contractor have it?
If I were your neighbor, I would be quite concerned.
Please have your contract reviewed by an expert. You might be surprised how many common gaps and issues there can be.
For example, retaining work near the neighbor’s property is included to allow construction of the basement on the west side. But do you have the neighbor’s permission to create a slope there? It’s likely that this area includes the neighbor’s terrace as well as their western basement area to have some terrace space.
In my opinion, your western basement is better replaced with a retaining structure for the excavation pit. You should consider comparing the costs for that. Ask your general contractor how they plan to handle this and whether it is included in the price.
Is there a soil survey? Does the general contractor have it?
If I were your neighbor, I would be quite concerned.
hanghaus2023 schrieb:
At the same time, the Mickey Mouse windows were removed. Yes, the facade really didn’t look good.
Barnaby schrieb:
The neighbor didn’t add fill behind the house but built a retaining wall about 5 m (16 feet) toward the slope (red), 3 m (10 feet) high. Above that, they constructed a balcony in the upper floor (blue), which would be at the same height as our terrace. Okay, the house is at the same level as the other house, but on the neighbor’s side on the ground floor there is fill due to the terrace...
hanghaus2023 schrieb:
The original poster intends to allow their neighbor south of their terrace to build a retaining wall up to 3 m (10 feet) high. ... which will also be quite costly.
There is no need for a simulation to see that the neighbor’s light would be seriously affected. Normally, a 3-meter (10-foot) distance should be maintained, i.e., at the neighbor’s level. The neighbor law applies here, similar to semi-detached housing regulations.
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