ᐅ Single-family House with Basement – Planning – Please Comment
Created on: 5 Dec 2012 19:22
N
neo0711
Hello everyone,
after weeks of reading along, here is my first post:
We recently had our first meeting with an architect for the following construction project:
Single-family house with about 170 sqm (1830 sq ft) of living space, including basement and garage (about 40 sqm / 430 sq ft)
Timber frame construction (KFW70 standard)
Relatively open design; no bay windows, so cubic shape; possibly a townhouse style
Probably two floors above the basement
Flat plot of land
Simple foundation (at least according to neighboring plots; topsoil and clay; easily accessible)
Construction start planned for 2014
Rhineland-Palatinate region
A fully developed plot is already available.
Initial cost estimate from our architect (excluding land):
Around 390,000 EUR turnkey, including additional costs (including VAT)
Features (good standard):
Mechanical ventilation system
Ground source heat pump (including drilling)
Sun protection
Chimney (without fireplace)
Including exterior landscaping (estimated at about 20,000 EUR)
Including additional costs (architect fees for phases 1-9, structural engineering, surveying, utility connections, building permit/planning permission application, etc.)
Not included in calculation:
Kitchen, fireplace, furnishings, lighting, etc. (I estimate about 40,000 EUR)
Is this estimate realistic so far?
Looking forward to your comments.
So far, we have a good feeling about the architect.
The price also seems manageable for us.
What kind of financial buffer should be planned for a construction budget of this size?
Best regards,
neo
after weeks of reading along, here is my first post:
We recently had our first meeting with an architect for the following construction project:
Single-family house with about 170 sqm (1830 sq ft) of living space, including basement and garage (about 40 sqm / 430 sq ft)
Timber frame construction (KFW70 standard)
Relatively open design; no bay windows, so cubic shape; possibly a townhouse style
Probably two floors above the basement
Flat plot of land
Simple foundation (at least according to neighboring plots; topsoil and clay; easily accessible)
Construction start planned for 2014
Rhineland-Palatinate region
A fully developed plot is already available.
Initial cost estimate from our architect (excluding land):
Around 390,000 EUR turnkey, including additional costs (including VAT)
Features (good standard):
Mechanical ventilation system
Ground source heat pump (including drilling)
Sun protection
Chimney (without fireplace)
Including exterior landscaping (estimated at about 20,000 EUR)
Including additional costs (architect fees for phases 1-9, structural engineering, surveying, utility connections, building permit/planning permission application, etc.)
Not included in calculation:
Kitchen, fireplace, furnishings, lighting, etc. (I estimate about 40,000 EUR)
Is this estimate realistic so far?
Looking forward to your comments.
So far, we have a good feeling about the architect.
The price also seems manageable for us.
What kind of financial buffer should be planned for a construction budget of this size?
Best regards,
neo
Hello Construction Expert,
Thank you for your response.
At the moment, we plan to build with an architect and contract the trades individually. So, no prefab house builder.
Sorry, Construction Expert, I can’t quite follow your calculation. 😕
I hope my breakdown helps clarify things.
It would be great if you could fill in your estimated prices.
House KfW 70 + garage (pure construction costs: earthworks; shell construction; electrical; plumbing; plastering; windows + doors; tiling; heating without drilling; including painting + flooring):
Estimate by NEO: EUR 290,000
Estimate by Construction Expert: EUR ???
Additional costs (controlled residential ventilation with heat recovery, drilling for geothermal heat pump, external shading, chimney):
Estimate by NEO: EUR 30,000
Estimate by Construction Expert: EUR ???
Outdoor area (parking + paving, patio, landscaping):
Estimate by NEO: EUR 20,000
Estimate by Construction Expert: EUR ???
Additional fees (architect, service phases 1-9; structural engineering, surveying, utility connections, planning permission / building permit, etc.):
Estimate by NEO: EUR 50,000
Estimate by Construction Expert: EUR ???
Total:
Estimate by NEO: EUR 390,000
Estimate by Construction Expert: EUR ???
Best regards,
neo0711
Thank you for your response.
At the moment, we plan to build with an architect and contract the trades individually. So, no prefab house builder.
Sorry, Construction Expert, I can’t quite follow your calculation. 😕
I hope my breakdown helps clarify things.
It would be great if you could fill in your estimated prices.
House KfW 70 + garage (pure construction costs: earthworks; shell construction; electrical; plumbing; plastering; windows + doors; tiling; heating without drilling; including painting + flooring):
Estimate by NEO: EUR 290,000
Estimate by Construction Expert: EUR ???
Additional costs (controlled residential ventilation with heat recovery, drilling for geothermal heat pump, external shading, chimney):
Estimate by NEO: EUR 30,000
Estimate by Construction Expert: EUR ???
Outdoor area (parking + paving, patio, landscaping):
Estimate by NEO: EUR 20,000
Estimate by Construction Expert: EUR ???
Additional fees (architect, service phases 1-9; structural engineering, surveying, utility connections, planning permission / building permit, etc.):
Estimate by NEO: EUR 50,000
Estimate by Construction Expert: EUR ???
Total:
Estimate by NEO: EUR 390,000
Estimate by Construction Expert: EUR ???
Best regards,
neo0711
B
Bauexperte6 Dec 2012 16:09Hello Neo,
Certainly. All price estimates are based on experience and refer to contracting a high-quality and reputable prefab house supplier. As I have just noticed, I overlooked the garage...
House KFW70 + Garage (Pure construction costs: earthworks; shell construction; electrical; plumbing; plastering; windows + doors; tiling; heating without drilling; including painting + flooring):
Estimate NEO: 290,000 EUR
Estimate Bauexperte: 366,000 EUR including architecture and structural engineering costs
Garage estimate by Bauexperte including FD: 21,600 EUR
Additional costs (Controlled residential ventilation with heat recovery, drilling for geothermal heat pump, exterior shading, chimney):
Estimate NEO: 30,000 EUR
Estimate Bauexperte: 36,000 EUR
Outdoor area (parking space + paving, patio, garden landscaping):
Estimate NEO: 20,000 EUR
Estimate Bauexperte: 20,000 EUR
Additional fees (architect fees, design phases 1-9; structural engineering, surveying, utility connections, building permit / planning permission, etc.):
Estimate NEO: 50,000 EUR
Estimate Bauexperte: 35,000-40,000 EUR — don’t forget to reserve funds for additional foundation costs!
Total:
Estimate NEO: 390,000 EUR
Estimate Bauexperte: 483,600 EUR without reserve for additional foundation costs and without reserve "x" for extras
If you plan to design and contract through an architect, you should also consider an additional 5,000-7,000 EUR for independent construction supervision by an expert, or 3,500 EUR for the 5-phase certification by the TÜV.
Kind regards
neo0711 schrieb:
Hello Bauexperte,
I hope my list helps to improve understanding.
It would be great if you could add your estimated prices.
Certainly. All price estimates are based on experience and refer to contracting a high-quality and reputable prefab house supplier. As I have just noticed, I overlooked the garage...
House KFW70 + Garage (Pure construction costs: earthworks; shell construction; electrical; plumbing; plastering; windows + doors; tiling; heating without drilling; including painting + flooring):
Estimate NEO: 290,000 EUR
Estimate Bauexperte: 366,000 EUR including architecture and structural engineering costs
Garage estimate by Bauexperte including FD: 21,600 EUR
Additional costs (Controlled residential ventilation with heat recovery, drilling for geothermal heat pump, exterior shading, chimney):
Estimate NEO: 30,000 EUR
Estimate Bauexperte: 36,000 EUR
Outdoor area (parking space + paving, patio, garden landscaping):
Estimate NEO: 20,000 EUR
Estimate Bauexperte: 20,000 EUR
Additional fees (architect fees, design phases 1-9; structural engineering, surveying, utility connections, building permit / planning permission, etc.):
Estimate NEO: 50,000 EUR
Estimate Bauexperte: 35,000-40,000 EUR — don’t forget to reserve funds for additional foundation costs!
Total:
Estimate NEO: 390,000 EUR
Estimate Bauexperte: 483,600 EUR without reserve for additional foundation costs and without reserve "x" for extras
If you plan to design and contract through an architect, you should also consider an additional 5,000-7,000 EUR for independent construction supervision by an expert, or 3,500 EUR for the 5-phase certification by the TÜV.
Kind regards
Hello building expert,
phew, that’s intense.
I need some time to digest this.
Honestly, your estimate seems a bit high to me.
The main difference in our estimates lies in the house + garage:
290,000 euros for house + garage (including architect + structural engineer, I would put it at 325,000 euros) versus your 387,600 euros (house + garage).
That’s a difference of 62,700 euros.
Friends of mine built a comparable house two years ago with a reputable concrete builder from the region (town villa, KFW70 standard, fully basemented, 170 m² (1830 sq ft) living area, mid-level finish) for 275,000 euros (including structural engineer + architect, who was provided by the builder, excluding additional costs, garage, landscaping, and extras).
The price is solid (I have seen the invoice with my own eyes).
100,000 euros were spent on additional costs + garage + landscaping + extras.
Total: 375,000 euros.
I thought I had allowed generously with 390,000 euros plus reserve.
Looking forward to more comments.
Best regards, neo
phew, that’s intense.
I need some time to digest this.
Honestly, your estimate seems a bit high to me.
The main difference in our estimates lies in the house + garage:
290,000 euros for house + garage (including architect + structural engineer, I would put it at 325,000 euros) versus your 387,600 euros (house + garage).
That’s a difference of 62,700 euros.
Friends of mine built a comparable house two years ago with a reputable concrete builder from the region (town villa, KFW70 standard, fully basemented, 170 m² (1830 sq ft) living area, mid-level finish) for 275,000 euros (including structural engineer + architect, who was provided by the builder, excluding additional costs, garage, landscaping, and extras).
The price is solid (I have seen the invoice with my own eyes).
100,000 euros were spent on additional costs + garage + landscaping + extras.
Total: 375,000 euros.
I thought I had allowed generously with 390,000 euros plus reserve.
Looking forward to more comments.
Best regards, neo
B
Bauexperte6 Dec 2012 23:33Hello Neo,
Just your external shading – if it is from a qualitatively durable supplier of such systems – costs around €10,000. A mechanical ventilation system with heat recovery for a house of this size is in the same price range, and the drilling for a ground source heat pump “can” involve a significant risk, so I have also estimated €10,000 here. If it ends up costing less – even better, which leaves some room for extras; if not, your financing won’t fall into a deep hole. Rhineland-Palatinate is not exactly one of the most affordable regions for building a house :-(
I am not responding here to flatter users or to tease them, but to bring them back to reality. If you distance yourself from the prefabricated house option, your house construction will also become more affordable. I assume that you could then expect a base price of about €300,000 … plus special requests, and then your target budget will again come within reach 😉
Kind regards
neo0711 schrieb:I usually calculate around €1,400.00 to €1,500.00 per square meter of living space (depending on the size of the house) if it is a solidly built KfW 70 energy-efficient house. For prefabricated houses, the quality differences are even more significant, so a realistic estimate starts at around €1,800.00 per square meter of living space. Of course, it can always be cheaper – but as IBG has just shown again, going for the cheapest prefabricated house suppliers leads to many problems; the relevant forums are overflowing with complaints :-(
Honestly, your estimate seems a bit high to me.
neo0711 schrieb:Yes, if you build with a reputable company, this is the value of the construction project. I can’t tell you how much you save if you contract everything separately. Since the construction industry is currently doing very well, the potential savings are likely to be limited.
The main difference in our estimates is for the house + garage:
€290,000 for house + garage (including architect + structural engineering, I would be at €325,000) compared to your €387,600 (house + garage).
That makes a difference of €62,700.
Just your external shading – if it is from a qualitatively durable supplier of such systems – costs around €10,000. A mechanical ventilation system with heat recovery for a house of this size is in the same price range, and the drilling for a ground source heat pump “can” involve a significant risk, so I have also estimated €10,000 here. If it ends up costing less – even better, which leaves some room for extras; if not, your financing won’t fall into a deep hole. Rhineland-Palatinate is not exactly one of the most affordable regions for building a house :-(
neo0711 schrieb:I believe you at first glance; however – on the one hand, you are describing the value of a solidly built property while you want to build a prefabricated house; prefabricated houses are always more expensive, at least the qualitatively durable ones. On the other hand, construction prices have increased enormously over the past two years.
Friends of mine built a comparable property 2 years ago with a reputable solid house builder from the region (town villa, KfW 70, fully basemented, 170 sqm (1,830 sq ft) living space, medium level of finishes) for €275,000 (including structural engineering + architect, who came from the builder, excluding incidental costs, garage, landscaping, and extras).
I am certain about this price (I have seen the invoice with my own eyes).
They spent €100,000 on incidental costs + garage + landscaping + extras.
Total: €375,000
I am not responding here to flatter users or to tease them, but to bring them back to reality. If you distance yourself from the prefabricated house option, your house construction will also become more affordable. I assume that you could then expect a base price of about €300,000 … plus special requests, and then your target budget will again come within reach 😉
Kind regards
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