After having approached the topic the wrong way in the last thread, here is another attempt. First, our requirements:
Overall Requirements
The entire project must be completed within a budget of 280,000 euros. The finished product must be a move-in ready house including driveway, carport, lawn, and a hedge around the property.
Requirements for All Rooms
Every room must have a window.
Requirements for Children’s Rooms
The children’s rooms must be at least 10 m² (108 sq ft) in size.
The children’s rooms should preferably be square-shaped.
There must be three children’s rooms included.
Preferably, there should be four children’s rooms included.
Requirements for Kitchen, Dining, and Living Rooms
The kitchen must have at least one wall without a door measuring 230 cm (7 ft 7 in) and an adjacent wall without a door measuring 310 cm (10 ft 2 in).
The floor plan should include an open-plan kitchen-living area.
The kitchen and dining room can be in direct view of each other.
The living room should not be visible from the kitchen but should be visible from the dining room.
(An ideal solution would be an L-shape layout with the kitchen at one end and the living room at the other.)
Requirements for the (Master) Bedroom
The bedroom must be able to accommodate a wardrobe 200 cm (6 ft 7 in) wide and a bed 180 cm (6 ft) wide.
The bedroom may have space for a nightstand on each side of the bed.
Requirements for Bathrooms
There must be two bathrooms, both equipped with toilets.
One bathroom must include a bathtub.
Pantry / Storage Room
The home must provide at least 4 m² (43 sq ft) of storage space.
Utility Room
The utility room must have space for a washing machine and a dryer.
Development Plan / Restrictions
Plot size
Approximately 300 m² (0.07 acres)
Slope
No
Floor area ratio (FAR)
0.4
Gross floor area ratio
0.8
Building envelope, building line, and boundaries
Edge development
Number of parking spaces
Two
Roof shape
Architectural style
Orientation
15° roof direction
Maximum heights / limits
FH 11.5 m (37 ft 9 in); TH 6.5 m (21 ft 4 in)
Other specifications
Homeowner requirements
Building type
Solid construction house, bungalow
Basement, storeys
Only one ground floor level
Number of occupants, age
Two adults and one preschool child, with tendency to increase
Space requirements on ground and upper floors
Office: family use or home office?
Family use or not necessary
Number of overnight guests per year
About 40
Open or closed architecture
Conservative or modern building style
Open kitchen, kitchen island
Open-plan kitchen-living area
Number of dining seats
3+
Fireplace
Yes, mine
Music / stereo wall
No, but a 5+1 surround sound system with a 280 x 158 cm (110 x 62 in) screen should be planned.
Balcony, roof terrace
No
Garage, carport
Carport and bicycle shed
Utility garden, greenhouse
No
Additional wishes / special features / daily routine, also with reasons
If possible, barrier-free design so the house can serve as a residence for old age
General House Design
Who designed it
Planner from a construction company
Personal price limit for house, including fittings
280,000 €
Preferred heating technology
Gas heating
Specific House Designs
Design number 1 - Park 140 W
What do you particularly like? Why?
Central living area where family life happens. Kitchen, dining, and living rooms are ideally arranged in an L-shape.
Windows in every room for good ventilation and natural light.
Five equally sized rooms that can be used flexibly.
What do you not like? Why?
Quite a few doors on the left side of the plan, making that area feel busy.
Estimated cost according to architect/planner
163,400 €
Which details / expansions can you do without?
Which details / expansions are absolutely necessary?
Why does the design look the way it does now?
Standard design from the planner
Specific House Designs
Design number 2 - Bungalow 123
What do you particularly like? Why?
Central living area where family life happens. Kitchen, dining, and living rooms are ideally arranged in an L-shape.
Windows in every room for good ventilation and daylight.
Guest toilet is easily accessible from the center.
Two showers.
What do you not like? Why?
The large bathroom is only accessible through the master bedroom.
Only three children’s rooms.
The children’s rooms vary in size.
Estimated cost according to architect/planner
xxx €
Which details / expansions can you do without?
The master bedroom is too large.
Which details / expansions are absolutely necessary?
Why does the design look the way it does now?
Standard design from the planner
Specific House Designs
Design number 3 - Bungalow 119
What do you particularly like? Why?
Central living area where family life happens. Kitchen, dining, and living rooms are ideally arranged in an L-shape.
Windows in every room for good ventilation and natural light.
Five equally sized rooms that can be used flexibly.
Guest toilet is easily accessible.
Two showers.
A terrace in the bottom right of the plan has abundant sunlight during the day.
What do you not like? Why?
The large bathroom is only accessible through the master bedroom.
Only three children’s rooms.
The children’s rooms vary in size.
Estimated cost according to architect/planner
xxx €
Which details / expansions can you do without?
The master bedroom is too large.
Which details / expansions are absolutely necessary?
Why does the design look the way it does now?
Standard design from the planner
Overall Requirements
The entire project must be completed within a budget of 280,000 euros. The finished product must be a move-in ready house including driveway, carport, lawn, and a hedge around the property.
Requirements for All Rooms
Every room must have a window.
Requirements for Children’s Rooms
The children’s rooms must be at least 10 m² (108 sq ft) in size.
The children’s rooms should preferably be square-shaped.
There must be three children’s rooms included.
Preferably, there should be four children’s rooms included.
Requirements for Kitchen, Dining, and Living Rooms
The kitchen must have at least one wall without a door measuring 230 cm (7 ft 7 in) and an adjacent wall without a door measuring 310 cm (10 ft 2 in).
The floor plan should include an open-plan kitchen-living area.
The kitchen and dining room can be in direct view of each other.
The living room should not be visible from the kitchen but should be visible from the dining room.
(An ideal solution would be an L-shape layout with the kitchen at one end and the living room at the other.)
Requirements for the (Master) Bedroom
The bedroom must be able to accommodate a wardrobe 200 cm (6 ft 7 in) wide and a bed 180 cm (6 ft) wide.
The bedroom may have space for a nightstand on each side of the bed.
Requirements for Bathrooms
There must be two bathrooms, both equipped with toilets.
One bathroom must include a bathtub.
Pantry / Storage Room
The home must provide at least 4 m² (43 sq ft) of storage space.
Utility Room
The utility room must have space for a washing machine and a dryer.
Development Plan / Restrictions
Plot size
Approximately 300 m² (0.07 acres)
Slope
No
Floor area ratio (FAR)
0.4
Gross floor area ratio
0.8
Building envelope, building line, and boundaries
Edge development
Number of parking spaces
Two
Roof shape
Architectural style
Orientation
15° roof direction
Maximum heights / limits
FH 11.5 m (37 ft 9 in); TH 6.5 m (21 ft 4 in)
Other specifications
Homeowner requirements
Building type
Solid construction house, bungalow
Basement, storeys
Only one ground floor level
Number of occupants, age
Two adults and one preschool child, with tendency to increase
Space requirements on ground and upper floors
Office: family use or home office?
Family use or not necessary
Number of overnight guests per year
About 40
Open or closed architecture
Conservative or modern building style
Open kitchen, kitchen island
Open-plan kitchen-living area
Number of dining seats
3+
Fireplace
Yes, mine
Music / stereo wall
No, but a 5+1 surround sound system with a 280 x 158 cm (110 x 62 in) screen should be planned.
Balcony, roof terrace
No
Garage, carport
Carport and bicycle shed
Utility garden, greenhouse
No
Additional wishes / special features / daily routine, also with reasons
If possible, barrier-free design so the house can serve as a residence for old age
General House Design
Who designed it
Planner from a construction company
Personal price limit for house, including fittings
280,000 €
Preferred heating technology
Gas heating
Specific House Designs
Design number 1 - Park 140 W
What do you particularly like? Why?
Central living area where family life happens. Kitchen, dining, and living rooms are ideally arranged in an L-shape.
Windows in every room for good ventilation and natural light.
Five equally sized rooms that can be used flexibly.
What do you not like? Why?
Quite a few doors on the left side of the plan, making that area feel busy.
Estimated cost according to architect/planner
163,400 €
Which details / expansions can you do without?
Which details / expansions are absolutely necessary?
Why does the design look the way it does now?
Standard design from the planner
Specific House Designs
Design number 2 - Bungalow 123
What do you particularly like? Why?
Central living area where family life happens. Kitchen, dining, and living rooms are ideally arranged in an L-shape.
Windows in every room for good ventilation and daylight.
Guest toilet is easily accessible from the center.
Two showers.
What do you not like? Why?
The large bathroom is only accessible through the master bedroom.
Only three children’s rooms.
The children’s rooms vary in size.
Estimated cost according to architect/planner
xxx €
Which details / expansions can you do without?
The master bedroom is too large.
Which details / expansions are absolutely necessary?
Why does the design look the way it does now?
Standard design from the planner
Specific House Designs
Design number 3 - Bungalow 119
What do you particularly like? Why?
Central living area where family life happens. Kitchen, dining, and living rooms are ideally arranged in an L-shape.
Windows in every room for good ventilation and natural light.
Five equally sized rooms that can be used flexibly.
Guest toilet is easily accessible.
Two showers.
A terrace in the bottom right of the plan has abundant sunlight during the day.
What do you not like? Why?
The large bathroom is only accessible through the master bedroom.
Only three children’s rooms.
The children’s rooms vary in size.
Estimated cost according to architect/planner
xxx €
Which details / expansions can you do without?
The master bedroom is too large.
Which details / expansions are absolutely necessary?
Why does the design look the way it does now?
Standard design from the planner
chbest schrieb:
Ok, I will gradually include all the construction costs.
Cost Calculation V0.1
Flair 113
Item Cost Comment
Land 75,000 € Actual prices vary between 30,000 and 75,000 €
Flair 113 153,030 €
Underfloor Heating Bathroom 2,000 € Is this necessary in the guest restroom?
--> definitely! How else do you get heat in there? Such small rooms cool down very quickly.
Shutters Ground Floor / Upper Floor 5,120 € Fully mechanical
--> think carefully about this! Retrofitting is very complicated. My parents regret not choosing electric ones.
Painted Plaster 0 € Included
--> What quality? Level 3? I suspect more like Level 2, which is not suitable for painting.
Tiles, Laminate Flooring 0 € Included; Does this apply to the upper floor too?
--> check the detailed scope of work very carefully. Tiles are included at a per square meter price. If you use more, you pay extra. Skirting boards are rarely included. Laminate is also important — what kind of underlay it has and the abrasion class, so again, the price per square meter matters. Tiles usually only cover bathrooms (often only splash zones, not up to full wall height), hallways, storage rooms, and sometimes the kitchen.
Power Outlets 0 € Standard is sufficient
--> I really doubt that. The standard is usually 3 outlets per room. Trust me, that’s quite sparse.
Speaker Cables / Conduits 300 € Estimated roughly. Does anyone have experience here?
LAN Sockets 0 € Included in standard
--> read the detailed scope of work carefully to see what is included. Sometimes they only account for the cables, not the sockets. And what about TV? Satellite?
Subtotal House 235,450 €
Notary 4,709 € 2%
Land Transfer Tax 11,773 € 5%
Construction Supervisor, e.g., Private Building Owners Association 0 € How much does that cost and are additional experts necessary?
--> we hired one from the Homeowners’ Protection Association and would always recommend that. We paid 300 € per visit.
Utility Connection Fees 6,000 € Taken initially from another thread
Outdoor Facilities 12,000 € Carport, driveway, terrace, garden, and hedge
--> never ever! You can easily spend 12,000 € just on the driveway (possibly including the terrace) if you have it done professionally. A decent carport alone costs around 5,000 €. We were in the “we’ll do it ourselves later” category. So far we have spent:
Soil fill - 1,000 €
Paving stones for our (large) driveway: 2,000 €
Plant rings to temporarily support the slope (will be replaced with a wall in a few years): 400 €
Stones for terrace edging: 400 €
Concrete for various foundations: 1,000 €
Rented excavator: 240 €
Curbstones: 300 €
------
Almost 5,000 € and we still have a lot left to do. No terrace yet, no paved driveway, etc.
Fitted Kitchen 7,000 € That’s what our current one cost, and we are very satisfied
Soil Report 0 € Included with Town & Country. However, it must be clarified whether it is sufficient for the local authority.
Fees 1,000 € Taken from a construction cost thread – for house number, drainage approval, building permit / planning permission
--> Our building permit / planning permission actually cost us 1,200 €. There were some special cases.
Surveying Services 3,000 € (qualified site plans / elevation surveying / staking out / building survey; What does Town & Country cover?)
--> They don’t cover any of this. 3,000 € might even be tight.
Temporary Construction Power 300 € Provision of connections for construction water / temporary electricity
--> For us, the meter was 270 €, and the connection for temporary power 380 €. Construction water is easy. You’ll probably get a standpipe and pay rent per day. For us, it was 3 € per day.
Soil Excavation Disposal 400 € Container rental and disposal; depends on soil quality
--> I had to laugh here. Our 4 cubic meter (around 140 cubic feet) rubble container alone cost 200 € rental. You should budget significantly more for soil excavation.
Contingency Costs 8,000 € In case soil replacement is necessary
--> You can only estimate this once you have the soil report. Before that, it’s guesswork. You might get by with some compaction or, like us, need to excavate about 1 meter (around 3 feet).
Subtotal Additional Costs 54,182 €
Total Costs 289,632 €
Here it is again as an image. If there is a better way to copy-paste from Excel, let me know.
I have replied in your quote. I really think you need to carefully review all costs again. Hot tip: Take the Town & Country scope of work and read exactly what is included and what is not. It’s best to get professional advice as well.
My old breakdown for the VR Bank is still on my PC:
Property: -, fully paid, including taxes
House: Bungalow, 13 by 10.5 meters (42.7 by 34.4 feet) footprint, 110 square meters (1,184 square feet) living area; solid construction, plastered, KfW 70 standard, 30-degree roof pitch, turnkey, including all earthworks, slope location taken into account, landscaping preparation also included, including rainwater and wastewater connection, everything of good quality with proper tiles, doors, enough electrical outlets, etc.:
€169,900 including tax
Additional incidental costs: Surveying, authorities, construction electricity and water: €2,500; kitchen: €5,000; painting, flooring: €7,500; garden landscaping, garden shed: €12,000; telecom/water/gas/E.On Netz AG: €7,000:
Total: €34,000 including tax
Overall total: €204,000 gross
In reality: €16,000 more. Instead of a garden shed, we had a garage for €7,000; earthworks were €3,000 more expensive after all; a few electrical outlets were missing; landscaping was €4,000 more expensive. Moving costs of €1,900 were added.
This didn’t cause us any problems, because the bank also found my original estimates a bit optimistic and gave us a loan €10,000 higher. The remaining euros were covered.
What annoys me: T and C. I don’t trust them. Just a feeling. Listen to yourself. When you talk to T and C, do you feel you are on equal footing, or do you also get the sense they treat you like someone to be milked? I couldn’t shake that feeling with T and C. My wife confirmed it. So we quickly ended things with them. Karsten
Property: -, fully paid, including taxes
House: Bungalow, 13 by 10.5 meters (42.7 by 34.4 feet) footprint, 110 square meters (1,184 square feet) living area; solid construction, plastered, KfW 70 standard, 30-degree roof pitch, turnkey, including all earthworks, slope location taken into account, landscaping preparation also included, including rainwater and wastewater connection, everything of good quality with proper tiles, doors, enough electrical outlets, etc.:
€169,900 including tax
Additional incidental costs: Surveying, authorities, construction electricity and water: €2,500; kitchen: €5,000; painting, flooring: €7,500; garden landscaping, garden shed: €12,000; telecom/water/gas/E.On Netz AG: €7,000:
Total: €34,000 including tax
Overall total: €204,000 gross
In reality: €16,000 more. Instead of a garden shed, we had a garage for €7,000; earthworks were €3,000 more expensive after all; a few electrical outlets were missing; landscaping was €4,000 more expensive. Moving costs of €1,900 were added.
This didn’t cause us any problems, because the bank also found my original estimates a bit optimistic and gave us a loan €10,000 higher. The remaining euros were covered.
What annoys me: T and C. I don’t trust them. Just a feeling. Listen to yourself. When you talk to T and C, do you feel you are on equal footing, or do you also get the sense they treat you like someone to be milked? I couldn’t shake that feeling with T and C. My wife confirmed it. So we quickly ended things with them. Karsten
Kitchens are considered furniture and are rarely financed. And that rare financing usually applies only to very good customers who are financing around half a million, where small details do not make much difference.
If you calculate with rounded numbers, and take a look at the construction costs subforum.
Until then, I say: see you next time.
If you calculate with rounded numbers, and take a look at the construction costs subforum.
Until then, I say: see you next time.
Yvonne, who will be financing the kitchen? The original poster? Of course, it’s not financed like a loan. It’s considered furniture. Consumer goods. Like a new sofa. But it is already part of the costs. Because it needs to be purchased just like the tiles.
The original poster plans to build very economically. That is possible. But it requires discipline. The temptations will surely be presented to them.
The original poster plans to build very economically. That is possible. But it requires discipline. The temptations will surely be presented to them.