ᐅ Terraced House on a 240 sqm Plot – Fundamental Questions / Feasibility?
Created on: 11 Nov 2018 09:00
M
Mbk84
I have been following the forum for a while now, but this is my first post. After several years of searching in the Stuttgart metropolitan area, we suddenly have the opportunity to buy a relatively small plot of land on the edge of a new residential development.
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
Plot: 12m x 20m = 240sqm (2583 sqft); floor area ratio 0.4; max ridge height 9.5m (31 feet); max eaves height 6.0m (20 feet); roof pitch 35°-40°; 160,000 EUR
The plot can be built with a terraced house; to illustrate, I have attached the site plan.
To be able to roughly estimate the project overall, we have a few basic questions. Thank you very much in advance, your help would mean a lot to us!
1. Our budget is 560k. Is that realistic for a 135sqm house? Very roughly calculated: 170k for the plot, 50k for the basement, 300k for a solid masonry house from a builder (2,200 EUR per sqm x 135 sqm), 40k additional building costs. Is this estimate rather generous or tight? (We do have a buffer available.)
2. Does it make a big price difference whether we build 1.5 or 2.5 storeys?
3. Regarding the floor area ratio, is a 9x10m house plus a garage/parking space of 30sqm feasible? From what I understand, ancillary buildings may exceed the floor area ratio by 50%. 90sqm house < 0.4 x 240 + 30sqm < 0.5 x 0.4 x 240
Is there anything fundamental regarding costs for terraced houses that we might have overlooked?
Thank you very much in advance!
Great, thank you very much for all the opinions and suggestions!!!
As @Mottenhausen already mentioned, a roof terrace would indeed be relevant on a 240sqm (approximately 2,583 sq ft) plot. Not to overlook the neighbor’s property (there hasn’t been anything built on that side for 8 years anyway), but simply to have a second paved outdoor area. The garden is going to be small enough.
Our development plan explicitly states the following:
Since the zero level is at 410m (1,345 ft), and the height of garages is limited to 414m (1,358 ft), our understanding so far was that 4m (13 ft) would be acceptable. The advisor said this is also the “intent” of the development plan. I am curious to see what will be recorded in the minutes afterward.
As @Mottenhausen already mentioned, a roof terrace would indeed be relevant on a 240sqm (approximately 2,583 sq ft) plot. Not to overlook the neighbor’s property (there hasn’t been anything built on that side for 8 years anyway), but simply to have a second paved outdoor area. The garden is going to be small enough.
Our development plan explicitly states the following:
A2.2.4 In WA1, the permitted building height for garages and carports is limited to a maximum of 414.00 meters above sea level. The top limit of the roof surface (top edge of the roof covering, ridge, parapet, or top of the balustrade) must not exceed this measurement.and
A3 Building method (§ 9 paragraph 1 no. 2 of the Building Code in conjunction with § 22 of the Land Use Ordinance) According to the plan restrictions – usage template, it is determined:In the justification:
a: Deviation from standard building method: Only detached houses with one-sided boundary construction on the eastern property boundary and attached garage/carport on the opposite property boundary are permitted. Roof terraces are allowed on all garage/carport buildings located on the property boundaries.
According to the urban development concept, a dense development in the form of terraced houses is planned along the street. Therefore, a deviating building method is provided for this area so that residential houses and garages or carports alternate (see also local building regulations no. C 2.1.3 “Facade Design”). Permitted roof terraces on the garage buildings in WA1 are intended to improve the quality of living on the rather small plots by allowing the usable outdoor space to be expanded through the inclusion of the garage roof.
Since the zero level is at 410m (1,345 ft), and the height of garages is limited to 414m (1,358 ft), our understanding so far was that 4m (13 ft) would be acceptable. The advisor said this is also the “intent” of the development plan. I am curious to see what will be recorded in the minutes afterward.
A roof terrace is typically a secondary terrace for enjoying a Caipirinha during a romantic novel in the evening sun, and rather than a proper substitute for a primary terrace, which as the name suggests, is usually on ground level.
Whether one really appreciates such a platform overlooking a lawn without any goalposts is questionable.
We are not dealing with a sloped site here, where the floor above the valley level would be the garden level. In this case, it would make little sense to "raise" the living level to the terrace level, as that would place the ground-level garden access at the bedroom floor.
Therefore, I don’t think a rosy outlook is enough to make an objectively very small plot seem appealing.
From my point of view, this roof terrace would only be an excessively large bedroom balcony, which would make the overall composition appear even smaller.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Whether one really appreciates such a platform overlooking a lawn without any goalposts is questionable.
We are not dealing with a sloped site here, where the floor above the valley level would be the garden level. In this case, it would make little sense to "raise" the living level to the terrace level, as that would place the ground-level garden access at the bedroom floor.
Therefore, I don’t think a rosy outlook is enough to make an objectively very small plot seem appealing.
From my point of view, this roof terrace would only be an excessively large bedroom balcony, which would make the overall composition appear even smaller.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
From my point of view, this rooftop terrace would just be an oversized—thus making the overall ensemble appear even smaller—bedroom balcony.I think it depends on the design. With full greenery, it could become a small additional oasis that definitely adds value. Of course, it must be allowed by building permits / planning permission and be affordable for the original poster.Mbk84 schrieb:
Since the baseline is at 410 m (1345 ft), and the height of garages is limited to 414 m (1361 ft), our understanding so far was that 4 m (13 ft) would be acceptable. I agree. I cannot see any contradiction in the zoning plan based on your extracts. Maybe the case officer at the building authority is a bit overwhelmed by the row houses.kaho674 schrieb:
I think it depends on the design. With a full green roof Like in the picture example? – there the little roof seems to be just a tiny bit larger than the entire property here, whether that still "works" at this scale?
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
11ant schrieb:
Like in the example picture? – there the little roof seems to be just a tiny bit larger than the entire plot here; I wonder if that still "works" at this scale? There are small and large plants.
Green roofs are often encouraged by cities, as they help improve the climate.
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