Hello dear forum, I would like to briefly share my thoughts with you...
I have been considering building my own home for some time. I came across several prefabricated house providers that offer homes in various stages of completion (for example, the Living series by Bien-Zenker, Family series by Danwood). However, a solid masonry house at a similar stage of completion would also be an option.
I consider myself skilled enough to handle tasks like plastering and painting, installing flooring, and assisting my electrician and plumber friends to save some money.
I am in no hurry, currently living rent-free in a two-room apartment at my parents’ place, but of course, this should not be a permanent situation.
Since I want to manage the entire house project on my own, price naturally plays a significant role. Here is a rough outline of my budget and plans (I’m sure I have forgotten some things...):
Plot of land: 550 sqm (5920 sq ft), fully developed, including related costs: 50,000 € (80 € (about $86) per sqm fully developed)
Additional costs: approximately 17,000 € (site expenses like electricity, utility connections, sewage works)
Foundation and earthworks: approximately 20,000 €
House price depending on completion stage: 100,000-120,000 €
Exterior work: about 2,000 € for preliminary rough work, with detailed landscaping to follow in 2-3 years.
Flooring and painting materials: about 5,000 € (tiles are included in the house price)
This brings the total estimated cost to around 180,000-190,000 €.
Is this a realistic budget? It seems somewhat low to me. I based these costs on various builder diaries and took an average.
Would it perhaps be an advantage to hand over the shell construction to a local construction company and then tender the remaining trades step by step?
I am already looking forward to your suggestions, information, ideas, and critical feedback!
Best regards
I have been considering building my own home for some time. I came across several prefabricated house providers that offer homes in various stages of completion (for example, the Living series by Bien-Zenker, Family series by Danwood). However, a solid masonry house at a similar stage of completion would also be an option.
I consider myself skilled enough to handle tasks like plastering and painting, installing flooring, and assisting my electrician and plumber friends to save some money.
I am in no hurry, currently living rent-free in a two-room apartment at my parents’ place, but of course, this should not be a permanent situation.
Since I want to manage the entire house project on my own, price naturally plays a significant role. Here is a rough outline of my budget and plans (I’m sure I have forgotten some things...):
Plot of land: 550 sqm (5920 sq ft), fully developed, including related costs: 50,000 € (80 € (about $86) per sqm fully developed)
Additional costs: approximately 17,000 € (site expenses like electricity, utility connections, sewage works)
Foundation and earthworks: approximately 20,000 €
House price depending on completion stage: 100,000-120,000 €
Exterior work: about 2,000 € for preliminary rough work, with detailed landscaping to follow in 2-3 years.
Flooring and painting materials: about 5,000 € (tiles are included in the house price)
This brings the total estimated cost to around 180,000-190,000 €.
Is this a realistic budget? It seems somewhat low to me. I based these costs on various builder diaries and took an average.
Would it perhaps be an advantage to hand over the shell construction to a local construction company and then tender the remaining trades step by step?
I am already looking forward to your suggestions, information, ideas, and critical feedback!
Best regards
M
MichaelG199222 Sep 2016 00:27Regarding whether I can afford it or if I even need a house:
Rent prices in my area have risen significantly over the past few years (50 sqm (540 sq ft) apartments around 500 euros cold rent, even though it’s a rural area). Prices for condominiums are about 2400 €/sqm (223 sq ft).
The available living space within a 10 km (6 mile) radius around my municipality is very limited. Further away, there are two cities, one of which is a university town.
I am currently considering two houses:
One is from Danwood, fully finished except for flooring, second coat of plaster on the walls, painting, and door installation. Price is 122,000 euros.
The second option is a shell house from Bien-Zenker with the following scope:
The price for this option is 70,000 euros.
Both options exclude the foundation slab.
With my calculations, the total would come to around 200,000 euros.
At first, one bedroom, a living room, and a bathroom would be enough for me; the rest could be completed gradually.
The outdoor areas would be minimal at the beginning—just a fence around the property and some privacy screening if necessary. Also, a parking space or possibly a carport.
Rent prices in my area have risen significantly over the past few years (50 sqm (540 sq ft) apartments around 500 euros cold rent, even though it’s a rural area). Prices for condominiums are about 2400 €/sqm (223 sq ft).
The available living space within a 10 km (6 mile) radius around my municipality is very limited. Further away, there are two cities, one of which is a university town.
I am currently considering two houses:
One is from Danwood, fully finished except for flooring, second coat of plaster on the walls, painting, and door installation. Price is 122,000 euros.
The second option is a shell house from Bien-Zenker with the following scope:
- Applying fine plaster on the outside
- Building non-load-bearing interior walls
- Installing interior stairs
- Electrical installation
- Sanitary installation
- Heating and ventilation installation
- Insulation and cladding of walls, ceilings, and roof or applying screed
- Interior finishing
The price for this option is 70,000 euros.
Both options exclude the foundation slab.
With my calculations, the total would come to around 200,000 euros.
At first, one bedroom, a living room, and a bathroom would be enough for me; the rest could be completed gradually.
The outdoor areas would be minimal at the beginning—just a fence around the property and some privacy screening if necessary. Also, a parking space or possibly a carport.
P
Peanuts7422 Sep 2016 06:29And for 70,000 euros, the house is built on an (existing) concrete slab and all the materials are included? That sounds way too cheap to me...
Just the materials for heating and ventilation would easily cost over 20,000 euros, electrical at least 5,000 euros, plumbing very cheaply estimated at 3,000 euros, flooring very cheaply estimated at 3,000 euros, tiles for the bathrooms, doors, and so on.
Just the materials for heating and ventilation would easily cost over 20,000 euros, electrical at least 5,000 euros, plumbing very cheaply estimated at 3,000 euros, flooring very cheaply estimated at 3,000 euros, tiles for the bathrooms, doors, and so on.
Hello Michael,
That also sounds very cheap to me. You probably won’t get good quality for that price.
We also contacted all local home builders and requested quotes. The price for a basic house was always around €300,000 (about $320,000) just for the house itself. When the additional features started to push the price higher, it became clear to us that we would have to manage everything ourselves.
If you have enough time and motivation, I would also recommend organizing everything yourself, of course with the support of an architect. This way, we were able to save a lot of money.
In the end, we are now just under €330,000 (about $350,000)—which is partly due to some extra requests I made during the construction phase. However, this price includes not only the house but also the land and the garage.
We have top-quality bathroom fittings, over 160 electrical outlets, network wiring in almost every room, a bus system, RC2 windows with security glass, and more.
All of this was only possible by obtaining many offers and then negotiating prices extensively.
So, to answer your initial question about whether it’s advantageous to hand over the shell construction to a local builder and then tender the trades yourself step by step:
Yes, definitely!
Best regards,
Michael
That also sounds very cheap to me. You probably won’t get good quality for that price.
We also contacted all local home builders and requested quotes. The price for a basic house was always around €300,000 (about $320,000) just for the house itself. When the additional features started to push the price higher, it became clear to us that we would have to manage everything ourselves.
If you have enough time and motivation, I would also recommend organizing everything yourself, of course with the support of an architect. This way, we were able to save a lot of money.
In the end, we are now just under €330,000 (about $350,000)—which is partly due to some extra requests I made during the construction phase. However, this price includes not only the house but also the land and the garage.
We have top-quality bathroom fittings, over 160 electrical outlets, network wiring in almost every room, a bus system, RC2 windows with security glass, and more.
All of this was only possible by obtaining many offers and then negotiating prices extensively.
So, to answer your initial question about whether it’s advantageous to hand over the shell construction to a local builder and then tender the trades yourself step by step:
Yes, definitely!
Best regards,
Michael
H
HilfeHilfe22 Sep 2016 07:28A bank does not want to see a half-finished house but something substantial. So, you will have to borrow enough money to make the house fully habitable. It is commendable to want to finish building the house from your ongoing income, but in my opinion, no bank will go along with that.
P
Peanuts7422 Sep 2016 07:35Invi85 schrieb:
Hello Michael,
that sounds very cheap to me as well. You probably won't get good quality there.
Regards,
MichaelIn that case, it wouldn't be inexpensive but rather low-cost...
P
Peanuts7422 Sep 2016 07:40HilfeHilfe schrieb:
A bank does not want to see a half-finished house but real value. So, you won’t avoid having to borrow enough money to make the house fully habitable. It is admirable to want to finish the house from your current income, but in my opinion, no bank will go along with that.If he can credibly demonstrate that the house will be completed step by step, then yes. For example, if the shell of the house is already standing and the materials for the interior work have been delivered, there is a corresponding asset that can secure a much smaller loan. And please don’t bring up the theoretical option of selling the materials. Who would buy a plot of land, build a house including all associated costs, invest their own capital, and then try to sell the materials on the second-hand market for just a few thousand euros?
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