We have decided to build because existing properties here are sold at very high prices and still require renovation or refurbishment. Unfortunately, none of our family or friends have recent experience in construction, so we are currently a bit overwhelmed with everything. We want to build a turnkey prefabricated house since we are not skilled tradespeople and don’t have enough knowledge to contract the trades separately. We are planning to allocate around 100,000 euros (about 110,000 US dollars) for the land. Is it realistic to expect a turnkey house with a basement and 150-160 square meters (1,615-1,722 square feet), including the kitchen, for 250,000 to 300,000 euros (about 280,000 to 330,000 US dollars)? We are aiming for more than a basic level of finishes, so something at a mid-level standard. Energy efficiency is very important to us, so we are leaning towards a ground-source heat pump with a ventilation system that includes heat recovery, as well as solar or photovoltaic support. In any case, we want to be independent of fossil fuels. Is this feasible within the budget? Overall, we want to keep additional construction-related costs to a maximum of 450,000 euros (around 500,000 US dollars).
What would be the best next steps? We have already selected suitable floor plans. Today we are going to visit the prefabricated house center in Nuremberg. How do we find the right provider? Should we submit our plans to each potential company and request quotes? What about the building specifications? How can we compare the specifications if we don’t have much knowledge? We already have a few catalogs at home, and only one provider has sent us two detailed building specifications and price lists. They seem quite informative but also very difficult to understand for beginners… Are there any recommended checklists we could use to guide us through the process? Oh, and what kind of subsidies or incentives are available?
Thanks in advance!
What would be the best next steps? We have already selected suitable floor plans. Today we are going to visit the prefabricated house center in Nuremberg. How do we find the right provider? Should we submit our plans to each potential company and request quotes? What about the building specifications? How can we compare the specifications if we don’t have much knowledge? We already have a few catalogs at home, and only one provider has sent us two detailed building specifications and price lists. They seem quite informative but also very difficult to understand for beginners… Are there any recommended checklists we could use to guide us through the process? Oh, and what kind of subsidies or incentives are available?
Thanks in advance!
If you like, I can share a bit of our story—pick out what applies to you. In January 2016, a decision was made. Our terraced house was to be sold. We no longer wanted stairs for our retirement home. The sale went quickly—three weeks, and it was gone. Temporary solution: a rental apartment. Our plans: a bungalow with 4 rooms, no open kitchen, a bathroom and guest toilet, no basement. That was the initial list of requirements. We also assumed: a used home like that would be easy to find. No luck. And if we found something, it was either in poor condition or very expensive. Like you, our desire to build new grew.
We first looked at plots in a building area of our city. Several were available, all with a slight slope, all came with flawless soil reports, some even had lake views. Three plots made the shortlist because of size, shape, and the possibility of a southwest-facing terrace away from the access road. That way, you can even sunbathe comfortably. Floor area ratio was 0.25. With a friend who runs a landscaping and earthworks business, we chose our plot, as he recommended it due to manageable earthwork requirements.
Step one was done. Now the house. It was summer 2016. Where to start? First, we checked prefab houses. All had open kitchens, all had floor plans that didn’t appeal to us. Prices made us ask: why choose prefab? What do you really save? Nothing. We put the idea aside completely—literally threw all catalogs in recycling. Now only solid, masonry construction companies offering turnkey homes remained in the running—both regional. One was a larger company from the Schleswig area, and a smaller one just 20 km (12 miles) away. Both had good reputations and were considered affordable.
We calculated our house with both. This couldn’t be done anymore by email and phone—you had to meet in person. That’s when feelings come into play. We felt better taken care of by the general contractor 20 km (12 miles) away. For example, he recommended 100 cm (39 inch) doors for aging and mobility aids like walkers. He suggested a 30-degree roof with a studio truss, stairs up, tongue-and-groove plank flooring upstairs, one Velux window, offering a great 50 m² (540 sq ft) basement alternative for 10,000 (gross). He visited our plot and explained the expected earthwork effort. He showed alternatives. He sometimes disagreed and said, “I would build this differently.” We discussed heating, whether to go for KfW 55 energy standard, walls, windows, garage or carport, and so on.
He spent significantly more time with us than the other company. In the end, there was a house and a price that made us say: This fits. Sealed the deal.
Then off to the bank... they said yes. Then to the district building authority. The result: the chemistry has to be right. Advice must be reasonable and sincere. Advice also means being willing to be advised both for and against something. Ask questions. If the specifications say “concrete slab C25,” ask what that means—ask the builder or look it up on Wikipedia! Fiber-reinforced screed: ask what the alternatives are. Heating and technical systems: don’t commit too early. Ask what things cost, what makes economic sense—not in Hannover, but where you plan to build.
We first looked at plots in a building area of our city. Several were available, all with a slight slope, all came with flawless soil reports, some even had lake views. Three plots made the shortlist because of size, shape, and the possibility of a southwest-facing terrace away from the access road. That way, you can even sunbathe comfortably. Floor area ratio was 0.25. With a friend who runs a landscaping and earthworks business, we chose our plot, as he recommended it due to manageable earthwork requirements.
Step one was done. Now the house. It was summer 2016. Where to start? First, we checked prefab houses. All had open kitchens, all had floor plans that didn’t appeal to us. Prices made us ask: why choose prefab? What do you really save? Nothing. We put the idea aside completely—literally threw all catalogs in recycling. Now only solid, masonry construction companies offering turnkey homes remained in the running—both regional. One was a larger company from the Schleswig area, and a smaller one just 20 km (12 miles) away. Both had good reputations and were considered affordable.
We calculated our house with both. This couldn’t be done anymore by email and phone—you had to meet in person. That’s when feelings come into play. We felt better taken care of by the general contractor 20 km (12 miles) away. For example, he recommended 100 cm (39 inch) doors for aging and mobility aids like walkers. He suggested a 30-degree roof with a studio truss, stairs up, tongue-and-groove plank flooring upstairs, one Velux window, offering a great 50 m² (540 sq ft) basement alternative for 10,000 (gross). He visited our plot and explained the expected earthwork effort. He showed alternatives. He sometimes disagreed and said, “I would build this differently.” We discussed heating, whether to go for KfW 55 energy standard, walls, windows, garage or carport, and so on.
He spent significantly more time with us than the other company. In the end, there was a house and a price that made us say: This fits. Sealed the deal.
Then off to the bank... they said yes. Then to the district building authority. The result: the chemistry has to be right. Advice must be reasonable and sincere. Advice also means being willing to be advised both for and against something. Ask questions. If the specifications say “concrete slab C25,” ask what that means—ask the builder or look it up on Wikipedia! Fiber-reinforced screed: ask what the alternatives are. Heating and technical systems: don’t commit too early. Ask what things cost, what makes economic sense—not in Hannover, but where you plan to build.
It starts with visiting model homes. Develop a sense of what you like. What is important, nice-to-have, or a deal breaker. Get a feeling for size and space.
The problem is that you don’t have a plot of land yet. If you seek personal consultation, sales representatives tend to be brief since building only becomes tangible once you have land, and these conversations are often not productive for companies without that context.
Additionally, you shouldn’t or can’t commit to a specific house type yet, as the zoning plan of your future plot will dictate which type (e.g., gable roof house, two-story house, or floor area ratio) is permitted.
With a budget of 300,000, you can build a decent house, but you will probably have to choose between having a basement or incorporating a lot of technical features.
If building on a sloped plot, basements are more common; living without photovoltaic panels is also perfectly feasible.
Expect around 1,800–1,900 per square meter (approximately 167–176 per square foot) of living space at a mid-level standard to meet KfW 70/Energy Saving Ordinance 2016 requirements. In addition, there are costs for the kitchen, ancillary construction costs, basement, landscaping, painting and floor coverings, and the additional cost for KfW 55 standard. Plus many extra expenses like new lamps, lawn mowers—you see, you need to calculate carefully…
So, I don’t know exactly where you want to build; I’m assuming near Nuremberg. But where used properties are sold at sky-high prices, general construction costs are not cheap either.
P.S. Prefabricated house catalog prices are comparable to a small Polo car with a small engine and no extras—“on a slab” means either with an additional basement or an additional slab.
Take a close look at the construction costs section here.
Best regards
The problem is that you don’t have a plot of land yet. If you seek personal consultation, sales representatives tend to be brief since building only becomes tangible once you have land, and these conversations are often not productive for companies without that context.
Additionally, you shouldn’t or can’t commit to a specific house type yet, as the zoning plan of your future plot will dictate which type (e.g., gable roof house, two-story house, or floor area ratio) is permitted.
With a budget of 300,000, you can build a decent house, but you will probably have to choose between having a basement or incorporating a lot of technical features.
If building on a sloped plot, basements are more common; living without photovoltaic panels is also perfectly feasible.
Expect around 1,800–1,900 per square meter (approximately 167–176 per square foot) of living space at a mid-level standard to meet KfW 70/Energy Saving Ordinance 2016 requirements. In addition, there are costs for the kitchen, ancillary construction costs, basement, landscaping, painting and floor coverings, and the additional cost for KfW 55 standard. Plus many extra expenses like new lamps, lawn mowers—you see, you need to calculate carefully…
So, I don’t know exactly where you want to build; I’m assuming near Nuremberg. But where used properties are sold at sky-high prices, general construction costs are not cheap either.
P.S. Prefabricated house catalog prices are comparable to a small Polo car with a small engine and no extras—“on a slab” means either with an additional basement or an additional slab.
Take a close look at the construction costs section here.
Best regards
From the initial post, it is clear that ecological aspects are important to you. However, keep in mind that this does not start with the technology. A house always requires energy. Whether it’s gas or electricity, heat pump systems of all kinds need energy, partly even for additional heating, not just for running the pump itself. So first, plan to minimize the energy needed to keep the house warm. This means a rectangular shape, not L or U-shaped. Few windows facing north, mostly wall. Plenty of glazing towards the southwest is welcome. Avoid many floor-to-ceiling windows. Walls always insulate better than glass. This building design is also more economical. It avoids complicated roof constructions and has fewer corners and angles, which saves on bricks and especially labor costs. Consider that a masonry crew of four people costs about €40 (approximately $44) per hour per person, roughly €1,400 (about $1,540) net per day. So if your shell construction takes 5 days instead of 7, you effectively save the cost of a set of solar panels.
Regarding the scope of work, watch out for pricing pitfalls in areas like tiling—around €25 (approximately $28) per square meter is reasonable. For electrical work, two telephone sockets, about 45 power outlets for four rooms, two TV outlets, and one external ground cable would be a proper standard for me. Have connections for wastewater and rainwater been included? Is it covered that the building permit (also called planning permission) application will be handled for you, as well as the applications for utility connections to the infrastructure network? Temporary construction power, water supply, portable toilet? Is it included that the site is prepared and leveled for building, of course without soil disposal, as that will be charged based on effort? Which roof tiles are specified? Braas Harzer Pfanne or the moss-resistant Braas Doppel S? If the exterior is plastered, is the painting of the facade also included? Read carefully: if, for example, Scanhaus Marlow does not include flooring as standard, I assume that also means no floor tiles. Wall construction is a matter of preference. I would avoid walls with a lot of polystyrene or similar materials. For a prefabricated house, I would choose expanded clay block walls.
Regarding the scope of work, watch out for pricing pitfalls in areas like tiling—around €25 (approximately $28) per square meter is reasonable. For electrical work, two telephone sockets, about 45 power outlets for four rooms, two TV outlets, and one external ground cable would be a proper standard for me. Have connections for wastewater and rainwater been included? Is it covered that the building permit (also called planning permission) application will be handled for you, as well as the applications for utility connections to the infrastructure network? Temporary construction power, water supply, portable toilet? Is it included that the site is prepared and leveled for building, of course without soil disposal, as that will be charged based on effort? Which roof tiles are specified? Braas Harzer Pfanne or the moss-resistant Braas Doppel S? If the exterior is plastered, is the painting of the facade also included? Read carefully: if, for example, Scanhaus Marlow does not include flooring as standard, I assume that also means no floor tiles. Wall construction is a matter of preference. I would avoid walls with a lot of polystyrene or similar materials. For a prefabricated house, I would choose expanded clay block walls.
ehaefner schrieb:
Feasible within the budget? No.Nordlys schrieb:
If it's a prefab house, then lightweight expanded clay aggregate walls. Advertising yourself here ...?
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