2 options planned - your opinions

Good day,

this is my first post here in this forum and hopefully not my last.

My girlfriend and I are planning to build a house. Now, about the planning first

[*]We want to build a nice 1.5-story house (about 130m²), standard fittings, turnkey except for painting and flooring work. It should meet the Kfw 70 standard and have underfloor heating, roller shutters, solar system with domestic water heating. Optionally, depending on cost situation, maybe something extra, but the price decides that - Price calculated for house, land, ancillary building costs - €221,000
[*]We are also building a 1.5-story house, but with a granny flat (accordingly 130m²+65m²) in which my parents would move in, of course for an appropriate rent. The fittings remain almost the same. Price calculated for house, land, ancillary building costs - €340,000

Maybe some of you already have tips for a house builder or experience with the granny flat who has nice ones, so far we have been reasonably convinced price-wise by Town & Country.

Now to the land and finances:

[*]Plots already in sight (560m² for approx. €45,000 + 360m² green space for €1,800), but still open on all sides, so who knows good residential areas, ideally small single-family house settlements around Berlin at a fair price?
[*]Finances: Here is also the good question how much is possible, my girlfriend and I currently earn about €3600 net per month, I think that’s okay, but one does not fool oneself, kids will certainly come someday and then it will be a bit less. Equity is not that much either, but at least about €20,000. I have also already had advice, and heard many different alternatives with installments of €600 - incidentally apparently for the next 90 years though, then also realistically €1300 for the house with granny flat.

I am looking forward to your opinions, your tips & everything else.

Regards

Good morning Leotau,

Have you done a bit of research in the forum before this post?!

Because your 221,000€ for a 130sqm turnkey house is impossible. Sad but true.

And especially with ´T & C. Read up on that a bit. That's just the name. Completely different companies are behind it in every city.
If a house is too cheap, either the quality is wrong, it's not executed cleanly according to DIn, or they get the money back during construction from every corner and edge. Be very careful there.

With your expectations, the house would look more like this (just rough estimates, it can be cheaper if you're lucky with ancillary costs ;-)

House: 182,000€
Land: 45,000€
Ancillary costs: 35,000€
Garage / Carport: 12,000€
Extras: 10,000€
Living room / kitchen: 15,000€
Floor coverings / painter: 10,000€

That makes a total of 299,000€, and that's only with a straightforward plot. A lot more can quickly be added.

And about your financing example. With 220,000, you will never get by with 600€. At 3% interest and at least 2% repayment, it’s rather towards 900-1000€.

Good morning Leotau,

Did you do a bit of reading in the forum before this post?!

Because your €221,000 for a 130 sqm turnkey house is impossible. Sad but true.

And especially with Town & Country, read up on it a bit. That’s just the name. Completely different companies operate behind it in every city.
If a house is too cheap, either the quality is wrong, it’s not executed cleanly according to DIN standards, or they get the money back during construction at every corner. Be very careful.

With your expectations, the house would look more like this (Just rough estimates, it can be cheaper if you’re lucky with ancillary costs ;-) )

House: €182,000
Land: €45,000
Additional costs: €35,000
Garage / carport: €12,000
Extras: €10,000
Living room / kitchen: €15,000
Floor coverings / painter: €10,000

Total: €299,000, and that’s only with an uncomplicated plot. A lot more can quickly add up.

And regarding your financing example. With €220,000 you’ll never manage with €600. With 3% interest and at least 2% repayment, it’s more like €900-€1,000

So honestly, I only skimmed through the forum before.

I scanned the estimated costs from Town & Country and attached them here.

Town & Country at least offers a fixed-price guarantee (they cover up to €15,000), which actually makes me a bit more positive about building cheaper.
Furthermore, an independent TÜV inspector also checks several times during the construction phase.

This is such a typical lineup where no one can make sense of anything. All fantasy numbers, just pulled out of thin air to keep the costs low. 1. According to the statement, it’s about a 112 sqm house. Not 130 sqm. 2. Earthworks: How should they know that without knowing your property? 2500 is too tight. Plan at least 5000-8000€ as a buffer. This can quickly become five digits. 3. Painter/Floors: That’s a joke. Absolutely not feasible. At least not if it’s supposed to go beyond €4.99 laminate and white paint from the hardware store. Depending on the wall quality, you have to wallpaper the whole place. 10000€ is more realistic here. 4. Outdoor facilities: Same here. 3000€ is a joke. For that you barely get 50 sqm of paving. But no garden, fence, terrace, flower beds, splash protection around the house, etc., etc., etc. Here too, rather 10000€. 5. Many additional costs are missing. Soil survey, registering voluntary helpers with the BG, possibly portable toilet, disposal of construction debris. Depending on what the provider offers as standard. That brings us to point 6. 6. Where are the extras you want? Because the standard will 99% not be enough. For example, in the kitchen, there is sometimes one free-to-use socket. Possibly some spotlights somewhere, additional switches, boxes, network, etc. Plus plumbing, different bathtub and so on and so forth. Different windows, different floor plan, an additional wall, better insulation, the list goes on and on. 7. Declare 15,000 own funds, with 20,000 equity???? What do you pay the kitchen with? What about lamps, decorations, new furniture, garden chairs... and who knows what else. You can safely keep the 20,000 for bad times. You will need the money. 8. Garage/Carport does not appear at all. 9. And all of this just from the 0815 offer. We haven’t even touched on the details of a construction service description. That would be beyond the scope here. There are experts who look at such things. The user Bauexperte offers this as a service. This is what I noticed at first glance. I think there will be more comments to follow.

Many additional costs are missing. Soil survey, registering voluntary helpers with the BG, possibly portable toilet, disposing of construction debris. Depending on what the provider offers as standard.

Soil survey, toilet are included according to Town & Country.

Where are the extras you want? Because the standard will 99% not be enough. Sometimes there is a freely usable socket in the kitchen. Possibly some spots somewhere, additional switches, outlets, network etc. Also sanitary, different bathtub and so on and so forth. Different windows, different floor plan, an extra wall, better insulation, the list goes on and on.

The standard items are included. Sure, I have also printed out the specification of services from Town & Country, the standard offering doesn’t sound that bad, but of course I lack the expertise.

Thank you for this helpful information!