250000€ gross construction costs for a single-family house in southern Baden-Württemberg

  • Erstellt am 2018-09-10 23:29:31

Wiesentalbau

2018-09-10 23:29:31
  • #1
Hello dear community,

after a long search we were able to find a building plot with 467 sqm. It is located, as my forum name might suggest, in the Wiesental. For most people who don’t know it... It is in the very south of Baden-Württemberg. The town is about 25 km from Basel. The spot is therefore quite expensive purely based on the building land, which is of course not included in the 250,000 €, for a somewhat rural area.
We are soon a family of four and would like to have a house built there on a slight south-facing slope with pressing groundwater, with about 120 sqm. There should be no basement. However, the foundation slab would have to be executed as a white tank. In addition to the living/dining room, a master bedroom, two children’s rooms, and a room for flexible use as a guest room/office should be planned. A construction as two full floors would be ideal but not a requirement. It should really only have what is necessary. Nothing smart has to be included, we are happy to operate the roller shutters ourselves. The bathroom does not have to be large and basically no one needs expensive fittings. "Simple equipment" as it is nicely called. For fun I wrote to various architects. One wrote that it is possible but rather with an area of 100 sqm. I would also like to post the answer of another architect in excerpts:

Based on a total gross amount of 250,000 €,
these would be distributed on average (according to the German construction cost index)
approximately as follows:

193,000 € construction costs, thereof:
154,400 € building (approx. 80%)
38,600 € building services (approx. 20%)
plus
6,500 € preparation & development (approx. 3-4% of construction costs)
12,000 € outdoor facilities (approx. 6-7% of construction costs)
38,500 € ancillary construction costs (approx. 20% of construction costs)


These percentages are average values for construction projects of this type (1-2 family house, not basemented).

The construction costs of 193,000 € are used as the basis for the conversion / value construction costs / m2 living space.

Assuming that the 120 m2 you mentioned is the usable living space
(and not the ground area times 2 floors = 240 m2?),
this would result in a construction cost budget of

1,600 € / m2 living space.


For comparison:

On the national average, construction costs for a 1-2 family house, not basemented, as of early 2017
ranged between 1,530 € and 2,510 € / m2 living space, depending on the standard.

Compared to this, with a budget of 1,600 € / m2 you would be very close to the lower limit,
i.e. the simplest standard.


However, several factors already deviate from a very simple standard at first glance:

• the points slope location and pressing groundwater / "white tank"
• For the district of Lörrach there is also a regional factor of 1.095, i.e. building here is usually about 10% more expensive than the national average and the comparison prices.
• Since 2017, construction prices have also increased by about 5-8 %.
• Unfortunately, the current economic situation also continues to make building more expensive because companies have hardly any capacities and scarcity drives prices up.
• Possible funding measures (KfW) or wishes that require, for example, building services above the simplest standard (ventilation systems, solar systems, etc.) also further increase costs.
• We also always recommend a reserve of at least 10%! for every project.
• Last but not least, during the planning of a single-family house, many things are added over time —> garage/carport, special electrical equipment (smart home, bus technology) or other building services, increasing standard in execution
• Basically, equipment also adds on —> fitted kitchens and built-in furniture account here for significant sums


Of course, countless factors play a role in the calculation,
and we currently know virtually no further key data of the project.

Our experience and the projects of recent years have shown that here in southern Germany we tend to end up with construction costs between 2,000 and 2,300 € / m2 living space, at normal / medium standard.

Whether the budget can suffice with very careful planning, simple, compact floor plans/volumes, simple execution standard,
execution without time pressure / with lead time and possibly a high degree of prefabrication,
cannot therefore be simply answered with YES.


Reluctantly but probably more realistically I hear from this that a custom-designed architect house is rather not an option for us, right? What about prefab houses? Are they really so much cheaper? I mean sure, dream prices are listed in the catalog but common sense tells me that there is still quite a bit on top.

I hope for your opinions and honest answers.
 

ypg

2018-09-10 23:47:33
  • #2
Prefabricated houses are not necessarily the cheapest. Just ask a solid construction builder in your area: a general contractor who builds turnkey for you. But even there you will end up around 2000€/sqm, plus additional construction costs, which no one here can estimate because of the water. Budget 40000? Then add outdoor facilities and what the architects kindly mentioned as well: kitchen and so on.
 

Wiesentalbau

2018-09-10 23:51:14
  • #3
Thank you for the quick response and the tip about the [Generalunternehmer]. Yes, the architect did indeed take some time with her reply. That was quite likeable.
 

HilfeHilfe

2018-09-11 06:08:13
  • #4
Forget it. Just the water and the slope cost money.
 

Bookstar

2018-09-11 06:33:44
  • #5
Great what the architect wrote. There is actually nothing to add to that.
 

montessalet

2018-09-11 07:39:04
  • #6
I fully share the architect's opinion. She phrased it "gently." The cost framework you mentioned will never and under no circumstances be sufficient.
As a rough figure, 2000€/m2 of living space applies. Then many other things come on top (water on the slope, connection fees, driveways, carport, garden, other ancillary construction costs).
At 120m2, you are at 240,000. Without calculating, around 100,000 usually gets added. That would be 340,000 as an interim sum.
Then the hillside location – there you are easily at 400,000. Plus the factor of southern Germany (close to the Swiss border) and the general situation in the construction industry. For your location, I would estimate 450,000 (without the building plot). In my opinion, anything below that will be extremely difficult.
 

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