Advice for a semi-detached house

Hello,

Plot 252 m2, unfortunately very expensive at 450 Euro / m2, therefore not so big :)
max. building size: 6.5 m x 12 m

The plot is sufficiently large for a semi-detached house; the "land" also needs to be maintained.

Current offer from a regional provider:
Semi-detached house with 6.5 x 10 m, 45-degree roof pitch
- Partial basement (30 m2). The basement counts as 16 m2 of living space and can be used as living area.
- Ground floor with shower in guest WC, open kitchen, dining-living area (net 47 m2)
- Upper floor with large bathroom (12 m2) 2 rooms (net 46.5 m2)
- Attic (roof ridge location) as living area with net 20 m2
- Heating/technology air heat pump with recovery, ventilation system

About 267,000 including secondary construction costs (except connections: electricity, water, telecom), bathroom WC tiled, "extras" already included except for electrical work (e.g. some floor-to-ceiling windows, 2 shed dormers 1x 2m, 1x3m with floor-to-ceiling windows

This means you get about 128 sqm/living space - without the additional living area in the basement. My estimate:

Plot: TEUR 113.4
Single-family house, medium standard (Kfw 70): TEUR 192.5
Central ventilation with heat recovery: TEUR 10
Partial basement with partial living space: TEUR 40
Secondary construction costs: TEUR 35-40
Painter work in own work: TEUR 10
Floor coverings in own work: TEUR 10
Outdoor facilities in own work: TEUR 10
Reserve for extras: TEUR 10

Results in a total investment of estimated TEUR 435.9

I do not know your provider; therefore my estimate is based on a good standard with medium fittings. Whether this applies to your provider, only you can decide.

Our budget including own work and equity 430,000 Euro including everything outdoor facilities, carport, floor coverings, painting, kitchen

That will be pretty tight and no extra foundation costs should arise on the plot; the kitchen will probably remain wishful thinking or the regular parking space will (initially) replace the carport ;)

Is it sensible, due to the budget, to forego the basement or attic in favor of an extension of the house to 11m to generate more living space.

The costs of the partial basement bear no relation to its benefit, as you have surely recognized above. You will hardly be able to forego the attic even with a larger plan; you will need the space. I usually advise against a partial basement; at least in cases where it can be avoided.

I would recommend that you fully utilize the building window and forego the basement altogether. We built a very nice semi-detached house on a slab with 6.5 x 12.00 here for a family with three children at the time; after moving in, it was quickly 4 children (all boys) - but the room program allows it. The semi-detached house is virtually expanded up to under the rafters - without feeling cramped and yet with storage space on the upper 2 floors ... that is the hallmark of a good preliminary discussion ... because the desire for children is by no means over ;)

Rhenish regards

Thank you for the answers.
@Bauexperte.
I came to almost the same amount (interesting :D, I'll have to pat myself on the back as a layman) ) However, including insurance as well as independent construction supervision.
Since the neighbor already built with a basement, then a support structure is necessary. Our consultant said that the costs then wouldn't be significantly less without a basement :-)
-- this remains to be questioned.
Is there any idea what an extension to 12 m would cost, i.e., 2 m extension including material, etc.

As you can see, the core question is house extension for more living space versus basement with more "comfort"?

Here briefly the floor plan on the ground floor at 6.5 x 10 m. As said, it looked small on paper. But of course, we don’t need a palace either. :cool:

... the dining area naturally takes up a lot of space from the kitchen, so the kitchen moves to the center of the house. If you reduce the size of the bathroom and make a storage room in the "niche," with the hallway providing space for a wardrobe (possibly next to the storage), you get more kitchen space and can move the dining area to the center of the house. Whether you need the wall in front of the stairs or only part of it for separation, you have to decide for yourself :)

Hello,

are you allowed to build one- or two-story?

Since the neighbor has already built with a basement, then a support is necessary. Our advisor said that the costs would not be significantly lower without a basement :-)
-- this remains questionable.

I consider that a rumor. If you have to found at the neighbor’s level – because of their basement – logically their building structure must be supported. That should require about TEUR 8-10; depending on the type of construction and soil conditions. A partial basement – especially if partially developed as living space – costs about TEUR 40. With all due respect – your advisor is eyeing his commission, but not what might be best for you. I do not even understand why he brought up a partial basement at all.

Is there any idea what an extension to 12 m would cost, i.e. 2 m extension including materials, etc.

I lied to you in the first post – sorry, that was not my intention – I simply remembered wrong. The floor plan for our clients, which I mentioned, has external dimensions of 6.50 m x 11.50 m. I have attached the ground floor, as well as the section and 2 pictures close to completion. Overall, we come to a net building footprint of 208.50 sqm; pure living area is of course less.

As you can see, the core question is house extension for more living space versus basement for more "comfort"?

For comparison: the attached floor plan requires an investment of TEUR 240 as a KfW 70 efficiency house with air-water heat pump, decentralized ventilation, electric shutters on the ground floor, partially colored facade, as well as colored windows.

Here briefly the ground floor plan at 6.5 x 10 m. As said, it looked small on paper. But of course, we don’t need a palace.:cool:

This floor plan was created carelessly with VI; just my two cents :D

Rhenish greetings

Maybe someone can explain to me again the situation with the basement. When does it count as living space and when not? What impact does this have on the calculation of the living area? What disadvantages/advantages are there?

Good evening,

You haven't had a proper consultation yet, have you?

Better two full floors with a larger footprint plus an attic, or the basement only as utility space, not as living space?

There is hardly anything more expensive than building into the ground! And if a basement at all, in my opinion only if it is also used as a living basement. Just my two coins ;)

Maybe someone can explain the situation with the basement to me again. When does it count as living space and when not? What impact does this have on the calculation of living area? What are the disadvantages/advantages?

The basement only counts towards the living area if it contains rooms intended to be finished for living purposes; in your case the 16 sqm, the rest is utility space.

Rhenish greetings