Application for a new development area: Selection of plots

Take a look at the development plan for the Knödel lines and the number of storeys. Multi-family house blocks are popular components of a noise protection concept. I would also include exits from large garages in the considerations.

I took a closer look at the planning area. The development is largely homogeneous, the usage templates hardly differ. I found very few multi-family houses, especially none with three or more storeys. The Knödel lines, which otherwise significantly separate different areas from each other, apparently here refer almost exclusively to marginal differences, i.e. 20 cm different floor, plinth, or similar heights compared to neighbors beyond the Knödel lines; the height differences in the terrain will hardly be noticeable. The most essential distinguishing criterion here is almost the building envelope boundaries.

My preferred hunting ground would probably be to the left of the playground on the plan and except for the protective wall arc. Here there are considerable differences regarding the neighborhood: next door and opposite or at the rear as fence neighbors are sometimes people from the same applicant category and sometimes "T" plots or old owners. The "T" plots are apparently usually intended for "E" development. That is unusual; normally such a campus near the protective wall goes to developers who densely build it up with semi-detached houses. I could not find any indications of retention areas either. In the right area of the plan, the properties at the garbage truck turning areas would be my candidates to remove, on the left those in immediate audible proximity to the playground (because of the drunken rowdies in the evening).

If I were you, I would write the multiplied property prices into the plan: the candidates that are just above threshold prices are probably the least desired. What is even known about the degree of oversubscription, also from the plot allocations of the last five years?

And see if you can get hold of exposés from the marketer of the "T" plots. You can definitely derive an informational advantage from that; perhaps you might even consider getting on the waiting list there. And always remember: the losers here are those who approach the whole thing emotionally and as a beauty contest. "We do not belong" is in this sense the "Tsjakka credo" ;-)

What is your budget for the plot?

We have an overall budget that needs to fit. The larger the plot, the more compromises we would have to make with the house. However, to ensure that the compromises on the house are not too painful, only plots up to a maximum of 550sqm are considered, preferably smaller. Unfortunately, the development plan no longer allows for many plots because it was created at a time when land and construction costs were still 20-30% cheaper.

I took a closer look at the planning area. The development is largely homogeneous, the usage templates hardly differ. I found very few multi-family houses, especially none that were three stories or higher. The contour lines, which usually significantly separate different areas, here apparently refer almost exclusively to marginal differences, i.e., 20 cm differences in floor, base, or similar heights relative to the neighbors beyond the contour lines; the height differences in the terrain will hardly be noticeable. Almost the most significant distinguishing criterion here are the building plot boundaries.

Yes, the development area is very flat, the height differences are minimal. We will also need to take a closer look at the building plot boundaries in our decision.

My preferred hunting ground would probably be to the left of the playground and with the exception of the protective wall curve. Here there are significant differences regarding the neighborhood: next door and opposite or at the back as fenced neighbors are sometimes people from the same applicant category and sometimes "T" plots or original owners. The "T" plots also appear to be generally intended for "E" development. This is unusual; usually, such a campus near the protective wall goes to developers who densely fill it with semi-detached houses. I also could not find any indications of retention areas. In the right-hand plan area, the plots at the garbage truck turnaround areas would be my drop candidates, on the left the ones in immediate noise proximity to the playground (because of the drunken teenagers in the evening).

Thanks for your assessment! That corresponds quite well with our previous considerations.

If I were you, I would write the multiplied plot prices into the plan: the candidates that lie just above threshold prices are probably the least sought after. What is known at all about the degree of oversubscription, also from the building plot allocations of the last five years?

In the past, there have always been significantly more interested parties than plots. But I doubt that this will still be the case with this development. In the surrounding towns, the experience in recent months has already been that not all plots could be marketed or were returned due to rising costs. And there the price per sqm was around 200€, so still significantly cheaper than here.

And see if you can get exposés from the marketer of the "T" plots. You can definitely gain an informational advantage from that; you might even consider getting on the waiting list there. And always remember: the losers here are those who approach the whole thing emotionally and as a beauty contest. "We do not belong here" is in this sense the "Tsjakka credo" ;-)

We are already on the waiting list with the marketer of the T plots. By the way, since October 2019, and even back then it was said that marketing would start "next year." Now it will probably be the case that the T plots will only go to market at the end of 2023.

Well, when determining the size of the plot, it’s about more than just "nice and big, so you have plenty of space."

In our case, the city imposed a minimum size of 600m² because too dense development or too much sealed surface would lead to problems with drainage. Because where there are houses, garages, carports, terraces, paths, etc., rainwater no longer seeps away. Or significantly less/worse.

And since most people do not comply with requirements such as permeable pavement or grass pavers, a corresponding safety margin must be factored in.

You also have to pay attention to what is stated in the development plan. In our case, the exceeding of the floor area ratio by outbuildings or paths, which is generally permissible according to the state building code, was explicitly excluded.

Then 500m² or less can quickly become tight.

I see plots here that are significantly smaller. Is the size of 550 m2 important to you?

Say something about the total budget and your desired house size.

I am also one of the candidates who returned a plot. Luckily before the notarized contract.

To make the compromises on the house not hurt too much, only plots up to a maximum of 550 sqm are considered, preferably smaller. Unfortunately, the development plan no longer provides that many plots because it was created at a time when land and construction costs were still 20-30% cheaper.

The development plan apparently already takes into account the realization that bonsai-sized plots increase the average degree of sealing. Development plans of this "generation" regularly aim for at least 450 sqm for single-family house plots. When the plots were "still 20 to 30% cheaper" than today, they were already significantly more than 30% more expensive than before. Then the nonsense of the sub-300 sqm parcels began, and lessons have since been learned from that. Plots 50 to 53, which are privately owned, are considerably smaller than 550 sqm (or in pairs 551 to 552 sqm) and, to my incomprehension, are approved for an "E" type development (I would have rather designated them E/D or even E/D/H). Plot 54 with 451 sqm would therefore also be suitable for you. Unfortunately, the location of plots 50 to 54 suggests proximity to a stop (bus/tram), which dampens their attractiveness (but probably also their price). Plot 54 would probably be my favorite if I were looking for a clearly sub-550 sqm plot besides the focus. This tip is exceptionally given without a fee today ;-)

We have an overall budget that must fit. The larger the plot, the more compromises we would have to make on the house.

That sounds at least appetite-reducing; I therefore consider an individual design almost off the table. Turn to catalog designs, entertain the idea of expansion houses. Do not dream of self-drawn floor plans, but consider a basic house shape (here unfortunately practically only single-family houses). Incidentally, this statement sounds as if you already have an approximate price per square meter for the house in mind — hopefully not an outdated one.

In the past, there were always significantly more interested parties than plots.

That is practically always the case, but it makes a significant difference whether 2.5:1 or 8:1 (THAT was what my demand referred to).

But I doubt that will still be the case for the building area. In the surrounding towns, one has already experienced in recent months that not all plots could be marketed or were returned due to the increased costs. And there the price per sqm was rather around €200, so still significantly cheaper than here.

Explaining the connections in more detail would require studies in economics and sociology to understand, so just the short version: the trend toward returns is already declining again. What remains of that is only that oversubscription rates of around and over 30:1 will nowhere again be the (regional) rule. Unfortunately, that significantly dampens the commitment of municipalities to designate new building areas (where anyway a paradigm shift has already taken place).

We are already on the waiting list with the marketer of the T plots. By the way, since October 2019, and even then it was said that marketing would start "in the coming year." Now it looks like the T plots will only go on the market at the end of 2023.

The "T" plots will come to market when the "S" plots approach the 75% sold mark and about 40% of those have building pre-application requests in the pipeline. The responsible parties learn these levels regularly "in real time" over a beer after the council meeting. But I clearly did not only speak of a "waiting list," but that you should also already be drawing informational advantages from the exposés. Before the draw of the municipally marketed plots, it is entirely normal that the professionally marketed plots are still kept under the table. But you can already hear their tails wagging ;-)

Say something about the total budget and your desired house size.

The desired house size is about 140-150 sqm of living space. Our total budget is about €650,000 - €700,000.

Plots 50 to 53 in private ownership are significantly smaller than 550 sqm (or in pairs 551 to 552 sqm) and, to my incomprehension, are approved for an "E" development (I would rather have expected E/D or even E/D/H). Plot 54 with 451 sqm would also be suitable for you. Unfortunately, the location of 50 to 54 suggests proximity to a stop (bus/tram), which dampens their attractiveness (but probably also their price). 54 would probably be my favorite if I were to search for a plot clearly under 550 sqm in addition to the focus. This tip is exceptionally fee-free today ;-)

Plot 54 would actually be worth considering, but according to the architect it is not going to be marketed (neither S nor T). But sure, we could reach out again to see who was promised that and whether it might still come onto the market. Thanks for the fee-free tip ;)

That sounds at least appetite dampening; I see a custom design as almost ruled out. Turn to catalog designs, consider the idea of shell houses. Don’t dream about self-drawn floor plans, but do think about a basic house shape (here, unfortunately, practically only single-family houses). Furthermore, this statement sounds like you already have an approximate price per square meter for the house in mind – hopefully not an outdated one.

We already have catalogs from different providers of various price ranges at home, so we are definitely open :) We calculate with an approximate price per square meter of €3,000 to €3,200 per sqm of living space. A general contractor we have spoken to so far quoted us a similar price. So we hope that this is reasonably realistic.

It is practically always like that, but it makes a significant difference whether it is 2.5:1 or 8:1 (THAT was what my inquiry meant).

I don’t know any reliable figures on that, but in the past it was probably closer to 8:1 than to 2.5:1.

But I explicitly did not only speak of "waiting list", but that you should also already be extracting an information advantage from the exposés. Before the drawing of the municipally marketed plots, it’s completely normal that the professionally marketed plots are kept under the table.

So far, communication with the architect, through whom the T-plots are managed, has been somewhat difficult. But it probably makes sense to follow up again to gain the information advantage.