Appointment with the building provider, need floor plan suggestions!

Our floor plan is set

EG 74.49 m2
OG 69.26 m2
No basement.
Detached city villa with hip roof.
With double garage on the left (one behind the other, so 3*12).

Now the question is, who do we build with?
Freely with an architect and individual trades or with a regional prefab house provider.
What will all this cost us?
Questions upon questions upon questions.
The plot is bought and paid for.
We asked the bank for 240,000 but is that enough?
Our guideline was that we took a turnkey house of the same size + about 10% for miscellaneous and now basically want to do several trades ourselves: complete screed, floors, tiles, and electronics, because we have professionals in the family; in the end, however, we want to have plasterers come again because putty work is simply too time-consuming. Both full-time working.

How many euros per m2 do you expect?
No extras except the fireplace, the laundry chute in the dressing room, and the small gallery. Well, we have many window areas. White inside, anthracite outside.

I am simply clueless. The prefab offers seem suspicious and non-transparent to me.

But the architect wants money right away and if it ends up being a prefab builder anyway, we have basically paid the architect twice.

Is 240,000 enough for everything?
Including incidental construction costs such as connections, earthworks (the plot is flat).

Thanks for your input?

Sorry for the capitalization etc. typos. Phone says hello.

12 meters boundary development?

First the house size, then the budget question?
You have 150 sqm minus 6 sqm gallery/air space?
Unfortunately, I don’t see where you want to build...

1800€ x 150 plus garage (whatever it is supposed to be good for in a row) plus additional construction costs.
335000 plus exterior works (paving and lawn)

Best regards, Yvonne

I don’t think it has to be an architect. A licensed structural engineer is sufficient in my opinion. My last price info (2007) was available from about 4000 EUR. They are often standing in front of the door at home building fairs. Separate contracting has the advantage that you don’t have to commit to everything with a single signature. You can choose for each trade who you want to work with and whether you want to do it yourself after all. With homebuilding companies, you will find that somewhere in one trade the big profit is hidden. That can be 20-40K EUR. My profit now stands in my garage and can retract the roof at the push of a button :-). But it also cost quite a bit of work. You have to deal properly with every single trade. Obtain offers, create price comparisons, conduct negotiations. In the end, you know every detail of the house and hopefully also think you did everything right. Important: Take your time with every decision. I also ask the question: 12m boundary development? I know 9m on one side and max. 15m as a sum. 12m garage length is already good if 2 cars have to be parked one behind the other. There’s still space left for a workbench. But 3m wide is too little. Isn’t 4m possible with a 9m house and 3m distance to the neighbor if the plot is 16m wide at the front? Every cm counts in the garage. Mine is 12x5.5m and it’s becoming too small...

We requested 240,000 times at the bank but is that enough?... ... What price per m2 are you calculating? ... But the architect wants money upfront and if it ends up being a prefab builder, we've basically paid the architect twice. Are the 240,000 enough for everything? Including additional construction costs such as connections, earthworks (land is flat)..

So I can't imagine that 240,000 EUR would be enough WITHOUT earthworks, connections, and other additional construction costs. With these costs, definitely not! From experience, I would estimate about 2,000 EUR per sqm, depending on the equipment it can quickly be 2,400 or 3,500 EUR. Also in NI there won't be significantly lower prices for various products than in the rest of the country. You should definitely ask an architect who is familiar with your region and the prices and possibly commission planning (e.g. LPH 1-4). Most prefab house builders will credit these costs back to you!

12 meters boundary development?

First the house size, then the budget question? You have 150 sqm minus 6 sqm gallery/air space? Unfortunately, I don't see where you want to build... 1800€ x 150 plus garage (whatever the point of having them in a row is) plus incidental construction costs. 335,000 plus outdoor facilities (paving and lawn) Regards, Yvonne

Hello Yvonne, Yes, 12 m boundary development. Garage in front, workshop for the husband behind. We are building without a basement, so there is still a workshop/tool room behind the garage. Not possible otherwise space-wise. We are building in Saarland. Where does a figure of over 300,000 euros come from? We have many skilled professionals in the family, and the terrace/driveway will be laid/paved by ourselves. Outdoor facilities are not a priority, they will come when EVERYTHING is finished. Unfortunately only 3 width. More might be possible because our plot slopes slightly cone-shaped, but we looked at a 3 meter garage and it fits. The building authority has approved 12 m boundary development. Incidental construction costs? How I estimate/calculate those is a mystery to me...