Approach (Prefabricated house/Massive house). Is the project realistic?

Hello everyone,

I would be happy to receive initial guidance from you on such a complex topic.

The plan is for my wife and me to build a duplex together with family members. Existing properties are currently unfortunately either too expensive or in extreme need of renovation and thus overall very costly. We are currently trying to find a plot of land (preferably in the south of Dortmund) and have already defined the possible financial framework with our house banks: For land/house/incidental costs (property transfer tax, notary & court fees) – so as “complete” as possible – a maximum of 350,000 EUR is planned.

We have upcoming discussions with Bien-Zenker, Fingerhaus and Weberhaus to get a feel for whether a prefabricated house could fit into our budget. I hope these providers will conduct a kind of “preliminary inspection” with us so that we can also take away a realistic purchase price. However, I have unfortunately already read that Bien-Zenker and also Weberhaus are probably somewhat “more expensive” than, for example, Fingerhaus. We are aiming for a living area of about 120-130 m²; more is not needed. For cost reasons, a basement is not planned. Instead, we would plan a larger garage (e.g., 9 m).

In parallel, we are also open to solid construction (property developer) – depending on what can be realized better with our budget. I have read here that prefabricated houses with rather smaller living space (less than 130 m²) are more expensive than solid houses? We now want to first find out how expensive such a duplex will be for us, so that we can then know how much land we can afford/allow ourselves. As a third alternative besides a prefabricated house and a solid house with a developer, we also have an architect available who manages/contracts the individual trades directly – this might possibly be the cheapest solution financially. We are aware that price is not the decisive point in such a project.

Based on the financial possibilities, what would you rather advise -> prefabricated house / solid house? Or is it not possible to say that so generally as initially assumed?

We are aware that the stated budget is not particularly high, but it is still realistic to realize a new build with it – isn’t it?

Best regards & thanks!
Gatho

What is the price of the property supposed to be?

Good morning,

this is getting tighter than tight. Ancillary building costs are usually between 35 - 50 k€ (fees, connection costs, outdoor facilities, financing costs, etc., more is always possible). Inside, a few k€ more come for kitchen, lighting, bathroom fittings. So there remain about 280-300 k€ for house + land. Subtracting the land, probably no more than 200 k€ remain - and that does not include a floor slab, a basement, nothing concerning the house or garage. For a house, it is often roughly calculated: living area*1600€ + painting work + floor coverings, but that probably does not adequately reflect the necessary technology for small houses.

Regards
I.

Good morning,

The plot is expected to cost between 55,000 - 75,000 EUR (300-400m²).

Are the following assumptions unrealistic?
- House: 130m² x 1600 EUR = ~ 210,000 EUR
- Plot: 75,000 EUR (let’s assume the highest value)
- Additional costs: 6.5% property transfer tax + 1.5% notary & court fees = 22,800 EUR (based on plot value + house value – so also "worst case")
- Construction incidental costs: 35,000 EUR
- We can keep the kitchen (it’s not old yet)
- We’ll do floors and painting ourselves, material costs about 10,000 EUR
- Garage: 8,000 EUR

Total -> approx. 360,000 EUR

There might still be some room regarding the plot price (though not much)... is the house price of 210,000 EUR realistic for 130m²?

Best regards
Gatho

Good morning,

The plot will probably cost between 55,000 - 75,000 EUR (300-400m²).

Sure? In the south of Dortmund? We lived there for a while and I didn’t find the south particularly cheap in terms of rent, so I’m surprised by your figures above.

- House: 130m² x 1600 EUR = ~ 210,000 EUR

Fits.

- Plot: 75,000 EUR (let’s take the highest value)
- Additional costs: 6.5% property transfer tax + 1.5% notary & court fees = 22,800 EUR (based on plot value + house value - so also "worst case")
- Incidental building costs: 35,000 EUR
- Kitchen we can take with us (is not old yet)
- Floors and painting work we do ourselves, material costs approx. 10,000 EUR
- Garage: 8,000 EUR

Total -> approx. 360,000 EUR

Also fits. Although you should always keep a reserve for unforeseen expenses (soil report results) and extras. Outdoor areas must also be laid out - at least the driveway. Realistically, I’d rather calculate around 400,000 EUR; you’ll be happy if it comes cheaper.

There might still be some wiggle room on the plot price (though not much)… is the house price of 210,000 EUR realistic for 130m²?

In solid construction: yes. For high-quality prefabricated houses rather not, which by the way has less to do with house size than with the production process ;)

Rhenish greetings