Budget for the construction of a single-family house with a WU concrete basement

Hello everyone,

we are currently planning to sell our current house and to dare to build a new single-family house once again. We already have a plot of land, and now I am asking myself how much budget for our dream house - after deducting the probably hefty prepayment penalty for our current loan - will still be left?? I came across this expert forum and would be happy if you could give me some guidance.

Here are the (planned) basic data: Unfortunately, the PDF with the floor plan is too large, therefore the prose description

Single-family house:

[*]Dimensions 9mx13.5m
[*]200 sqm living space
[*]Turret bay window on the terrace side
[*]Preparation of construction plans and statics
[*]Ground floor execution with 2.70m ceiling height
[*]1m knee wall
[*]Eaves gable with exposed beam on the entrance side
[*]45 degree pitched roof
[*]Plot with slight slope
[*]Fully basemented with waterproof concrete (living room height)
[*]Soil investigation report
[*]Costs for building permits and other approvals
[*]Excavation and disposal of topsoil (soil class 4)
[*]Including house connections
[*]Including wood stove and chimney
[*]Clay roof tiles and all sheet metal work
[*]Plastic windows Velux (Velux roof windows)
[*]Sanitary ware from Villeroy & Boch
[*]Electrical (what would you recommend?)
[*]3 roof windows
[*]Floor-to-ceiling windows in the bedrooms
[*]Exterior walls Ytong 36.5cm (KfW55 standard)
[*]Interior walls ground floor with Ytong, upper floor with sand-lime brick
[*]Attic floor lined with tongue and groove boards and heating preparation
[*]Underfloor heating ground floor and upper floor (separate room control)
[*]Electric shutters
[*]3 bathrooms fully tiled up to the ceiling
[*]f2 large shower trays
[*]5 LED spots eaves left and 5 spots right
[*]5000 liter rainwater cistern
[*]Turnkey construction including sanitary and electrical (floor coverings, plaster, and wallpaper by own work)
[*]Finished garage 6x6m (right in front of the house, no direct connection) on slab

We have 275,000 EUR available for the house with the above-mentioned equipment and services as well as a buffer of 25,000 EUR. Is that feasible?
The exterior landscaping is calculated separately and handled separately by landscaping experts.

Since I am a layman myself and do not have the time to tender and supervise all trades, I would like to hire a general contractor (including architectural services) and additionally hire a surveyor paid by me to inspect the construction progress. What do you think about that?

Does anyone here perhaps know technically good and above all financially strong general contractors in the Rhine-Main area?

Many thanks in advance for your support!

Joschka

Moin Moin,

I’m certainly no expert either. But just from a gut feeling, I would say that won’t work. Here, the incidental construction costs are usually estimated at 30,000-40,000€. The additional costs for purchasing the land don’t apply. But depending on the soil conditions, especially on a slope, including a basement, you can expect quite a few extra foundation costs. So plan a substantial cushion for that. Then there are about 10,000€ for painting and flooring. + 10,000€ for extra wishes + kitchen, furniture, etc. The exterior facilities are supposed to be excluded.

That leaves 215,000€ out of a budget of 275,000€ for the pure house, without kitchen and furniture.

With that, 200 sqm including basement on a slope with a turret, etc., is impossible. They usually calculate 1,500€ per sqm at KfW 70 standard WITHOUT basement here. Basement on a slope can quickly be 40,000€ or more.

Now you can take out your calculator and see what living space remains in the end. So it’s more like 110€ per sqm including the basement with normal construction, and not 200 sqm.

But wait until the experts and more experienced people like "Bauexperte" or "Der Da" write something about it. But I’m not entirely wrong here. That won’t work like this. I would say that your project without land is more likely to be in the range of 400,000 - 450,000€.

You get a small standard house with underfloor heating for your money. Everything else costs more, but that's obvious: luxury fittings and luxury square meters have to be paid for additionally.

Hello everyone,
thank you for the quick responses.
Would it possibly be cheaper to build through one of the well-known solid house providers? Our desired floor plan is based on a model from Viebrockhaus. Unfortunately, I cannot say how expensive the house is there. Do you have any experience or average prices per sqm for this provider?

With the solid house providers, I always have the feeling that you have to pay exorbitant surcharges for special requests such as electric shutters, roof windows, etc.
Would cellar construction also be possible through such a provider, or would I have to commission that separately?

I can only guess what the house will cost you in the end. But from my experience, I have some hints for you.

Our house cost about 1600 €/sqm on the base slab. At 150 sqm, that’s 235,000 € for a turnkey prefab house (with own work).
Our house reached [Kfw55].
A basement on our flat plot would have cost about 50,000 €, which we then decided against.

Now to your list:
2.70m ceiling height definitely costs extra
Turret bay window definitely costs extra
Living basement costs extra compared to a utility basement
Excavation should not be underestimated, disposal is expensive.
Electric roller shutters... expensive if you don’t want a DIY solution.
3 bathrooms... additional costs due to expensive tiles/work
Rainwater cistern, about 5000 € additional cost
Garage, about 20,000 € additional cost

As others have said, I would also estimate the construction project safely over 400,000 €, and depending on fittings and own work, 500,000 € is not impossible.

Viebrockhaus is not the cheapest provider - they charge a lot for all extras. And beware: photos always show [Zusatzausstattung]! If you request a catalog or visit the show homes, you will learn the prices.