Building concept multi-generation house approx. 240m², thank you for feedback

Thank you for the answers.

Uiuiuiui, that is a devastating judgement so far. I hoped for a little more constructive criticism but oh well... I’ll try to filter out the best :).

: Whether a bed is placed against the wall or with the headboard at the window or standing upright is going into too much detail and can be easily adjusted :). Basically, I wanted to generate the most free space in the room with this solution. May I ask what you envision regarding the position of the bed?
Regarding soundproofing: That’s why I asked about drywall construction. I assume that drywall walls are significantly more sound-permeable than solid walls.

: Almost :) the kitchen aisles are exactly 80 cm wide :). By bathroom inside, I assume you want to point out the poor ventilation possibility, right? I completely agree. I have to think about something there.
Regarding the garage: Yes, we have to see if we take a single garage and use the driveway as an additional parking space.

Can you give me a stairwell width where furniture can be transported humanely without ending up with rounded edges from constantly bumping furniture? :)

I agree that it is difficult to design a floor plan without having the final property. However, my concern is the general idea of the design.

: Yes, that’s true. But I have already paid attention to that and actually planned to take a land with a floor area ratio of 0.4. --> current design 145.83m² built including double garage. Let’s add 10m² storage, in case we decide against a gable roof, and about 15m² terrace (counts as 25% built-up area --> 3.75m². Please correct me if I’m wrong here.) --> 159.58m² / 0.4 = 398.95m².
Of course, this is all calculated very tightly. I’m aware of that. The 400m² plot is also not set in stone. If a >400m² plot is available at a reasonable price, I will of course take it.
In the worst case, the garage becomes a single garage :).

: Well, 600m² now sounds a bit exaggerated to me. If we placed everything on one level, then we would need 600m². Otherwise, I don’t see how you come up with that number. Can you please enlighten me?

: I tried :). Ideally, I would have to fit everything on one level. Then RobsonMKK’s 600m² would be justified. But the budget unfortunately doesn’t allow that.
Thank you very much for the welcome :).

@all: What do you think about the budget of €450k? Is that feasible considering the tasks we plan to carry out ourselves?

Thank you and best regards,
Kirin2k15

Drywall professionally executed is not more sound-permeable than drywall.... nevertheless, with errors you can quickly have sound bridges and hear the socket activity upstairs in the living room downstairs. The bed position represents the botched room planning... a double bed measuring 2x2 m requires 0.9 m of maneuvering space around it... do you have a room that is 3.6 m wide? Of course, I don't know since the dimensions are missing... but it doesn't look like it.

I am really always an advocate of "kitchen aisles not being too wide" ... but 80 cm is clearly too little even in my worldview for a new build where I can design everything. It should be 90 to 95 cm.

I see the bed like ...

Stairs .. once again my little picture ;) .. nowadays you stumble over this too when you read the pinned thread before opening a planning thread ;).


The walking width should be at least 90 cm. That means the stairway must be about 100 cm wide, because railings etc. also need to fit.

And of course, you can think about it, but you will orient the rooms later according to the actual plot situation. For example, children's rooms preferably not facing north, technical rooms preferably not facing south, living/living areas should get as much sun as possible from east to west, etc. And, you might plan now for a north plot (driveway), but then get a south plot. Or you plan for a 20x20m wide plot but then get 15x26 m ... all requiring individual adjustments for which you usually cannot rely on the existing "desired floor plan."

Then, if your parents are going to the upper floor (OG), you also have to consider the concept of the outside stairs. If you get a harsh winter, you have to always clear the stairs of ice and snow, which is usually more complex than just a pathway.

Then, what if one of your parents suffers an impairment regarding stair climbing? So the concept might rather be such that you can accommodate, for example, a home elevator/vertical lift or a stairlift in terms of space (they don’t need much space).

So consider your planning at most as a finger exercise. What you should always do, however, is realistic furnishing and not simply put beds against the wall or place cabinets in the dressing room with a max. of 60 cm distance opposite. ;) Also take a look at the passage possibilities in your parents' living room ... I would reject this apartment IMMEDIATELY. Where is the terrace on the ground floor planned? Is the upper floor apartment not supposed to get a balcony or something?

Corridor with 108 cm raw construction measure ... where is a wardrobe, a shoe cabinet, etc. supposed to go?

Conclusion: Unfortunately, NOTHING in this plan is usable ;)

You want 240 sqm of living space. That means about 150 sqm of floor area (depending on the attic).
In addition, there are 3-4 car parking spaces (often 2 per residential unit). If you then add a carport or garage, you need about 100 sqm more, probably more because of the access path.
That already makes 250 sqm. So, maybe a shed or garden house as well and bam, the floor area ratio is exceeded. With your 400 sqm plot, that just doesn’t work at all.

And the 450k including the plot... I don’t think that will happen. Where do you want to build?

Phew, first of all, welcome! Basically, you are starting completely wrong when planning a house.

1. Determine space requirements
2. Find a plot of land
3. Adapt the space requirements to the plot

Where is it going to be built: Rhein-Pfalz-Kreis
Plot size: approx. 400 m²
Slope: no
Site occupancy index: 0.35-0.4
Floor area ratio: resulting from site occupancy index 0.7 or 0.8 --> 2 full floors

These are fictitious sizes, as the plot does not exist.

But I have already focused on that and actually intended to take a site with a site occupancy index of 0.4

Life and the plot market are no bed of roses. Usually, you have to take what the market offers you.
If appropriate plots are often offered in your area, okay.
But... I don’t see that with you guys. (I did check, of course ;)) Just one 485 sqm plot with a site occupancy index of 0.3, which would be affordable for just under 200,000.
Usually, it goes like this: you know your requirements, see a plot and calculate whether the required living space fits. Then you align yourself with the development plan and are happy to be able to make compromises.
A plot with a site occupancy index of 0.4 usually costs twice as much as a plot with an index of 0.2: this depends on the area and location. The closer to the city, the more expensive, but the higher the site occupancy index.*

Let’s come right to your most important question:

@all: How do you see the budget of 450k€? Is it feasible considering the work we want to do ourselves?

If we deduct the 200,000 for the plot, 250,000 remain for ancillary building costs and a nearly finished house -> No!

But here are some more remarks:

Number of people, age: 4 (2 aged 55-60, 2 aged 25-30) (in the future 5-6 people)

Building a house is a difficult undertaking – often man and woman clash with different views. A second party of more mature age does not exactly make the project easier.
You should fundamentally agree _before_ planning that the planning is binding – for both parties :)

Basically, I miss the logic of the whole thing: the seniors are supposed/must climb stairs. Yes, now comes “they can do that very well.” But shouldn’t you consider giving the second party a ground-level entrance? Then possibly plan the seniors on the ground floor level, the young party also having an entrance on the ground floor, but the whole upper floor for themselves.
But that means that a two-family house is allowed at all. This criterion naturally also applies to above: what is allowed? Semi-detached house? Two-family house? Single-family house with a granny flat? *If a nice and affordable plot is found, one tries to fit the requirements (including storage and technical rooms) there – often through an architect! Whether the development plan requires 2 or 1 stories should actually be secondary to the planning itself.

Whether a bed stands against the wall or with the headboard by the window or upright is already getting too detailed and can be quickly adapted :).

No, it cannot be quickly adapted at all. The one who goes too much into detail is you first of all, ...

Division of apartments: currently 1st apt. 162m² (114m² ground floor, 47m² upper floor), 2nd apt. 81m² upper floor

then quite a bit should be fixed in the planning. Like the location of a bed, or a window in the bathroom (even in apartments a bathroom window is often required), the width of the stairs, etc. ...
And here the other users don’t just imagine what they would like, but how it should be built so that a house is functional.

That it is difficult to design a floor plan without having the actual plot I agree with you on. However, it is about the general idea of the design.

First of all, it is about the general idea of communal house building: inform yourselves about the real estate market in your area, do your homework on space requirements and act as equals (both parties).
You would not be the first here where the other party doesn’t even know about their good fortune yet and does not want to participate.
You have to be honest with yourself so that you don’t get stuck in ideas or waste too much energy.

And if both parties share the wish, you can come up with a good concept and go to an architect.
You should be aware that the focus then is not on reproducing the wish of a glossy image, but the focus then is on how best to accommodate both parties in a single-family house/semi-detached house on existing (tight) space so that no one has to see their apartment as a makeshift solution.

A double garage for the two cars of the young party usually drops out then, because parking spaces must also be reserved for the other party.

The announced budget will probably only be sufficient for the house including ancillary construction costs and the garage.