PeterHawaii
2017-06-22 14:40:11
- #1
Hello everyone,
we ("young family") have been searching for a house in NRW for some time. In our desired region, good existing properties are rare, sell within hours/a few days or with corresponding "under-the-table money." Therefore, the question "build a house yes/no" arises on its own after a certain "period of hardship."
On the relevant real estate portals, prefabricated house providers keep popping up at seemingly low prices. This still makes me suspicious, but at least I want to deal with the topic as an "informed customer."
I have therefore tried to piece together an example calculation – my knowledge is limited to a few hours of internet research (so it is very manageable).
Offer from the prefabricated house manufacturer Allkauf Haus for a shell construction house (without basement) in my desired region: Sales price €250,000.
Included are:
So far so good, I am aware that you do not get a habitable house for €250,000 in our region. The plot costs - estimated according to the land value - €140,000. Here is my calculation:
Plot €140,000
Property transfer tax €9,100
(?) Broker commission for plot €7,000
House €110,000
Land registry €2,100
Notary €2,100
Building permit €700
Surveying €1,000
Appraisal €3,000
(?) Development costs €16,000
Insurance €1,000
Structural engineer inspection €1,000
House upgrades €10,000
Labor costs interior finishing €50,000
Garden €20,000
Double garage €20,000
Total €393,000
I find the labor costs difficult; I want/can do little to no work myself. For form’s sake, I assume an undeveloped plot without major earthworks. Should a basement be added, I assume about €40,000 including earthworks. Whether broker commission applies to the plot (or not) with prefabricated house providers I cannot assess; property transfer tax will presumably only apply to the plot. I have assumed €10,000 more than the standard, although the basic equipment (tiles, sanitary fittings, etc.) looks okay to me, at least according to various construction blogs.
Do I have any major conceptual errors or is it roughly correct?
Many thanks in advance for your advice!
Best regards
we ("young family") have been searching for a house in NRW for some time. In our desired region, good existing properties are rare, sell within hours/a few days or with corresponding "under-the-table money." Therefore, the question "build a house yes/no" arises on its own after a certain "period of hardship."
On the relevant real estate portals, prefabricated house providers keep popping up at seemingly low prices. This still makes me suspicious, but at least I want to deal with the topic as an "informed customer."
I have therefore tried to piece together an example calculation – my knowledge is limited to a few hours of internet research (so it is very manageable).
Offer from the prefabricated house manufacturer Allkauf Haus for a shell construction house (without basement) in my desired region: Sales price €250,000.
Included are:
[*]Simple shell construction house 123m² living space, 4 rooms
[*]400m² plot
[*]Concrete slab
[*]Architect services and planning flat rate
[*]Efficiency 55 standard
[*]Blower door test
[*]Triple glazing
[*]Roller shutters
[*]Solid wood staircase
[*]Construction security package
[*]Expansion package 1 (home technology package including piping, heating system and electrical package; insulation and paneling package; solar system for domestic hot water heating; ventilation system with heat recovery
[*]Expansion package 2 (sanitary fixtures, tiles and window sills, interior doors including frames, floor coverings, wallpaper)
So far so good, I am aware that you do not get a habitable house for €250,000 in our region. The plot costs - estimated according to the land value - €140,000. Here is my calculation:
Plot €140,000
Property transfer tax €9,100
(?) Broker commission for plot €7,000
House €110,000
Land registry €2,100
Notary €2,100
Building permit €700
Surveying €1,000
Appraisal €3,000
(?) Development costs €16,000
Insurance €1,000
Structural engineer inspection €1,000
House upgrades €10,000
Labor costs interior finishing €50,000
Garden €20,000
Double garage €20,000
Total €393,000
I find the labor costs difficult; I want/can do little to no work myself. For form’s sake, I assume an undeveloped plot without major earthworks. Should a basement be added, I assume about €40,000 including earthworks. Whether broker commission applies to the plot (or not) with prefabricated house providers I cannot assess; property transfer tax will presumably only apply to the plot. I have assumed €10,000 more than the standard, although the basic equipment (tiles, sanitary fittings, etc.) looks okay to me, at least according to various construction blogs.
Do I have any major conceptual errors or is it roughly correct?
Many thanks in advance for your advice!
Best regards