Calculation of house construction and the time thereafter

First of all the calculation error: "For the shell construction and interior finishing, it is taken into account that we want to include muscle equity here," exactly then you must under no circumstances count any sums for this as equity capital anymore. You assume €35k for the interior finishing and then subtract this amount again as equity capital (interior finishing for free???). Definitely keep in mind that material costs cannot be replaced by muscles, only labor costs. Consumables and tools also have to be purchased. 1000 hours are 25 weeks of full-time work. Who does that for free or additionally alongside their job? I also think relatives want to get something for it, minimally of course meals etc. Overall, I would suspect that the construction will be much more expensive. Of course, I don't know your "standard," but for the shell construction (so only to the trade "bricklayer") and heating we pay a comparable amount, but the other costs for interior finishing, roof, windows, doors, earthworks and everything else cost more than the same with us! Rather €270k for the house and basement + €35k ancillary construction costs + €25k interior furnishings plus a buffer of €20k (which will certainly be used...) = €350k costs, €300k financing requirement ("at least").

Hello, that was indeed a bit ambiguously expressed,
for the shell construction 135,000 EUR and
interior finishing: 35,000 EUR
of course, the muscle mortgage is added.

We are also, as above, at the mentioned 248,500 including buffer. We want to build to that standard as well.

My sentence (muscle mortgage considered) was of course meant to say that these prices are only achievable because appropriate work effort is planned. The 1000 hours will also be contributed, without significant additional costs (quitt pro quo). With an average of 3 people on the construction site, that totals about ~30 Saturdays plus our annual vacation on the construction site, which seems quite realistic to me.

So you mean 248k€ + 35k€ (as "Muskelhypothek") for the house construction costs? I find the overall calculation (see above) very tight, but maybe, if you are financially uncompromising, doable. Of course, information is missing about the exact standard you are aiming for, but if you stick to the Energy Saving Ordinance (no Kfw 70 or below) and install cheap elements (rather gas condensing boiler instead of heat pump with deep drilling) it might possibly work, even if the "operating costs" could suffer... It is also important to have a strict, long-term organization of the helpers, because 30 Saturdays + a few times bad weather is already a very long period. Otherwise, of course, any guarantee or warranty quickly disappears.

It somehow reads like a flower meadow...

1. You write that the plot is not yet developed. Immense costs will come your way in addition to the connection fees from the utilities (example: we paid just under 30,000 for the development of our plot in a new residential area)...
2. Additional construction costs are estimated to be possibly higher than the guideline value of 35,000 (earthworks) on a hillside...
3. Muscle mortgage is usually overestimated. You can gladly enter €20 as an unskilled laborer on construction in your Excel sheet, but an unskilled worker will take much longer for non-routine tasks than a skilled worker. Materials usually cost more if not brought by the skilled worker. Somehow the year will pass, but the bank will question you more often in between. They want construction progress reports, and at some point you’ll pay double for rent and commitment interest (0.025% per month). The construction will be delayed because appointments with helpers (they don’t show up according to your schedule, they have a private life too... after the 5th Saturday at the latest there will be invitations, vacations, and the like that they live by) don’t work as you imagine. Material procurement on Saturday usually takes half a day...

10% EL Max. will be offered to you by a correct financer! Warranty claims fall completely by the wayside, which would be the greatest evil... fixing mistakes after moving in because you didn’t know better. Ultimately, the construction will be more expensive than with skilled workers.

EL are best invested in painting, wallpapering, flooring, attic conversion, and garden landscaping.

4. Garden landscaping: paving, terrace... yeah yeah... EL... but materials also cost.

If I were you, I would go back to the start and recalculate with new numbers.

The calculation for the shell construction I find more than sufficient! We pay approximately 1,000 cubic meters of built-up space (city villa without basement) including partial clinker bricks (2DF clinker bricks) and partial ETICS TEUR 125 without own work. This also includes earthworks and sewer works.

Hello ypk,
thank you for your post.

I find it strange that so much is being discussed about the personal contribution. My wife comes from a farming family that lives in the same town. You can’t even begin to imagine what they have accomplished in terms of construction work in the last 5 years alone. Just accept the 35,000 personal contribution as a given. Otherwise, the calculation wouldn’t hold up and the whole project couldn’t be realized with the numbers, I have to agree on that.

The development costs are still an unknown constant. However, the neighboring plot will be developed at the same time, so it won’t be a huge chunk either way. The connections are close by. The earthworks are an unknown constant, currently calculated at 7,500 EUR. Nothing needs to be hauled away. The soil survey will bring more certainty here. We have at least calculated a buffer of 20,000 EUR for such things.

nordanney, thanks to you too for your post, I’ll go browse through to see if I can find anything in your posts that I can use for myself