Calculation of house construction

  • Erstellt am 2016-11-15 13:57:37

Xorrhal

2016-11-15 13:57:37
  • #1
Hello everyone,

we are considering building a house, and I would like to have the costs estimated for it. I understand that you can either approach this very generally ("Count on xxx euros per m² of living space!") and that even with very detailed breakdowns, you can never specify the exact price in a forum...

Nevertheless, I would like to get a rough idea somewhere, and I hope for your competent opinion and help :-)

Conditions:

The plot is available - 14m x 43m = 602m² very flat, fully developed.
Development plan is available, 40% of the area may be built on, 2 full floors are allowed.
Soil survey is available, no restrictions.

Desired:

House with 2 full floors, on the ground floor an apartment of about 70m²-80m² for my parents, the other apartment should have about 150m² in total. Double garage. Outdoor facilities initially left out.
A basement would be interesting depending on costs. No basement means more "living space" for the HAR and utility room and storage room. No basement also certainly means higher heating costs over the years, right?

Layout:

On the ground floor the apartment as well as living/dining room and kitchen of the large apartment. Possibly utility room if no basement. A WC would also be good.
On the upper floor then 3 bedrooms, a large bathroom, possibly an additional WC with shower, as well as a study.

Estimated:

I have already read many numbers for prices per square meter of living space. The lowest was, I believe, 1,400€/m², the highest was 2,200€/m². That brings me for 230m² to 322,000€ to 506,000€ - that is probably the maximum range, the real price will be somewhere in between - would you agree? Is it possible to be more precise somehow? Are these prices usually including everything, i.e. also ancillary costs? Or do you have to add those on top again?

Execution:

I would have the construction planned and supervised by an architect. Does he really get 75,000€ for that (15%)? Is that included in the prices or not?

We have some companies with whom we maintain good relationships (roofer, heating engineer, flooring installer) and some craftsmen in the family circle (electrician, painter, gardener). Therefore, we would like to do some things ourselves, but only those in the "final phase" where basically not much can go wrong anymore... Other points we would coordinate with the architect so that the orders should be awarded to "our" companies...

What we imagine:

For the equipment, I would say upper mid-range. We do not need a whirlpool for 5,000€, but a proper bathtub. We do not need golden faucets or granite floors. We do not need a fitted kitchen for 25,000€, but we also do not want to cook over the campfire. I would like electric shutters - that is already luxury for me. Underfloor heating is also a must-have.

Other:

I would consider a KFW loan because of the good interest rates and the subsidy. With KfW40+ and 2 living units (possibly you could convert the roof into a living unit or at least provide for that?) up to 30,000€ subsidy is possible. But does it pay off? Or are the investments for it disproportionately higher than the "savings"?
Which KfW standard would be desirable and affordable?

What would one calculate as monthly reserves for maintenance for such a new building for the next 20-30 years?
 

Climbee

2016-11-15 16:09:42
  • #2
Depends also on equipment and location; we were told for upscale equipment (in Bavaria): €2,500 - €2,600/sqm, architect on top.

And yes, that is the HOAI, you have to calculate 15% of the construction sum for it.

A granny flat costs extra, because in order for it to be considered a granny flat, certain conditions must be met. Saarland is probably somewhat cheaper than Bavaria, but €322k is in my opinion definitely way too little.

I would always assume the worst case and be happy if it turns out cheaper.
 

DragonyxXL

2016-11-16 10:27:23
  • #3
I don't understand how that should be reasonably converted. I don't believe heating costs are the criterion here. It can be more precise. Break down all secondary construction costs and obtain quotes for house + garage. Incidental costs are not included in that. It also depends on whether you basically want to install a controlled residential ventilation system or not. If you want that, you are a bit closer to good energy values. There are countless discussions about this here in the forum. The majority agrees that additional measures beyond the Energy Saving Ordinance 2016 are not "worth it." We are at 165m² with comparable equipment wishes at ~1,700€/m² (~100€/m² is a surcharge for clinker facades) in Brandenburg. + clinker-facade double garage (6m x 9m) ~48,000€ + possibly NON-residential basement 40,000€ (I believe this is often cited as a rough figure here) + architect 15% (but that is all service phases) + secondary construction costs 15% + KfW40+ With the granny flat, you also have some duplicate connections/equipment. That shouldn't be possible under 400,000€. 450-500,000€ sounds like a reasonable range.
 

Marvinius

2016-11-24 23:22:15
  • #4
Please also remember the excavation soil for the basement! If it is to be disposed of, a soil analysis costing 700 euros will be required and you will easily pay 15 euros/cbm. Of course, this applies only to uncontaminated excavation soil, LAGA Z0. For our basement, we now have to dispose of 800 cbm...
 

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