Calculation of house construction

Hello everyone,

we plan to build our future home (hopefully in 2012 after a successful house sale).
Currently, I research daily which construction companies are suitable for us (area BS, GF in Lower Saxony).
Since we now receive several catalogs in the mailbox every day and are diligently sifting through them, I currently have one construction company as a favorite.
We have also already had our first bank appointment regarding this.
Since we previously renovated an old house and so far have no direct building experience, I have made a list (research from the internet) of the costs we will face when building, especially additional costs to watch out for to avoid unpleasant surprises.

Here is my list of additional costs that must be taken into account when building.

[*]· Notary fees 1.5% of the property price.

[*]· Real estate transfer tax on the property 3.5%

[*]· Broker commission on the property about 5%

[*]· Building permit costs approx. 500-800 euros

[*]· Construction water about 300–600 euros, alternatively water meter

[*]· Construction electricity about 450-600 euros (may possibly be paid by the builder – agreement)

[*]· If applicable, heating of the building structure during the winter period approx. 11 euros per day - plan for summer!! Very important, as costs are very high

[*]· Provision interest on the construction financing 0.25% of the total loan per month (tip: keep the construction period short, and agree on 7 months, as the building permit can take 4-8 weeks)

[*]· Costs for securing sidewalks and curbs approx. 800-1000 euros (stated in the building permit) - on the favorite property it amounts to 3000.00 euros for all construction measures

[*]· Construction road construction, if soil is not stable approx. 11 euros per sqm

[*]· Construction expert opinion 450–600 euros (determination of the soil)

[*]· Surveying costs approx. 1000-2500 euros (site plan, construction expert opinion, etc.)

Now to my question... What other costs do I need to consider, what else must I keep in mind, are the figures somewhat realistic? Regarding the location: we want to move to the village and not to the city center. Costs in the city center are usually higher.

We would be very happy about tips, tricks, and comments so that we can plan the house construction as best as possible in advance.

Many thanks in advance!!!

Best regards, Sandy

Hello Sandy,

What other costs do I need to consider, what else do I need to keep in mind, are the numbers somewhat realistic?

Here is a list of the _always_ to be considered ancillary construction costs, as I hand them out to my customers:

1. Plot

- 3.5% land transfer tax - varies by municipality
- possibly broker fees, approx. 3.5% of the plot price – varies by municipality
- approx. 1.5% notary fees, calculated from the plot price
3 x entries in the land register (1. preliminary notice of conveyance, 2. transfer of ownership, 3. entry of the mortgage)

2. Financing

- possibly advisory/closing costs for financing, approx. 1.5% of the total loan amount
- approx. 0.25% commitment interest, based on the loan amount

3. Construction preparation

- approx. € 2,800 to € 3,200 surveying services (qualified site plans / height survey / staking out / building survey)
- provision of connections for construction water / construction electricity, approx. € 6.00 to € 8.00 rent for standpipe/day, approx. € 300.00 rent for construction electricity meter; plus consumption costs
- fees (for house number, drainage permit, building permit), approx. € 1,000.00 – € 1,500.00, varies by municipality
- builder’s liability insurance approx. € 80 to € 150.00/year, depending on insurance company

3. Earthworks

- removal of excess soil (normal soil conditions) for basement, approx. € 1,500.00
- internal development (wastewater/stormwater pipes), approx. € 2,500.00 – depending on pipe route
- inspection shafts, soakaway or infiltration shaft, approx. € 1,900.00 to € 2,200.00

4. Utility connection costs

- electricity/gas/water/telecom, connection to sewer system, approx. € 8,000.00 to € 8,500.00 – varies by municipality

5. Fees

- acceptance of drainage pipes, approx. € 150.00 - varies by municipality
- chimney sweep (inspection of chimney / gas system - note fee applies twice), approx. € 200.00 - varies by municipality
- cadastral office (transfer of surveyor’s data into the land register map), approx. € 150.00 – varies by municipality

6. House

- painting/wallpapering & floor coverings, textured wallpaper and tiles as DIY
approx. € 4,000.00 to € 5,000.00

7. Outdoor facilities

- outdoor facilities (paving), as DIY approx. € 2,000.00
- terrace (earthworks, slabs), as DIY approx. € 2,000.00

Total approx. € 30,000 - € 35,000.00

Special requests, such as a new kitchen, are still to be added ;)

Best regards

- Cadastre office (transfer of surveyor's data into the property map), approx. € 150.00 – The costs for the actual surveying should not be forgotten. These depend on the value of the house. Varying in the respective federal states.