Can we afford this/have we calculated all the costs?

Hello,

My partner and I are currently planning to build a house through a developer who is also providing the land ... We plan to build a single-family house with 134 sqm on a 529 sqm plot. The house should be delivered turnkey (except for floor coverings and wall work). Our partner from Oldenburg has existed for 30 years and gives us a trustworthy impression.

Cost of land: 101,560 €
Cost of house: 152,000 € (the house costs 152,000 € gross. The surcharge for the KFW 70 standard is included in the special requests)
Special requests: 19,200 €
Additional construction costs: 20,000 €
Tax and notary: 17,900 €
Kitchen: 10,000 €

It is true that building a single-family house in Lower Saxony is significantly cheaper than, for example, in NRW or even BW and Bavaria. I consider the price of your current favorite of just under €1,280.00 per sqm for a KfW 70 efficiency house quite realistic – for a simple standard KfW 70. If – and I cannot judge this – the performance specification reflects this. Also, the direct additional construction costs – since you are considering the ancillary costs of the single-family house separately – can be accurate. Set aside some extra euros for extras, then it should fit; in a developer transaction, any additional foundation costs are borne by the developer ... if this is fixed in the contract.

What is missing in your list – I do not assume that painting work and floor coverings are covered by the sqm price/living space (and if so, certainly with a small material price per sqm) – are (additional) costs for exactly these works as well as for the outdoor facilities. I assume the access road to the house comes from the developer? What about a garage, or is initially just a simple parking space being considered?

We are now thinking about whether everything fits. We also plan to have children in the next 2-3 years. We already have an appointment with the Bauherren-Schutzbund. We want to get a building expert through them for about €2,500 who will accompany us the whole time.

It is also important to have the complete documents of the provider checked. Based on your information, I cannot tell whether the price is justified or whether additional costs are to be expected due to the contract structure.

Rhenish regards

Construction expert seriously? The house for €171,000? The OP said turnkey. and additional construction costs only €20,000 Is Lower Saxony that much cheaper? I think there’s something fishy going on.

Hello Der Da,

Building expert, really? The house for €171,000? The OP said turnkey.
and additional construction costs only €20,000

Yes, that can quite well be accurate. The construction prices there are – in relation to most parts of Germany – relatively inexpensive. However, you have to know that in Lower Saxony, for example, they usually do without roller shutters; these are therefore not included in the cost estimate. There are also several other items, such as radiators instead of underfloor heating, etc.

The additional construction costs mentioned by the OP are not limited to the above €20,000 – he listed the land transfer tax as well as the notary fees separately; all in all about €38,000. That’s why I recommended to him to consider an additional reserve ;)

Is Lower Saxony that much cheaper?
I think there’s more to it.

Not necessarily. But as always – it depends on what exactly is included in the cost estimate and, for the OP additionally, how the notary contract is structured.

Rhine greetings

Hello Der Da,


Yes, that can certainly be correct. Construction prices there are - in relation to most parts of Germany - relatively inexpensive. However, you have to know that in Lower Saxony they usually do without, for example, roller shutters; therefore they are not included in the BB. There are also some other positions, such as radiators instead of underfloor heating, etc.

The additional construction costs mentioned by the OP are not limited to the above TEUR 20 - he has separately listed the real estate transfer tax as well as the notary costs; all in all about TEUR 38. That is why I recommended to him to consider another reserve ;)


Not necessarily. But as always - it depends on exactly what is in the BB and additionally for the OP, how the notary contract is drawn up.

Rhenish greetings

Thank you very much for all the information. That of course also prompts me to question some things precisely again. So the house is a single-family house type 134 with Frisian gable turnkey according to the ECO construction description with facing bricks and solar system as an efficiency house 85.
Gross 152,000 €.

The following special requests are added
Efficiency house 70 with triple glazing and base insulation 4,500 €
Carport or prefabricated garage approx. 11,000 €
2 washbasins in the bathroom 380 €
Chimney 3,150 €
Underfloor heating in bathroom and kitchen 1,000 €

The incidental construction costs include all connection fees for gas, water and electricity, rain and wastewater sewer, surveying, additional earthworks and official fees as well as exterior facilities including paving of driveway and terrace.

The handling of all official matters, the complete planning and architectural services as well as construction supervision and structural calculation are included in the price.

The blower door test is also included.

That could be right - my numbers don’t look any different either... I’m also building in Lower Saxony. Just make sure to carefully study the [Bauleistungsbeschreibung] and have it checked to see if there aren’t any hidden costs lurking somewhere ;)