Then the whole floor plan idea is useless.. a lot will change.
If you go for 2.30 width, also go for the whole stair niche (with a ceiling height of 2.50) at 2.50... It’s better.
That will be a rather expensive room: estimated 4sqm at 2000/sqm... 8000€, where shelves can’t even hold a baking tray. Do you really want such a "hamster cage"?
Wow, you’re planning 4! floors... of which 3 are heated.
If you then still have to raise the basement, and the attic gets 80cm calcium silicate blocks, then it will be a rather tall house. A little tower.
Respect or madness.
I don’t think you will compensate for the budget deficit with that. The house construction will be prolonged and the provision interest will have to be paid.
You are currently planning an expensive utility basement and a more expensive tent roof than common city villa roofs, just so the attic can even be used.
Since you have to redesign anyway and should remember that hoses as rooms are neither nice nor functional, and towers are not exactly attractive nowadays, you should consider reshuffling the house or the rooms.
At first glance, both the cloakroom and the hallway can easily handle the 30cm wider staircase, but in the upper floor it is not so unproblematic. So the staircase is still a TODO.
Yes, regarding the height I am curious how it will look on the first sketches, nothing is set in stone yet and surely we still have some leeway. However, we have not yet seen a house with 2 full floors that was lower with a gable roof than one with hip/tent roof. What are common city villa roofs? A hip roof? We could also imagine that, we are not necessarily tied to a specific roof shape as long as 2 full floors are maintained.
That sounds utopian at first, but others have ambitious goals too ( with his 1200€/m² house).
Great that my estimate of the heat pump + trench collector fits. The Nibe (under 10K online, usually from the sanitary installer about 11-12K) was our first choice, on the recommendation of our energy consultant it will now be an Alpha Innotec (same parent company). I assume you are taking the smallest Nibe with 7KW?
By the way, Nibe says that the controlled residential ventilation from their own house works together with the heat pump and therefore both are eligible for BAFA funding. If there is still BAFA funding for heat pumps?
Which energy standard do you want to build to?
Are the costs before or after deduction of the subsidy(ies)?
How high do you estimate your own work contribution? 100K is realistically very hard to achieve (but not impossible).
In our building area, a building couple (a building community of man and wife) built the semi-detached house almost completely themselves. From foundation pit, masonry over ceiling to laying electrical cables. But that took quite a lot of time (6-7?) months and they were often, but not always, there full-time there.
Do you and your friends have that much time?
Yes, the small Nibe and for ventilation Zehnder or also Nibe. At least KfW55 and at least 80,000€ estimated own work, just for the shell about 45,000€. See below for the rest.
What professions are you and your friends? Are you from the construction industry? It’s no coincidence that various trades in the construction industry have master craftsman requirements and my general contractor is by profession a butcher and that’s no joke. I only knew that recently, but now I see the consequences. At the moment we are tearing down all drywall in two semi-detached houses again because the vapor barrier was glued incorrectly.
400 sqm drywall area and the whole thing double boarded.
The other side of this enormous amount of planned own work is that your wife will appreciate it if you are only on the construction site and she is constantly alone with 3 small children. Think about this scope carefully again. I consider it unrealistic.
Not me, but the active helpers (mason, sanitary). See below for the rest.
So, to summarize:
You want to build a 10 x 10 m² house with two full floors, basement and converted attic, with geothermal heat pump, KNX and probably some other "must-haves"? No way will you manage that for 400K (or let’s say 415K) including everything, own work or not. My opinion. As already pointed out: There is a six-figure sum missing. Of course, if you also plan 200K in incidental costs, the picture looks different again. ;)
See below.
Well, that’s how it is without execution and shop planning.
How many hours of own work did you reckon?
Apparently our floor plan is not too bad, since the criticism focuses more on the budget and the own work :) Or are we interpreting that wrong? :)
Then we’ll let you partake in our planning:
- Masonry of all exterior and interior walls with 2 friends: Depending on the weather 3-5 weeks, we only mason the walls, without ceiling and roof work.
- Installation of the trench collector: According to numerous reports, doable with 2 people on a weekend.
- Installation of the ventilation ducts for the ventilation system: Through flat duct and plug system installation is fast, time consuming are the wall openings, but overall possible within 3 days.
- Installation of underfloor heating including insulation but without screed: With staple mat system in 1 week. My cousin has a sanitary company and actively supports the ventilation and underfloor heating.
- Chasing and laying electrical and bus cables for KNX: Finished wiring plan will be provided, chasing and laying cables in empty conduits 1 week
- Laying all floor coverings: Still undecided as no final decision about floor coverings
Yes, that is a lot, but considering parental leave, every free minute on site and active support, definitely doable. But it certainly won’t be a walk in the park, we are aware of that.