Construction cost development still normal???

Hello everyone,

I need to vent our frustration here.

Situation: House planned with an architect with a construction price limit including additional construction costs of 400k.

Interim status: Plan completion type "city villa", 173m², 2 full floors, clinker brick, basement, double garage with entrance canopy. Asked the architect whether the set budget is sufficient, which was confirmed - building application submitted.

We were aware that the budget would probably be tight, but reserves are available.

While the building application is now in process, we obtained offers. Twice as individual contracts initially for the shell construction and once as a complete contract. Offer 1: Shell construction basement, house walls outside and inside, roof including roof tiles, shell construction garage - including clinker brick and interior plaster ground floor/upper floor, without windows and doors, without garage door

Price: 365k

Offer 2: Services as above.

Price: 355k

Offer 3: Complete house and garage with simple standard finishing and standard technology according to main contractor construction specification.

Price: 580-600k

If I estimate the missing trades, all 3 offers probably end up in comparable ranges. And that does not include surcharges for higher-quality materials or better heating technology nor development costs and other additional construction costs or change orders. Additionally, there are already the paid architect costs for service phases 1-4.

We are not even talking about the Munich villa district here, but exaggeratedly about the Saxon province.

Is this completely insane or do we just have wrong expectations?

There are many tips on what criteria to choose your construction company by. By now we would actually be glad if we could find one at all that builds the house at reasonable prices.

By now we are already considering withdrawing the building application and just taking a catalog house. There are not that many surcharges you can sink into such a house to reach such sums.

.. has it remained with ? There were still some quirks included and quite a few cost drivers like the niches, a fairly large exterior dimension of about 1020x1090, basement (I even think with a white tub).

Essentially yes, at least on the outside. The basement is on top, but in a "normal" version, meaning no white tank.

Of course, you found the point I’m getting at: If we want to stick with the house (and the applied-for permit), the house price has to be cut down. The exciting question now is: Where do big sums arise? Are the recesses really the issue, which could be "simply" omitted? Or perhaps the direct connection of the garage roof to the house? An alternative here would of course be a prefabricated garage plus a lightweight construction connection as a roof. But does that really bring the price down noticeably?

The garage could also be half a meter smaller, but those few bricks surely won’t make a difference.

Please don’t bring up the basement now, that’s been conclusively discussed.

Can you break that down a bit? How much does the garage cost you, how much does the basement? That seems like a lot to me despite the current high price phase, especially for Saxony.

We are currently pursuing your option 3, but without a basement and garage, instead with about 220 sqm of living space, also brick and 2 full floors. We end up at roughly the often proclaimed 2000€/sqm. Of course also without incidental construction costs, outdoor facilities, etc. I wouldn’t have expected that Schleswig-Holstein, near Hamburg, is so much cheaper...?

Saxony can be very different. In the regions around Leipzig and Dresden, I consider prices to be relatively high. Certainly not on the level of Stuttgart/Munich/Frankfurt, but still high.

In the middle of nowhere in the Erzgebirge, right near the border, I could definitely imagine very low prices and find the asking price way too high.

Can you break that down a bit? What does the garage cost you, what does the basement cost?

In offer 1 the house is listed at 285k and the garage at 80k without further breakdown. Offer 2 is more detailed, but not by building parts, rather by various types of work. For example: reinforced concrete and concrete work 107k, masonry work 47k, earthworks 25k, roofer 22k.

prices can vary a lot. In the regions around Leipzig and Dresden I estimate relatively high prices.

Landkreis Meißen