Construction costs for a 140 sqm single-family house in Saxony realistic?

Hello,

we now want to build a little house as well.

First, a brief introduction of us.

[*]Man and woman 35, married.
[*]Together 2 children (3,1) + 1 child from a previous relationship (16, lives with the mother)
[*]Both fully employed after parental leave
[*]Net income average last 12 months approx. €4,000
[*]Expenses average last 12 months approx. €3,000
[*]Dresden rent €730 warm
[*]Equity €110,000 + €45,000 depot (but this should not be used -> it will be our pension)
[*]Equity grant from family probably €100,000 as advanced inheritance or as interest-free loan
[*]1 five-year-old car available, a second one will then be needed

What do we want?

[*]Plot in sight 1,900 sqm €70,000
[*]Solid house approx. 140 sqm, 1.5 or city villa probably Mediterranean
[*]Upper floor 2 children’s rooms, 1 bedroom, bathroom
[*]Basement living room, dining room, kitchen, guest room, guest bathroom without shower, utility room
[*]36.5 cm exterior wall
[*]KFW doesn’t matter to us
[*]Roof tiles no roof stones
[*]Underfloor heating
[*]Bathrooms Villeroy Boch "normal" bathtub, floor-level large shower
[*]Double garage solid
[*]Windows aluminum or high-quality plastic (does that exist?) triple-glazed
[*]Large 4-meter folding door to the garden
[*]Heating at desired plot probably no gas connection -> possibly pellets?
[*]Exterior blinds electric
[*]Electrical normal "what is normal" speakers in kitchen and bathroom in ceiling
[*]Network and Sat-TV or Sat-IP? in living room, 2 children’s rooms
[*]Smart home light, blinds

What don’t we want?

[*]no photovoltaic or maybe?
[*]Basement because approx. €50,000 expensive

Cost plan
Plot 1,900 sqm €70,000.00
Broker fees 6.5% - €
Real estate transfer tax 3.5% + 19% VAT €2,915.50
Notary 1.5% (with land charge) + 19% VAT €1,249.50
Land registry entry approx. 1% €700.00
Development (15€/m2 + 19% VAT) - €
Surveying €1,760.00 €1,760.00
€74,865.00

Base price house Town & Country Bodensee €142,000.00
Special requests €40,000.00 €40,000.00
Double garage prefab €10,000 - according to Town & Country solid €25,000.00 €25,000.00
Basement according to Town & Country €50,000 - €
Earthworks foundation slab €2,500 - €
Earthworks basement €7,000 - €
Removal of excess soil (normal soil conditions) €1,000.00
Topsoil - €
€208,000.00

Building inspector at Town & Country incl. €2,400.00
Allocation of address and house number (in new development area) €15.00
Waiver of right of first refusal by city €25.00
Soil investigation - €
Contaminated sites examination €230.00
Heating load calculation €300.00
Geological report (for planned geothermal drilling) - €
Building permit €750.00
Construction power connection €82.00
Construction power €600.00
Power connection €1,200.00
Gas connection €1,344.00
Drinking water connection €1,260.00
Telekom €400.00
Wastewater discharge permit €43.00
Chimney sweep (because of gas) €155.00
Construction water - €
Insurance (fire shell, construction) one-time €300.00
Topping-out ceremony €300.00
€9,404.00

Painting and flooring €10,000.00 €14,800.00
Kitchen €10,000.00
Lamps €1,000.00
Curtains - €
Furniture €10,000.00
€35,800.00

Paving €5,000.00
Terrace €5,000.00
Fence - €
Hedge arborvitae 400m €1,300.00
Planting €5,000.00
Outdoor lamps - €
Outdoor water tap - €
Mailbox - €
House number - €
Garden hose - €
Lawn mower - €
Lawn - €
SAT system - €
Tools - €
Garden furniture €1,000.00
€17,300.00

Buffer €30,000.00

Total €375,369.00

Painting and flooring - extra costs to Town & Country standard
Tiles kitchen/dining room approx. 35 sqm €50/sqm €1,700.00
Parquet living room approx. 20 sqm €80/sqm €1,600.00
Tiles entrance/hall/utility room/guest/guest WC/bath approx. 40 sqm €50/sqm €2,000.00
Carpet upper floor approx. 50 sqm €50/sqm €2,500.00
Wall and wallpaper €7,000.00
€14,800.00

Special requests extra costs partly taken from a construction blog
[B]Special requests Extra costs
Underfloor heating €6,800.00
Exterior wall 36.5 cm instead of original 24 cm €5,000.00 estimated
Floor plan changes architect 2*700€ €1,400.00
Stairs €4,660.00
Front door €3,000.00
Interior doors €128/piece €1,024.00
Electricity to attic €250.00
Electricity in living room €1,500.00
Electricity kitchen €500.00
Electricity children’s room €180/room €360.00
Electricity bedroom €250.00
Electricity bathroom €300.00
Electricity entrance/hall €150.00
Electricity stair lighting €600.00
Electricity outdoor sockets €46/piece €230.00
Electricity roof box lighting €850.00
Electricity for garage €300.00
Electricity for summer kitchen €160.00
Bathroom shower €2,000.00
Bathroom bathtub €1,000.00
Bathroom toilet €400/piece €800.00
Bathroom guest WC sink €120.00
Bathroom sink and vanity €1,200.00
Roof tiles instead of roof stones €3,000.00 estimated
Windows instead of plastic aluminum €5,000.00 estimated
€40,454.00 [/B]

Something’s not working with the table formatting
If two prices are listed, the first price is the guideline value and the second the estimated value.

So, now it became more text than expected.
It is by no means certain that Town & Country will build our house. These only served as a reference point, since their prices are available on the internet and I already had an appointment at the model house.

Is our project feasible with our equity, salary, 3 children and desired house?
Is our cost estimate somewhat plausible?

Thank you very much

Exterior wall at 36.5 cm instead of the original 24 cm €5,000.00 estimated?! I think you misunderstood something there, you won't get a 24 cm solid exterior wall. Possibly 24 cm aerated concrete + ETICS? I would replace the building surveyor from Town & Country with an independent one. Photovoltaics have little to no return without a tailored concept. Earthworks always depend heavily on the conditions. I believe the additional costs also partly include some buffer.

Hello,

Town & Country apparently builds standard with 24 cm walls + ETICS. I did not ask what a 36.5 cm wall would cost. I simply assumed €5,000.
With Town & Country, a building surveyor is included. I have accounted €2,400 for an independent one.
What would a coordinated concept with photovoltaics look like? Heat pump?
For the additional costs, I always planned a little extra, better safe than sorry.

Today I am going to the building fair in Dresden, maybe new ideas will come then.

Photovoltaics either with heat pump and "Estrichspeicher" (2° more during the day when the sun is shining) or other consumers that can be systematically scheduled for midday. Batteries have to be calculated... so about a year ago it was not worthwhile.

In general, I also think that the calculation for Saxony was already quite generous. But better that way than the other way around.

A few more questions regarding this:
Are rent costs included in the €3,000 expenses?
Even if they are included, the calculation might be tight with an interest-free loan. Since you also need a car, you can easily expect additional costs of around €350-400/month (depreciation, fuel, taxes, and insurance).

So from €1,730 (surplus + rent) there are still €1,330 left.
Further, there are additional housing costs (electricity/gas/house insurance, property tax, garbage, etc.). Calculate around €250-300.
Furthermore, reserves for future repairs need to be made. One should definitely budget between €200 and €300 for that. So about €800 remain for repayment.
With a €175K bank loan, this is doable. With a €175K bank loan + €100K interest-free loan, it becomes tight.

Regarding pellet heating... it probably only works with a basement due to pellet storage.

I noticed some items:

KFW is irrelevant to us

should not be irrelevant - should be a matter of course, unless it is a 100sqm bungalow where someone is constantly at home to be able to ventilate.

Plot 1,900sqm 70,000.00 €
Brokerage fees 6.5% - €

Development (15€/m2 + 19% VAT) - €

74,865.00 €

The brokerage fees as well as the development costs would be missing there.

Earthworks slab 2500€ - €

This item also slipped through for you.

So I would recalculate everything again before surprises lurk for you despite meticulous itemizations.

Tip: check some extras regarding necessity (e.g. electrical work).

But who do we turn to for things we don’t understand? The building authority? Does one have to have a development plan checked by a lawyer?

Building authority, yes. Or your architect or your construction supervisor, here Town & Country.
You don’t need to have a development plan checked by a lawyer. Development plans are the rules according to which you may build.

I find the reservation fee strange, but it now seems to be common? However, only if this money is a kind of deposit, meaning you either get it back or it is credited.
Broker forms? I don’t know those either - the broker must be very diligent here and wants to cover his printing costs with the 500?
You should ask him yourself, apparently they were handed over by him...