Construction costs for a multi-family house with 10 residential units, fully basemented

Good day,

After countless discussions with companies and architects in the period 2021-2023, as well as KFW changes, stops, etc., I am still unsure what such a construction project should cost per m².

The rough data:

Slightly sloping site
665m² living area
10 residential units
2.5 stories
Fully basemented
KFW40
Solid construction
Elevator
Simple floor plan, normal equipment

The discussions always go the same way: The specified budget is more than sufficient. The offer is then €300,000 over. I know the information is quite rough and there are countless influencing factors. For such a large construction project, the construction costs per m² should be significantly lower than for a single-family house. What is a realistic range for the finished house excluding floor coverings and kitchens, photovoltaics, exterior work. Whether clinker or ETICS would not matter to me, thanks to the KFW bank it doesn't have to be KFW40.

For such a large construction project, the construction costs per m² should be significantly lower than those of a single-family house.

Why?
10x electrical distribution, 10x kitchen connections, 10-20 bathrooms, 1 elevator

I know the figures are quite rough and there are countless influencing factors

Rough is a severe understatement.

10 floors of 100 sqm each

2 floors plus attic, each floor 4x50 sqm apartments and 2 attic apartments, etc.

The conversations always go the same way: The stated budget is more than enough. The offer is then 300,000€ over.

Then tell us what was offered and how the 300,000 relates ... after all, this is not "guessing with Rosenthal" :rolleyes:

For such a large construction project, the construction costs per m² should be significantly lower than for a single-family house.

No, unfortunately that is not the case.

What is a realistic range for the finished house without floor coverings and kitchens, photovoltaics, exterior work.

So if I tell you the numbers from the job, you will delete my posting immediately: - current project Munich: approx. €4,500/m² 300/400 costs - current project Mannheim: approx. €4,700/m² 300/400 costs each with underground parking

Why?
10x electrical distribution, 10x kitchen connections, 10-20 bathrooms, 1 elevator

plus apartment entrance doors, security locks, soundproofing, common areas and corridors, etc.

Then tell me what was offered and how the 300,000 are relativized...

Yes, what do the 300,000€ refer to?
To a realistic price of 2 million or more or less?
The price given for the calculation of 3000€/sqm living space is justified.

P.S. The prices I mentioned are calculations including a buffer for miscellaneous/unforeseen items

I’ll start with the milkmaid’s saying for the poetry album:

With such a large construction project, the construction costs per m² should be significantly lower than for a single-family house.

You won’t get reality to sit down at the table with you.
.

Elevator [...] standard equipment

Elevator in "2.5" stories and standard equipment are a contradiction.

Whether clinker or ETICS doesn’t matter to me, thanks to the KFW bank it also doesn’t have to be KFW40.

Clinker doesn’t matter? – two years of discussions and you haven’t heard anything yet from the aspect of lifetime consideration in multi-family house planning?
You must have been speaking exclusively with (in terms of apartment building construction) non-experts.

665m² living space / 10 residential units

What kind of ten-family house is that supposed to be anyway (own rental / division into condominiums), and where does that number of projected residential units already come from (calculation or daydreaming)?
10 residential units on only three floors, one of which is not a full floor – have you at least clarified whether the basement would not be one – that sounds like a large plot. What are we talking about here with 10 residential units: 15 or 25 parking spaces?

The discussions always go the same way: The stated budget is more than enough. The offer then exceeds it by €300,000. I know the figures are quite rough and there are countless influencing factors.

It’s funny that an unspecified budget is supposed to be more than enough. “Rough figures” is a severe understatement, on the other hand, you know down to five square meters what amount of rentable space (?) will come out. I can well understand now that the investigation discussions drag on for years even without external influences. You can’t plan like that – or do you even assume that the planning effort has to be half-hearted compared to a single-family house?
Must we assume that “simple floor plans” is a code for “some clerk should just pull something out of the drawer”?

It is true that there are very stupid people who make enviable amounts of money with real estate. But despite, not because of it.