Construction costs for a new building: Two-family house in Schleswig-Holstein

I have avoided using this phrase so far because most layouts I have found are extremely disadvantageous to the "elderly" in the granny flat. For example, 50+150. But you are right - that is exactly what it should be. However, it must have an entrance. (That is, a front door, from the hallway the residential units then branch off)

Let's do the math. 1100 sqm of land gives around 150 thousand euros. If it’s in an urban area. If more rural, like Gremersdorf or Göhl or Schashagen, then obviously cheaper. You know the land prices in your OH region. And it doesn’t have to be Timmendorfer Strand with a sea view, right? I would skip the architect and plan with a general contractor instead. There are some very good and affordable general contractors in this district. These would be Specht, Bisdorf Fehmarn, Gollan Neustadt, Garant Bau Nagel in StoDo, Contract Vario Ahrensbök. Beyond the district borders eco NMS, Stoll Sl Schuby, Team massiv in Büdelsdorf, Dirk Kage Hohenweststedt. We had Martin Specht Fehmarn and have nothing, absolutely nothing to complain about. Calculate 1500,- per sqm in addition to the land. So all incl. 450 plus 50 reserve. Our paid price at Specht was 266,900 incl. land, without garden landscaping, otherwise completely finished, painted, floor done, for that we got a 108 sqm bungalow on 570 sqm private land with a walkable attic and stairs up there plastered in Ytong plus concrete garage. Everything else is included in the costs, all fees, construction electricity, construction water, initial surveying, all connections, TV system and so on. So just as a price idea. We financed through the local Volksbank OH Plön. Very decent terms, very uncomplicated processing, personally responsible contact person. I can only recommend it. Actually, you should build two houses. The parents sort of our bungalow, you the classic single-family house with a pitched roof, 1.5 storeys. Our children also live almost next to us, 150 m away in the same settlement, that’s quite nice, but the 150 m distance doesn’t hurt either. Paragraph one, everyone has their own. Karsten

I have avoided this term so far because most divisions I found severely disadvantage the granny flat for the "old folks." For example, 50+150. But you are right - that’s what it is supposed to be, of course. However, it may have one entrance. (That means a front door, from the hallway the residential units branch off)

In our area, one was built in Bauhaus style: from the outside it looks like a semi-detached house. It can also be done with one front door. It then becomes a two-family house. However, you will rarely find something like that as a standard house on the internet, rather as an architect-designed house.

Hello Phillipp,

quick question beforehand. How old are you, or rather, what (type of) bank do you work for? And what do you do there? Please talk to two colleagues. Find one in the local real estate department and the other in the local construction financing. Invest 2x 1 hour and you will be 10 steps ahead compared to looking up some "marketing" prices on the internet.

To answer your question: I worked at a large bank until a year ago, which of course also does construction financing. But no one there is familiar with the prices for new builds, because valuations etc. are outsourced. So these are just pure number crunchers. Currently, I am on parental leave and will be for some time - and afterwards, I will not return to that bank. So unfortunately, I don't have a "foot in the door" there, and I didn't have much to do with the construction financing department anyway. Therefore, I consider the statements of people who may have even recently built in my region as realistic, and I hoped for real values - as opposed to the unrealistic catalog prices, where you never really know what is included.

Let's do the math. 1100 sqm of land costs around 150,000 euros if it's in an urban location. If it's rural, like Gremersdorf or Göhl or Schashagen, then obviously cheaper. You know the land prices in your OH region. And it doesn't have to be Timmendorfer Strand with sea view, right? I would skip the architect and plan with a general contractor (GU) instead. In this district, there are some very good and affordable GUs to find. These would be Specht, Bisdorf Fehmarn, Gollan Neustadt, Garant Bau Nagel in StoDo. Contract Vario Ahrensbök. Beyond the district borders, eco NMS, Stoll Sl Schuby, Team massiv in Büdelsdorf, Dirk Kage Hohenweststedt. We had Martin Specht Fehmarn and have nothing, absolutely nothing to complain about. Calculate 1500 euros per sqm in addition to the land. So all inclusive 450 plus 50 reserve. Our price paid at Specht was 266,900 including land, without garden landscaping, otherwise completely finished, painted, flooring, for which we received a 108 sqm bungalow on 570 sqm own land with a walkable attic and stairs up there plastered in Ytong plus concrete garage. All other costs are included, all fees, construction electricity, construction water, initial surveying, all connections, TV system pipapo. So much for a price idea. We financed through the local Volksbank OH Plön. Very fair conditions, very uncomplicated processing, personally responsible contact person. I can only recommend it. Actually, you should build two houses. The parents, so to speak, our bungalow, you the classic single-family house with a gable roof, 1.5 floors. Our children also live almost next to us, 150 m away in the same settlement, which is very nice, but the 150 m distance also doesn't hurt. Rule number one, everyone has their own. Karsten

Wow, many thanks for this very helpful comment – especially because you come from the area. I still have a question about the procedure: You say I shouldn’t hire an architect but rather a general contractor (GU). I’m still not quite clear about the difference. If you were in my position, would you first roughly plan a floor plan yourself with our wishes and then approach the mentioned GUs? Will I be able to get a relatively accurate cost estimate from these GUs without any upfront payment, so that I can compare the offers?

But still: your value now differs completely from the one mentioned before. By the way, we plan roughly a 400,000 loan, that would be very doable, so we would have 700,000 euros available – so the values mentioned so far make me feel positive.

You write that we should build two houses. Here a question: Isn’t the price difference enormous? Sure, it’s more pleasant, possibly also considering a future sale or rental. However, we also already have years of experience with a multi-generational house and know that this concept works for us. In this respect, I thought I’d rather have 100 sqm more than a separate house. Or is it still possible to save costs well if built simultaneously? Still, two foundations would have to be built, two connections, two heating systems, possibly two outdoor facilities (otherwise we would only share one garden), and of course the meters of exterior walls would increase significantly. I had the impression that two separate houses would cost about 150,000 euros more...

One more thing: I would now plan extremely rectangular. Hardly any corners, bay windows, no decorative features. Flat or shed roof, because it should also be cheaper and the annoying roof slopes would be omitted, which annoy us now. A standard size for windows, not everything different. How much does that really make a difference? Is it wrong to think that way or is this thought not financially worthwhile?

Many thanks again for the quick and detailed answers, that really helps me a lot!!

I can only tell you, at the beginning we also browsed through the large colorful catalogs of the well-known names, Heinz von Heiden, Fingerhaus, Viebrockhaus and so on. All too expensive, way too expensive. All in styles not our Schleswig-Holstein, more like HessenNRW style. All except Scanhaus Marlow unimaginative. Always the same flashy living rooms, open kitchens, glass walls without space to put things, for the bookless, dish-poor RTL-influenced SUV owner with a fashion dog. Then my wife said. Enough. Those things go in the blue bin. We’re going to Specht. Then it was there, the feeling. One of us. A utility room with space for shoes. A back door. Storm-proof roof design. Not a word about smart home or EIB.396/]KNX[/URL_INTERNA], no prefabricated floor plan, but what do you want? Agreement over coffee and butter cake, a handshake, no contract, no fine print, starting in March, moving in by September. And that’s exactly what he did. Karsten