Construction costs for a single-family house and the question whether to choose a general contractor or an architect

Good evening,

we want to build a single-family house in Hessen. We already have the plot (approx. 1000m2) and now want to start building soon.

We plan to build a classic single-family house with a pitched roof, without a basement, clad with brick veneer and with a gable. Living area approx. 175m2 with KfW 40 standard and otherwise normal equipment.

After talks with some prefabricated builders as well as solid builders, we now have an offer that we like. However, we also had a conversation with an architect who naturally wants to convince us to contract individually. We are now unsure whether we can save significantly with an architect; otherwise, the security of having a fixed construction period and fixed building costs would be more important to me. The architect could not yet give us any prices except "it should be possible with 500 TEUR". More precise information only after more detailed planning, which of course takes time and money.

The offer we have amounts to approx. 440 TEUR excl. floor and wall coverings. We calculate with 40 TEUR ancillary building costs and 70 TEUR for outdoor facilities including double garage.

Do you think it is realistic to build a solid house with real brick veneer and KfW 40 standard in Hessen for under 440 TEUR with an architect?

Best regards

Alex

After talks with some prefabricated builders or also solid builders, we now have an offer that we like well.

On what basis – perhaps the own design from ?

However, we also had a conversation with an architect who, of course, would rather convince us of individual contracting. We are now undecided whether we can save significantly with an architect; otherwise, having the security of a fixed construction time and construction sum would be more important to me.

You plan more precisely with your "own" architect than with the included sign clerk of a general contractor. However, this only applies with consistent architectural planning (performance phases 1 to 8), i.e., also with tendering with the architect and later construction supervision by him. Whoever plans only up to the approval stamp with an architect gains nothing in this way and will still pay a considerable lesson fee with a self-organized tender.

a solid house with genuine clinker brick wall and KfW 40 standard

Look in the forum search for my stone mantra, and google "Clinker: thin bricks or façades?". KfW40 is discussed here in numerous threads, all with the note that the "prefab" builders achieve this KfW fat level with less surcharge than the "solid" builders.

That was our first draft, yes.

The KfW expansion stage costs us an extra €27,000 and accordingly we receive less funding from KfW.
What do you mean by steinemantra? I am familiar with the differences in the brickwork.

What do you mean by steinemantra? I am familiar with the differences in clinker

With "Steinemantra" or "11ant Steinemantra" you will find my explanations in the forum search about why I do not recommend a wall construction that the builder does not master perfectly. It essentially stands for the recommendation to value the "chemistry" with the processor more than the technical parameters of a building material. Using the mentioned search term (exactly, in quotation marks), Google should lead you to a post that I cannot/could not link here, and that also leads to me.

Do you think it is realistic to build a solid house with a genuine clinker brick wall and KfW 40 standard for under 440,000 EUR in Hesse with architects?

No, I do not consider that realistic for 172 sqm.

The construction price is totally unrealistic. You should also abandon the romantic idea that you can save money with an architect.

He is not a controller, rather a magician or artist. If you trust the wrong one, it can only go wrong. With the [GU] you have a price guarantee.