Construction costs for a single-family house with a basement in NRW

And 450k for a 150 m³ house with medium finishes is simply not.

And once again, this time for the last time, because you will have to make your own experiences. The 450k€ were including garage and outdoor facilities, and no, you don’t want 150 sqm, you want 150 + 80 sqm, at least part of which is habitable. And at least the technical equipment is NOT standard. You can ask your developer, whose offer toxicmolotow has already wonderfully dismantled, about the climate control and ventilation system. Good luck. If they even do it, then not for 12+5k€ as previously assumed here (fair market price), but at a sky-high price because it’s a luxury goodie.

But don’t be upset, many have been through this path already (me too, and how!). In a year you will see more clearly.

Also, the comparisons being made here are inconsistent. Toxicmolotow writes: And then the basement costs almost as much as normal living space. Then you should get an additional 90 sqm for the same price. And not just 10.

The king of inconsistency is you, because you jump here from property to property, which couldn’t be more different. Considerably different sizes, with/without basement, with tech goodies and sometimes without ... all of which costs nothing, yeah sure. And yes, if you turn a basement into living space, it costs as much as normal living space or even more, because it had to be built downward. Earthworks cost real money! And that sometimes even quite incalculable. The 10 sqm was the advice to substitute the basement floor above ground (utility room). Basically the minimal configuration to save the basement. Because you will have to do that, as your demands are about 100,000€ above budget. Incidentally, houses are not built according to a rule of thumb like “the sqm costs x euros.” That serves only as an estimate. Whether it is 2100 or 2000€ afterwards doesn’t matter at this point and is anyway individual (region, time, construction type, cubic volume, equipment, soil conditions, ...). It is about the order of magnitude and here you are _dead wrong_.

Bye.

And then, for the system to work, you need to have a heating system everywhere. And if you have underfloor heating everywhere else, maybe even with a heat pump instead of gas, you also need at least a basic underfloor heating in the basement...

This might be slightly off-topic now, but I (as a clueless layperson) have seriously never seen a usable basement with heating...

Our current house, built in 2009, fully basemented, heating in the basement (gas boiler), no heating in the basement rooms.
My parents' house, built in 2015, fully basemented, heating in the basement (air heat pump), no heating in the basement rooms.

?

You have already received a lot of help.

In your #1 you calculated with €1350 per sqm.

Even the "savvy" members of this forum haven't come close to that in cheaper federal states. Maybe read the threads by Nordlys and/or Winnetou.

Also remember that NRW hits hard with a 6.5% tax.

What is your TOTAL budget, not just for construction, but including kitchen, sanitary, furniture, outdoor area, garage, paving work?

You won't find these figures in any statistics, but from well-meaning advisors here. With the equipment you have in mind, you can easily end up at €2000/sqm. Then add the garden. Then add a buffer.

Where you see the inconsistencies is not clear to me.

The simple statements that a basement will not be cheaper than living space if it is supposed to prepare for that, and that no matter how you calculate, in the end you cannot build a house of your desired size and equipment with your desired budget, are straightforward and clear?

You always want to see new calculation tricks applied, as if they could calculate away the unpleasant reality for you.

and that is 450k for a 150 m³

I would have agreed with you 100% 4-5 years ago but in 2018 you are so way off and trying to come at us, who have the offers or are already done, with some Focus articles. By the way, my central ventilation system costs €12,500 excluding VAT including installation.

I am now making one last attempt. And that is only because I know the area, have lived here myself for 35 years, have built myself, have already been through all the things you write about myself, and because I wish that you understand it.

I will now analyze the developer’s offer in the Verseidag settlement. Not because I don’t think it’s good, but so that you understand the principle.

The sales price is 352,400 euros. Included are:
- House construction
- Additional construction costs (which are probably very, very cheap for such a construction project with 68 houses!!!)
- 170sqm house (according to the living space ordinance) including storage rooms, technology, and two terraces
- 2 parking spaces (so no garage)
- Gas central heating (with solar; without solar, the energy saving ordinance is not met)
- Simple ETICS, plaster facade (can’t get cheaper, terraced houses, you save 40% of the insulation compared to a detached single-family house!)
- Triple glazing, plastic, foiled (only cheaper is white/white)
- Door in the cheapest variant with glass (almost can’t get cheaper)
- Manual roller shutters (and even there a window is still saved on)
- Probably an open, simple steel frame staircase with the simplest steps (I know it, we also have it, 2,500 euros)
- Higher ceilings... okay, instead of 250cm probably then 260cm.
- Interior doors CPL, hollow core ("cheaper", just hardware store quality for 50 euros, everything else is more expensive)
- Bathroom, probably basic series from Kaldewei or Grohe, everything else will be more expensive.
- (Mirrors out of petty cash, with almost 150 units)
- Extensive electrical package (whatever that means, more is always possible)
- Terrace paving and access path (okay, so exterior facilities are completely missing, but there isn’t much space anyway)

The plot is 216sqm and 200 euros/sqm, about 43,000 euros.

That leaves 309,000 euros.

For the additional construction costs and included extras around it, I assume a generous 30,000 euros. However, I suspect it will be cheaper with the “quantities.” I also assume another generous 20,000 euros for development. Because the developer will also have to handle all of that.

That leaves 260,000 euros for the pure house.

If I subtract the terraces from the 170sqm, 153sqm remain for the house.

That gives us a sqm price of 1,700 euros. And with the equipment, with all due respect, that is really just a good notch above social housing when it comes to equipment. I definitely would not call it consistently medium-standard equipment.

No KNX, no electric roller shutters, no floor coverings(?), no wallpaper(?), no garages, no mechanical ventilation, no basement, no large extra storage... so really pure living space without extras and special features.

All assumptions I have made and described are based on the information available to me. Of course, these can deviate from the truth.

PS: Really very good connection to the train, but not 500m to the Willich-Anrath prison

This has nothing to do with sugarcoating, but with prices that are justified. And 450k for a 150 m³ house with medium specifications simply is not.

Also, the comparisons being made here are inconsistent.
Toxicmolotow writes: And then the basement costs almost as much as normal living space.
Then you should get an additional 90 m² for the same price. Not just 10.

KfW 55 only saves 10 kWh per m²/a compared to the minimum requirement of the Energy Saving Ordinance. It makes no sense at all to build KfW 55.

I don't quite understand what you're trying to calculate there. Just for comparison, we are building in BW 200 sqm plus 60 sqm hobby room in the basement.
Just the house with KfW55 and controlled living space ventilation, air-water heat pump, and a few smaller things already costs 440k plus another 60-70k for additional construction costs. And there is no granite or marble flooring included.

If you would pay 450k for everything including a double garage and outdoor facilities, that would even be relatively cheap.

Just have an offer made. After that, you will rather get a feeling for it.
It's best to have 2 variants planned right away. One with a basement and 150 sqm and one without a basement but with more living space. Then you'll see which is cheaper.

However, if you fully finish the basement, it will definitely be more expensive. I think a basement only makes sense if you perhaps finish one room as a hobby room and leave the rest as utility cellar.

Maybe you can already have underfloor heating installed in the basement and finish the rest later if you should need the space.

Otherwise, go to a general contractor, you can also do the cost estimate for the built volume yourself as an architect.