Construction Costs Shell/Turnkey Comparison

Hello everyone,

I am having a hard time deciding whether we should contract our single-family house with basement and double garage as a turnkey project or as a shell construction with all trades separately. Single-family house 185 m² living space Garage 63 m² Turnkey offer: 630-650k€ gross Shell construction including exposed roof truss offer: 320k€ gross

My question is how much I have to calculate for the other trades? How much could I save if I contract the trades separately instead of turnkey?

- Plaster inside and outside - Screed basement, ground floor and upper floor - Heating heat pump - Central ventilation - Sanitary - Electrical without bus - Windows including shading - Painting works - Floor coverings

Did I forget anything?

Best regards and thanks in advance for your support

whether we should contract our single-family house with basement and double garage as turnkey or as shell construction and all trades separately.

What does your architect say? Does he also handle the tenders and provide the further service phases? That all costs money, which must be taken into account.

My question is how much I have to budget for the other trades? How much could I save if I award the trades separately instead of turnkey?

Turnkey always means without floor coverings and painting. Therefore, you have to compare correctly. I just stroked my crystal ball. With awarding the trades individually, it will be more expensive. But it may be that the crystal ball says tomorrow that the same price comes out. Or the day after tomorrow the individual awarding of trades is 5,000€ cheaper. Joking aside. No one can answer that for you. But it can actually be that turnkey becomes cheaper – no joke. You only know when you have all offers from the tenders (with identical content) and take all other costs into account (architect or similar).

What does your architect say? Does he also handle the tenders and deliver the other service phases? That all costs money, which needs to be taken into account.

Turnkey always means without floor coverings and painting. In that respect, you have to compare correctly.
I just stroked my crystal ball. With the individual trade awarding, it will be more expensive. But it could be that the crystal ball says tomorrow that the same price will come out. Or the day after tomorrow the individual trade awarding is €5,000 cheaper.

Jokes aside. Nobody can answer that for you. But it could actually be that turnkey becomes cheaper – no joke. You only know when you have all the offers from the tenders (with identical content) and consider all other costs (architect or similar).

Thank you for your quick and honest answer.
We don’t do tenders through the architect, I ask the trades myself, but the response is not very high.
Painting work and floor coverings are even included in the prices.
If I could get rough values for trades, I might be able to decide more easily in which direction I will go.

Regards

Trades vary regionally. However, if you are already encountering obstacles now, namely not receiving well-founded offers, how is it supposed to be during house construction? The craftsmen are probably fully booked?! In my opinion, you can only save money with individual contracts if you want special features that are relatively expensive to order in "turnkey" house construction.

Now 320,000 for the shell construction is not exactly cheap either. And where then another 300k is supposed to be sunk into the finishing is still a mystery to me. But around here we always say, those who can, can. There are always people with good financial means. Without knowing the house in detail, I would estimate 200k for the shell construction and a maximum of 200k for the rest. And that is already overestimated.

Why? If everything is done by companies and you end up with about 270m² including the basement, plus 63m² garage? Then also gimmicks like an exposed roof truss...

I'm really not a fan of 3,000 EUR/m². But 185m² including basement and attic, you won't get that from the usual suspects for 400,000 EUR.