Construction Costs Shell/Turnkey Comparison

Well, 320,000 for the shell construction is not exactly cheap. And where another 300k is supposed to be sunk into the finishing is still a mystery to me.

But here we always say, whoever 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 calculated on the high side.

Have you built new in the last 2 years? In that size range and in a metropolitan area?

If I were to estimate without knowing the details:

[*]Shell construction 230,000 - 250,000€ including garage. White tub? Filled stone? There is still room for improvement here
[*]Hip/gable roof (depending on insulation and execution) 40,000€ - 50,000€ including garage
[*]Windows 30,000 - 35,000€ with lift-slide elements and external blinds it gets more expensive
[*]Heating, ventilation, sanitary 40,000 - 45,000€ with air-to-water heat pump
[*]Bathroom fittings for 1.5 bathrooms 7,000€ - open end
[*]Electrical 25,000 - 30,000€ depending on number of sockets and (IT) equipment
[*]Exterior and interior plaster with painting and fleece 60,000 - 70,000€
[*]Screed 12,000 - 15,000€ depending on floor structure
[*]Floor coverings: calculate at least 130€/sqm including laying but there are also tiles that already cost that much
[*]Interior stairs 10,000 - 20,000€ depending on whether cast or metal/wood. Flat steel stringer? Two stringers?
[*]Drywall construction quickly costs 5,000€ for cladding of sewage pipes, shelves and other small things
[*]Front door 3,000 - 10,000€ for large aluminum doors with glass elements, electronic mechanisms and other gimmicks

and

[*]Additional construction costs!

Where are you building?

Contracting individual trades only if you have the time for it and want it more individually. The big providers usually have packages for extras at sky-high prices or don’t even offer certain special features.

Heating, ventilation, sanitation 40,000 - 45,000€ with air-water heat pump

All together? No... never in life. You have to pay at least 10 - 15k extra. 30k heating (+ basement) 15k sanitation 15k ventilation

Everything together? No... never in my life. You have to pay at least 10 - 15k extra. 30k heating (+ basement) 15k plumbing 15k ventilation

We are currently planning with the following net prices

35k€ heating 15k€ rough-in plumbing 15k€ plumbing fixtures 15k€ ventilation system

The gaps in a construction service specification can only be seen in detail. If someone writes "everything included" etc., they are obviously just abbreviating, but probably have not checked every detail. Q2 could mean that no painting work is included, floor coverings are listed in detail (wet and living areas) and range from €10/sqm to €50-60/sqm. The chimney is meant by fireplace.

Interior painting work is not included, exterior is plastered and painted. Painting work is done by ourselves + painter from friends circle KG without floor coverings but with screed EG and DG with coverings and tiles for wet areas

My experience over the last 2 years,

don’t let yourself get stressed and get at least 2-4 quotes per trade. It is a lot of work but it is worth it and with each conversation, with each offer, you gain more experience.

Originally, we had also planned with [GU] and have now switched to building with [Einzelvergabe]. The difference between [Einzelvergabe] and [GU] can be, depending on the trade, the already mentioned 20-30%, so that the effort, although time-consuming, is definitely worth it.

As an example calculation, the pure shell construction is used:

Ground area 6x17m, 2 floors, shed roof, basement ([schwarze Wanne]), no garage
Most expensive offer: 350k€
Contracted company: 210k€

I also had similar examples for demolition and windows. All other trades were more or less in the same price range. But beware! You should read the offers carefully, especially what is not included in the offers. The pure number is partly not meaningful.

A tip on the side. Never let yourself get stressed. If it takes a few months longer, then so be it.

Shell including visible roof truss offer: 320k€ gross

That was a while ago now... but how do you come to this price of 320k?

We just finished the shell ourselves; roughly:

[*]2 full floors (upper floor ceiling concreted; staircase from basement to top floor concreted with two landings); watertight basement windows 5x
[*]190 sqm living area
[*]House fully basemented
[*]Garage 57 sqm (visible roof truss, access to the house and concreted stairs to the basement)
[*]Behind the garage a shed (almost understated) of about 25 sqm was also built. Floor slab still negotiated out as well as the substructure. We will do the cladding ourselves.
[*]Gable roof on house and garage

For the bricklayer and carpenter we come to about €205,000. I took 6 weeks off for the shell. Of course, some time was saved. We also partly roofed the roof ourselves.

Do you have something else included in your invoice or why is it so expensive?