Construction costs single-family house, 2 full floors, 8x11m

Hello,

we have now received a detailed offer from our construction company. The majority of the special requests have already been incorporated into the offer.

Single-family house 7.99x11.05m, basement/2 full floors, gable roof 20°, monolithic brick construction.

Added to the standard offer:
- Air-water heat pump and underfloor heating
- Controlled living space ventilation with heat recovery
- Tiles up to €30 (max. 60x30)
- 3 electric blinds on the south side of the ground floor
- Most of the remaining windows with blinds (mechanical)
- Windows anthracite outside / white inside
- House entrance platform
- Front door with side panel (up to €4050)
- Laundry chute
- Washing machine platform open underneath
- Colored plaster accents
- Masonry shower, tiled at floor level
- Drainage work up to the connection
- Photovoltaic conduits
- Stairs with stainless steel instead of painted steel
- KfW 70
- Foundation walling for a later summer garden

€256,340

Additional costs:
- Stairs in oiled oak approx. €3,000
- Doors in EL approx. €2,500
- Bathtub/sink in EL €2,500
- Living room/bedroom/dressing room parquet in EL approx. €2,500
- Floor coverings for children's room EL €600
- Additional laying effort for 80x80cm tiles €10.50/m² approx. €1,100
- Extra cost for bathroom tiles (€58 instead of €30) €600
- Extra sanitary costs €2,000
- Extra electrical installation approx. €3,000
- Contingency for €3,000
- Water softening €1,000

Other:
Kitchen €10,000
Lamps/furnishings €10,000
Outdoor facilities €15,000

Additional costs:
House connections €5,000
Site modeling €1,500
Excavated soil transport not required
Surveying €1,000
Crane site XXXX€
Insurances/official fees XXXX€
Construction power/water (consumption covered by construction company)


Did I overlook anything? How much contingency is still necessary? The soil is very sandy and there are no problems with groundwater. Several excavations have already been carried out in this new development area and only sand is visible. The plot is almost perfectly level.

Best regards,
Daniel

It's a bit difficult when you don't know what's included in the construction service description. But I'll give some suggestions: Where will the rainwater be collected and redirected? -> Costs Construction power/water (consumption covered by BU) -> The connections also cost a few hundred Crane space? But a construction road and a container are included in the offer? Kitchen with 10,000 can be tight (depends on the equipment) Extra charge for electrical work can be tight if you not only want more sockets, LAN, and some wall outlets but also outdoor lighting, luxury gimmicks, and satellite system. The same applies to sanitary installations. What do additional platforms or false walls in the bathrooms cost if planned? For tiles, I’m thinking of stainless steel corners instead of standard plastic corners. I’m also thinking of tile baseboards instead of wooden baseboards... For electrical floor coverings, adhesive, baseboards, and small devices are added. What about sanding work? Wallpaper? Painting work? Extra plastering costs? Where is this entire item? House platform, expert, soil investigation, land registry entries, bathroom furniture... I’m missing those. I would set a buffer of at least 5% of the house price; interest during readiness and double burden, topping-out ceremony, and various tips also need to be covered.

Due to rainwater from the construction specification: "Execution of drainage work as a separated system, at a maximum distance of about 4m from the residential building, consisting of earthworks in soil classes 3-5 according to DIN 18300 at a maximum depth of up to 2.5m, the required KG pipe drainage lines for wastewater and rainwater separated with a diameter of 100-125mm including sand bedding, without inspection shafts, as these are already present."

An additional charge of about €800 was then incurred because it is more than 4m. The property is easily accessible from the street. The crane space is where the driveway or carports will be later.

The removal of construction debris etc. is included.

Regarding electrical work, mainly a few sockets, light switches, and wall/ceiling outlets. I am not a fan of point light sources (spots). Four wall outlets outside, and additionally three outdoor sockets. The issue with LAN is limited. For me, everything runs wirelessly anyway; I also believe that is the future. LAN/TV is planned for the living room, bedroom, and children's rooms, which is sufficient.

The kitchen has already been calculated and is on track. Extras like organizer systems, drawer interior lighting, etc. are already included.

Fortunately, we both do not like platforms etc. in the bathroom. When everything in the bathroom stands on such half-walls, it looks so untidy.

Wherever tiles are laid, tile skirting boards are included. The bathrooms are tiled up to the ceiling.

Regarding the floors in the bedrooms/children’s rooms, here is my question right away: Does the floor have to be glued down? I think it will be renewed after some time, which I imagine to be very laborious.

Plastering and painting work are included, also in the basement. What are extra plastering costs? The entrance platform is included.

I have not yet calculated the expert costs. How much should I estimate here?

We have soil reports from the municipality, as it is a newly developed building area. It appears to be uniformly sandy and deeper down clayey.

The land register entry has already been made.

Bathroom furniture is included in the furnishing costs, respectively the two vanity cabinets are included in the sanitary budget.

A buffer will definitely be added, also for double burdens (but we have very low rent).

We have soil reports from the municipality, as it is a newly developed building area. It seems to be homogeneously sandy or clayey further down.

Hello,

I wouldn’t really rely on the municipality’s soil report for the entire building area...

Soil conditions can change quite significantly over just a few meters.

For example, we had an old house (built by my grandparents themselves and since then always in family ownership) torn down and rebuilt on the property.

Since the basement was always dry, I personally considered a soil report rather unnecessary.

However, our architect convinced me of the opposite (thank heavens!!!).

Our new basement is located about 45 cm lower than the "old" basement, and about 20 cm below the "old" basement foundation, our expert found a layer in the soil that carries a considerable amount of water during heavy rains.

Therefore, we now have a suitably waterproofed basement and sleep well even during heavy rainfalls.

The "few" euros (around EUR 800 - 1200) for a soil report, in my opinion, are well spent when building a house.

Regards,

Dirk

He is right, !

I completely agree with you on that. However, we have planned from the outset with a waterproof basement and light well drainage. As a result, the basement became about 15% more expensive, but in my opinion, it is worth it. I also want to be able to sleep peacefully during a storm, and I think this issue will not become less critical in the future.