Construction costs: Single-family house in Baden-Württemberg 2019 (KFW 40 plus)

Hello everyone,

we have inherited a plot of land in Karlsruhe. We now want to build a single-family house (KFW 40 or 40 plus) and wanted to know if our idea is realistic. I have been reading this forum for a while now and am totally impressed by how professional the participants in this forum are. Therefore, I hope that you might be able to help us with your experience.

- Living area: approximately 150 square meters. Turnkey prefabricated house. Here we thought we could manage with 2,500 eur per square meter. (We have received 3 offers from different prefabricated house companies. They are all between 2200 and 2500 eur, KFW 40 or KFW 40 plus, excluding incidental construction costs.) That would correspond to 375,000 eur.

1st question: Before I received this offer, I always thought between 2000 and 2500 eur. I also know that BaWü is expensive. But is it really that expensive, almost an average of 2350 eur per square meter? Is 2500 eur in your knowledge still an appropriate price level?

2nd question: I have not asked solid construction companies. Can it be cheaper? If we sell the house in 30 years, is a solid house then more expensive/better priced than a prefabricated house?

- Then, basement (part of it will be a granny flat): 80,000 eur.
3rd question: How much more expensive is a granny flat compared to a utility basement?

- Incidental construction costs: 75,000 eur.
4th question: It is a slope. Is that enough?

- Garden/outdoor area: 20,000 eur.

Overall a total budget of 550,000 eur.

Is this budget generally realistic? I find the market is not transparent. It is almost impossible to compare offers. Do you have tips on how we can save some money? Many, many thanks!

Greetings from Karlsruhe

Hi,
at the beginning of our house search, we were only looking at prefab house manufacturers. However, the idea of spending so much money on a "wooden house" seemed kind of strange. So we attended several appointments with local general contractors, and they were ALL cheaper than the prefab house companies and sometimes also more transparent and helpful in calculating additional costs, if you really find a reasonable one.

I simply drove around the surrounding new development areas, looked at which companies are building there, sometimes talked to the homeowners, and thus got an overall picture of the general contractor.

Better calculate with 2,500€ and even there no major special requests are included yet. With the design of the house, you influence the costs. Why definitely KFW40 or even plus? You won’t heat up the extra costs during your lifetime... Personally, I would rather live in or buy a solid house. But that is a personal preference and not really justifiable. The hillside location can become really expensive. First, do a soil survey. That then also determines the price of disposal. With the house size, that can quickly be 50k additional costs compared to a flat plot. I would rather calculate with 100k additional costs. The outdoor area with 20k is quite tight. How big is the plot? The best way to save money currently is not to build. You already have a plot. That is great. The market will also cool down again a bit. I think in 4-5 years it will look better again. If you want or have to build now, plan your budget accordingly.

Budget is realistic, we were also within this framework. Garage/Carplet is missing, as well as the furnishings like kitchen and accessories (lamps, cabinets, etc.).

Why necessarily KFW40 or even plus?

I have read that there is not much difference in construction costs between 50 and 40. And with KFW 40 plus we can get better KFW loans. (Most importantly, I just like photovoltaics).

Looking for a general contractor who builds KFW 40, KFW 40 Plus, and passive houses. Not one who offers Energy Saving Ordinance and KFW 50 as standard houses. Excavation and outdoor facilities are not enough. The structural engineering can also increase costs again.