Construction of an approximately 190 sqm city villa in Hessen (Wetteraukreis)

Dear house-building community,
first of all, many thanks for the countless tips and suggestions from you. I have been visiting the forum for many years and have always benefited greatly from it.
Therefore, I would like to give something back and report on our construction project here. However, this is not entirely selfless, I am looking forward to advice and recommendations.
I have been looking for a house for about 10 years and have visited many existing properties. Building was actually not an option because plots were either not available or far too expensive. I have not yet found the ideal house, but about 10 years ago I bought the first condominium and then the second one two years ago. Both apartments are now rented out, currently almost covering their costs, and in about a year they will be generating income as well.
Fortunately, we have now purchased a plot in a new development area and despite the tense situation still want to fulfill the dream of owning our own home.

A few details about us:

[*]2 adults (40 y.o. / 38 y.o.), two children (primary school age)
[*]Net income including child benefits about 8,000 euros
[*]Rental income of about 1,800 euros (currently still cost-neutral, from next year about 400 euros monthly income, mid-term significantly more as loans will then be gradually repaid)
[*]Budget 850,000 euros (financing for the house construction is settled)
[*]Plot costs including ancillary costs about 280,000 euros, already acquired
[*]The apartments only make sense tax-wise as a pair and are not intended to be sold. The budget could probably be increased slightly in an emergency.

Regarding the house:

[*]KFW55 standard is sufficient for us and is also offered
[*]City villa on slab foundation with canopy, heat pump, photovoltaic system
[*]Possibly with a small bay window at the front door and to the garden side
[*]Ground floor with living room, open kitchen, utility room, study, WC/shower
[*]Upper floor with 2 children's rooms, bedroom, 2 bathrooms, guest room
[*]Ceiling height 2.80 m, electric shutters
[*]*Detached double garage

Regarding the budget for the house:
There remain 570,000 euros, we expect about 60,000 euros for additional construction costs.
Outdoor facilities will be carried out step by step by ourselves; the garage could also be postponed.
We therefore need a provider who can build us a house for about 470,000 euros, which is quite ambitious for the desired size. We had many conversations in show homes; most providers end up at a minimum of 500,000 euros.

Offer 1:
We have chosen a small regional provider who would build us a shell house in solid construction with Liapor (lightweight concrete). The price is fair for the standard offered and would be sufficient for us. However, we would only have a fixed price for the shell house here. The further trades would be supervised by this provider and carried out by partner companies, but I estimate that fixed price guarantees are unrealistic in this case. Ideally, we would manage with our budget here, but the buffer would then be very small and the outdoor facilities and garage might initially be at risk or very minimalistic.
Here is my first question to you: The provider basically appeals to us, but we are unsure whether one could forego fixed prices due to war/inflation/material shortages. I do see some chances for stable or even slightly cheaper prices due to the upcoming downturn in construction orders, but the inflation risk from the energy crisis might still be the dominant issue for now. Would you currently take such a risk?
A house for e.g. 1 million due to cost explosion is actually not in the budget and would be a big burden long-term with rising interest rates. It would not ruin us, but then we would probably have to sell the (really nice) condominiums.

Offer 2:
The alternative: a very large provider from a parent company, probably known to everyone here. Premium within the group, but overall still very much focused on good price-performance ratio. Timber frame construction – not our favorite, as we tend to prefer solid construction, but also based on information from this forum I would probably be satisfied with this construction method in the end as well.
We have received a good price offer there, close to 400,000 euros. I have now selected lots of extras and special requests and still end up at about 450,000 euros. Not all items are comparable to the first offer, but several things are already included here that are not priced in the first offer yet.
With ancillary construction costs, outdoor facilities and double garage, we are still within the budget and could even spend an additional 20,000 euros on fittings.
One reads positive news about the provider, but there are also various very critical statements. Given the large number of houses built there annually, the number of critics is probably absolutely within reason, but it could definitely happen to you personally as well.
My further questions to you: How do you assess the risk of having a bad experience with such a very large provider? Would you rely on a provider with such a high budget if they do not necessarily have a reputation for building houses of the highest standard? I do not intend to sell the house again, but the valuation of a house also plays a role in future follow-up financing regarding the loan amount. If one had to or wanted to sell the house someday, some buyers might perhaps be deterred by the construction method or the then general contractor. Has anyone built with this provider or lives in such a house?

Floor plans are already very advanced and optimized several times. The building area is ready, and since financing is already in place, construction should start soon. The second offer also expires soon, so the first decision is actually for or against the second offer. For the first offer it would also be possible to check new comparison offers later. If we want to choose the second provider, we would have to decide soon.

Many thanks for any tips and recommendations. I am happy to provide further information.

190 sqm for 400k? There’s a catch or you’ve found the only general contractor who still builds at such prices. Did you have the construction performance description checked to see what might be missing? Show me a floor plan.

190 sqm for 400k?
There’s a catch or you found the only general contractor who still builds for such prices.

Did you have the construction service description checked to see what might be missing?
Show us a floor plan.

I am unsure what I am allowed to include here due to forum rules or what the provider is even allowed to upload because of copyright.

Net floor area 186.54 sqm. House price 380,900 euros. There was then a promotion that further reduced the house price. Heat pump and photovoltaic system were not yet included in the price, that came on top. Turnkey with floors and walls. That was apparently still a price from last year, which for whatever reason was not adjusted. The other houses with this provider are all at least 50k more expensive.
I have read the construction service description but have not had it checked. It is the standard booklet with over 80 pages from the provider, which is valid for all their houses. There are a few points I want to clarify, but nothing spectacular.

Honestly? I don't think your budget matches the house size. Not anymore. Therefore, I believe there are still some hidden costs lurking, or every change results in a significant additional charge. That the second general contractor supposedly still voluntarily offers prices from last year, I can't imagine. Something doesn't add up there.

Honestly? I don't think your budget matches the house size. Not anymore.
Therefore, I believe there are still some hidden costs lurking, or every change leads to a substantial addendum. I can't imagine that the second general contractor supposedly still voluntarily offers prices from last year. Something doesn't add up there.

Yes, we originally planned about 160 sqm, then without a guest room and a smaller living room.

Can I ask in the corresponding section of the forum about current reviews of this builder for that city villa? Then I can also provide the name there and you can look up the price and the construction specification on the web.

And yes, I was also skeptical and had the offer issued and then signed it. Now I am trying to find a way out within the cancellation period. The provider is priced among the cheaper ones; they currently advertise on their homepage, for example, 350,000 for a house with 154 sqm.
I assumed that the quality might not quite match that of other providers. But maybe prices are starting to change already? Not too many people really want to build anymore given the increased interest rates.

Where is the price for the shell construction? And you would have to tender and commission the companies for the interior fittings?