Construction project new build - budget exceeded - experiences?!

Hello everyone, my husband and I are planning a new build. The plot is reserved, 670sqm, and including development and notary fees, it amounts to almost €180,000 (Bavaria).

An architect (a friend) designed a 1.5-story house with 165sqm, partial basement, and double garage for us. Estimated value €310,000 plus landscaping.

Well, we have now obtained two offers. Turnkey, brick by brick including landscaping.

€505,000 and €560,000!!!!

We knew that the architect’s estimated value wouldn’t be entirely accurate, but where does the extreme price difference come from?!

We are now significantly over our budget. After all, we still have to buy kitchen, furniture, etc.

We are now considering possibly reducing to 145sqm or maybe commissioning everything ourselves.

What are your experiences? Or do you have any tips for us on how to get this disaster under control?

Hi,

first of all, this is annoying.

On the one hand, I find your approach strange. On the other hand, the two offers are not completely out of the question. You have a house planned by an architect and then obtain turnkey offers. This means you are basically paying the architect twice. Why don't you build directly through individual contracts? Regarding the price – if you had done some research in the forum beforehand, you would have quickly realized that the 310k are completely unrealistic.

House: 1,800 - 2,000€ * 165sqm = 297k - 330k
Partial basement: 30 - 40k
Double garage: 40 - 50k
= 367 - 420k plus additional costs

Whereas in Bavaria, depending on the region, it is probably rather 420k+. Depending on the plot, the landscaping can also cost another 50k.

10% general contractor surcharge and you are pretty much at the 505k.

That is grossly negligent of your acquaintance, if I see that correctly.

Please upload your floor plan; perhaps cost drivers can be identified and eliminated.

Before simply reducing square meters, I would consider removing the garage and the partial basement. It might be possible to accommodate the building services and the utility room on the ground floor and first floor without compromising living quality.
Review the construction specification again to identify potential areas for reduction (rain shower, anthracite-colored windows) and where self-performance is possible.

Otherwise, maybe take a look here; same problem

170 sqm without basement with carport you get turnkey from the GU for 350 k. That's how it turned out around the corner from us.

Leave out the outdoor facilities, you'll sink all the money there ...

What garage and basement cost additionally you can see above.

An architect (an acquaintance) planned a 1.5-story house for us with 165 sqm, partial basement, and double garage. Estimated value €310,000 plus outdoor facilities.

My cat would have estimated that more accurately. Really, an architect? That should be worrying.

Base price 165x2000= 330,000
40,000 incidental construction costs
40,000 partial basement
40,000 double garage
Total 450,000 euros

Below that it won’t work. But that doesn’t include any extras like wood stove, covered terrace, garden, kitchen, possibly cistern, other upgrades.