Core renovation of a semi-detached house from 1979 - realistic estimate?

Hello everyone,

I have been reading various old threads here for a while now and would like to hear your input on our specific estimate.
We are about to buy a semi-detached house from ’79, the house has a significant backlog of renovations and was also inhabited by a chain smoker...
The living space is about 140m² including the converted attic, but it is not yet converted.

We are currently planning the following energy-related measures.

Roof	€28,000
Photovoltaics	€15,500
Heating	€95,000
Windows / Front door	€30,000
Total:	€168,000
Total less subsidy	€130,200

The roof is to be insulated from the outside and reroofed; the calculation by the energy consultant apparently also includes extending the eaves to carry out facade insulation. We are initially excluding the facade insulation, as the house was apparently already insulated with 4cm at the time of construction, which should be sufficient according to the U-value for new windows.
The heating item includes an air heat pump with underfloor heating, cellar ceiling insulation, disposal of oil tanks, etc.
Does anyone have experience with air heat pumps and wall radiators? This was suggested to us by the energy consultant as an alternative since the ceiling height might be somewhat restrictive with underfloor heating.

The remaining items are as follows.

	Costs
Bathroom + WC	€15,000
Dormer	€10,000
Several skylights	€5,000
Kitchen breakthrough	Own work
Structural engineer	€2,000
Attic conversion	€10,000
Replace interior plaster	€10,000
Floors	€5,000
Renew electrical system	€20,000
Renew water pipes	€6,000
Interior doors	€5,000
Disposal costs	€5,000
Total:	€93,000

In addition, there is 15K for the kitchen, which we will initially not include for the bank loan and possibly finance from equity or 0% financing.
The bathroom and WC are relatively small according to the year of construction.
What is a big question mark for us is the attic conversion item. The biggest cost drivers should be electricity, heating, and roof insulation, which we already have in other items; the staircase already exists.

We want to do the gutting, as well as the floors later (excluding tiling work) and painting ourselves.

Thanks in advance for your feedback.

That's quite a colorful mix of items and prices.

For example, T€ 95 for the heating. Where do you want to spend all that money? The roof sounds very cheap for that.

Bathroom/WC depends on your wishes. You can easily spend more there.

140sqm of flooring for €28 per sqm is even with self-installation only the cheapest flooring, even with self-installation. Some tilers already charge that for tiling work in the bathroom...

Etc.

I find many prices implausible - but a lot of information is also missing.

Hello :)
In addition to what was mentioned, I would assume that you need a building permit for the probably new [Gaube], right?
Do you really want to replace the interior plaster completely? Or are those just repairs due to the new electrical system?

Depending on the situation, windows could also become tight, but the heating already buffers quite a bit.

That is quite a colorful mix of positions and prices.

For example, T€ 95 for the heating. Where do you want to spend all that money? The roof sounds very cheap for that.
Bathroom/WC depends on your wishes. You can also easily spend more there.
140 sqm floors for €28 per sqm will only be the cheapest flooring, even with self-installation. Some tilers already take that for tiling work in the bathroom...
etc.

I find many prices implausible - but a lot of information is also missing.

Thank you for your answer.
So the energy-related items are estimates from the energy consultant based on his reference book. For the heating, it is roughly split into 30K air heat pump, 30K underfloor heating, and 30K insulation of the basement ceiling, basement walls to unheated area, insulating basement exterior walls from the inside, etc.

Thanks for the note about the floors, that is indeed somewhat confusing. I would have seen the costs partly in the attic conversion and in the bathrooms, so the 5000 rather for approx. 100 sqm.

Hello :) In addition to what was mentioned, I would assume that you need a building permit for the probably new dormer, right? Do you really want to completely replace the interior plaster? Or are those just repairs due to the new electrical work? Depending on the situation, windows could also be tight, but the heating already compensates for quite a bit.

According to the internet, dormers are potentially permit-free in Bavaria. Unfortunately, plaster is a tedious issue for me; the house is, after all, a smoker's house, so potentially everything would have to be removed in the smoked rooms at least. Definitely the living room & bedroom; we will see later for the other rooms if it is also necessary to completely renew the plaster there. From a website of a company that specializes in smoker remediation, we took approximately €30/sqm for plaster removal + €30/sqm for plaster application.

For the heating, that roughly breaks down to 30K air heat pump, 30K underfloor heating,

Very generous...

30K insulation of the basement ceiling, basement walls to unheated area, insulating basement outer walls from the inside, etc.

Basement outer walls from the inside? Why not - given the age - do it properly once and from the outside. You do the basement ceiling yourself. The subsidy can’t be that high anyway, since the material for a house of that size is rather around 1,500€.

So the energy-related items are estimates from the energy consultant based on his reference works.

Paper is patient. An estimate based on real measures he has implemented would be better. Otherwise, you only have a theoretician on your hands.