Cost breakdown - Solid house - right at the beginning...

Hello everyone,

we have received approval for a plot of land in a new development area in Hessen.
Building area = 10m x 12m.
Now the calculations begin.

From various forums and websites, I have gained an overview of the costs.

Here is my breakdown with a request for comments, opinions, additions, etc.
(I hope to be able to reduce the costs somewhere, as a 320K€ loan is steep)




[TD="align: right"]100


[TD="align: right"]69,978 €








[TD="align: right"]63,360 €


[TD="align: right"]396

[TD="align: right"]160.00 €





[TD="align: right"]3,168 €


[TD="align: right"]5.00%






[TD="align: right"]317 €


[TD="align: right"]0.50%






[TD="align: right"]634 €


[TD="align: right"]1.00%






[TD="align: right"]2,000 €








[TD="align: right"]500 €














[TD="align: right"]200


[TD="align: right"]12,500 €








[TD="align: right"]5,000 €








[TD="align: right"]7,500 €














[TD="align: right"]300


[TD="align: right"]170,800 €








[TD="align: right"]70,000 €


[TD="align: right"]150

[TD="align: right"]466.67 €





[TD="align: right"]25,000 €









[TD="align: right"]12,500 €








[TD="align: right"]12,500 €







[TD="align: right"]25,000 €









[TD="align: right"]14,000 €








[TD="align: right"]3,000 €








[TD="align: right"]8,000 €







[TD="align: right"]5,000 €








[TD="align: right"]28,800 €


[TD="align: right"]80

[TD="align: right"]360.00 €





[TD="align: right"]13,000 €








[TD="align: right"]4,000 €














[TD="align: right"]400


[TD="align: right"]92,000 €








[TD="align: right"]10,000 €









[TD="align: right"]5,000 €








[TD="align: right"]5,000 €







[TD="align: right"]40,000 €









[TD="align: right"]8,000 €








[TD="align: right"]7,000 €








[TD="align: right"]8,000 €








[TD="align: right"]7,000 €








[TD="align: right"]5,000 €








[TD="align: right"]5,000 €







[TD="align: right"]10,000 €









[TD="align: right"]5,000 €








[TD="align: right"]5,000 €







[TD="align: right"]20,000 €









[TD="align: right"]9,000 €








[TD="align: right"]5,000 €








[TD="align: right"]6,000 €







[TD="align: right"]12,000 €














[TD="align: right"]500


[TD="align: right"]7,000 €








[TD="align: right"]2,000 €








[TD="align: right"]5,000 €














[TD="align: right"]600


[TD="align: right"]17,000 €








[TD="align: right"]2,000 €








[TD="align: right"]10,000 €








[TD="align: right"]5,000 €














[TD="align: right"]700


[TD="align: right"]25,706 €








[TD="align: right"]342 €


[TD="align: right"]0.20%






[TD="align: right"]1,577 €


[TD="align: right"]0.60%






[TD="align: right"]200 €








[TD="align: right"]80 €








[TD="align: right"]2,000 €








[TD="align: right"]1,800 €


[TD="align: right"]0.60%






[TD="align: right"]17,080 €


[TD="align: right"]10%






[TD="align: right"]2,628 €


[TD="align: right"]1%














[TD="align: right"]394,985 €
















[TD="align: right"]10,000 €
















[TD="align: right"]404,985 €









[TD="align: right"]20%







[TD="align: right"]80,000 €

[TD="align: right"]80,997 €















[TD="align: right"]324,985 €

Plot		m²	€ per m²
	Price
	Property transfer tax
	Land register entry
	Notary
	Surveying costs
	Soil report
Preparation and development
	Excavation work
	Connection costs to public utilities
Building - Structural construction		m²	€ per m²
	Costs masonry and reinforced concrete work
	Roof
	Carpentry costs
	Tinsmith and roofer costs
	Doors + windows
	Windows, patio doors
	Front door
	Interior doors and frames costs
	Stairs
	Basement
	Exterior plaster
	Chimney
Building - Technical systems		m²	€ per m²
	Sanitary
	Sanitary equipment
	Sanitary installation
	Interior
	Interior plaster
	Screed and floor structure
	Tiling
	Flooring costs
	Drywall
	Metalworker
	Electrics
	Laying electrical conduits
	Electrical wiring
	Heating
	Heating boiler
	Laying heating pipes
	Radiators and underfloor heating
	Residential ventilation
External facilities
	Carport
	Garden, driveway
Furnishings
	Fireplace
	Kitchen
	Furniture
Additional construction costs
	Building permit
	Construction electricity, water and disposal
	Construction insurance
	Builder’s liability insurance
	Chimney sweep
	Provision and construction interest
	Architect
	Association of private builders
	Total
	Buffer
	Total + buffer
	Equity capital
	Loan amount

It might fit, but it doesn't have to. We don't know the construction method/architecture or the materials to be used. 10x12m and only 150sqm living space? Fireplace for only 2,000 EUR? Electrical "normal" or KNX? How many bathrooms? Foundation and groundworks ==> is there a soil report available? etc.

Construction type/architecture = single-family house with 1 full floor and converted attic
Electrical = standard
Number: bathrooms = 1 large upstairs (preferably walk-in shower, toilet, two sinks), 1 small toilet on the ground floor
A soil report is not yet available. The new development area is currently being developed (tender is ongoing) and the purchase contracts will only be concluded in April 2014. The plot has a slight slope...

I cannot and do not want to address every point, but I can give a few indications of which weaknesses exist.

Earthworks are estimated far too low.
Soil surveys are estimated too low.
The basement will probably cost more, but you can't say without a soil survey.
And your incidental construction costs will probably also be higher, because €1500 for construction power including screed drying seems too little to me.

I would not include furniture and kitchen in the list, as they are mostly not financed anyway.
Floor coverings for the whole house also seem quite tight to me.

The exterior area is also quite optimistic. Just getting a decent carport for €2000 including foundations... interesting calculation.

To take up Epi's calculation: 150 sqm x minimum €1500 = €225,000 + €70,000 land (including notary and taxes) + €35,000 incidental construction costs + €40,000 basement + €10,000 interior finishing + €10,000 buffer amounts to about €390,000 without exterior area and furniture and carport.

Outdoor facilities for only €5,000 will not work. Your rainwater cisterns, if necessary, are completely missing. You will probably also not be allowed to drain onto public land. Construction electricity + water will probably be significantly more expensive – what you are writing are the consumption costs – the setup of the systems has already cost us more,... Is external development included in the land price? Be careful what is stated in the notary contract! We pay about €100 per sqm for development costs. The costs for initial development can and will be allocated by the municipality to the plots in the development area. As I said, take our value and calculate it for your sqm,... 10,000€ buffer will never be enough.

Hello,

(I hope to be able to reduce the costs somewhere, since a €320K loan is steep)

I consider that a rumor

Single-family house 10 x 12 as a KfW 70 efficiency house: €280K
Basement as usable basement: €55K
Chimney flue basement to attic: €4.5K
Wood stove according to your specifications: €4K
Carport 3.00 m x 4.00 m: €5K
Plot of land: €63.36K
Additional building costs: €35-40K
Painting work and floor coverings in EL: €10K
Outdoor facilities in EL: €10K
Kitchen according to your specifications: €10K
Reserve for extras: €10K
Proper construction supervision: €4-5K

All in: €496.86K
less equity: €80K

Results in a financing sum of €416.86K ... or build smaller

Internet prices are always a “nice” thing – but there must also be someone willing to accept these prices and still build according to recognized technical standards. A little profit is surely allowed too ...?