Cost estimate for a single-family house in the Munich area

Good morning!

We are currently planning the construction of a single-family house in the northern part of Munich. The plot of land is available and developed. We are planning ourselves and now, after the first offers have come in, we see the costs exploding. The craftsmen are well booked and accordingly mostly more expensive.

Brief overview of the plan:
- 206 sqm living space + 60 sqm usable space (including garage)
- Solid house monolithic 42.5 wall
- Large openings facing south
- Basement, ground floor and upper floor each with high rooms
- Gable roof without attic expansion
- Basement partially designed as living space (slight slope)
- Double garage
- Technology: air heat pump and controlled residential ventilation, electrical equipment upscale but no bus system

Currently, we had to increase our cost estimate to around 500,000 euros including incidental costs.
This corresponds to about 2400 euros/sqm.

KRG300:
Shell construction master builder 185,000 euros *
Extension 28,000 euros
Roof work 44,000 euros
Plaster work 28,000 euros
Floor work 34,000 euros
Interior finishes 38,000 euros
Windows + doors 30,000 euros *

KRG400:
HVAC 63,000 euros *
Electrical 22,000 euros *

* There are already offers here

We are aware that we are building somewhat upscale and there is still some potential for savings (cutting frills and own work)

Do we have too expensive offers or have we planned too large / too expensive?

Are the costs simply that expensive in the Munich metropolitan area, does anyone here have experience?

Hello,
we are also building in the Munich surrounding area and to be honest, given the size of your house and what I consider to be an incomplete cost list, I would still plan in some (possibly more) buffer.

For example, I wonder whether you have included earthworks, drainage works, and roofing work in the shell construction.
Development costs will presumably also be incurred on the property, or is the sewer or power cable laid in such a way for you that you don’t need even a single meter inside the house?
We now know that we need an inspection shaft for the sewer connection – 2,000€ net at our construction company.
Our first offer for windows/shutters/venetian blinds is €22,000 gross without installation. There isn’t even a door included yet.
Electrical work was our first offer (€37,000 gross, without KNX!). (But we only have about 170 sqm living space plus a basement and unfinished attic.)

The exterior facilities are still completely missing from your calculation, right?

I really don’t want to scare you unnecessarily, but in the last few days we learned that no excavation material can be stored on our property and everything has to be transported away. Also, the structural engineer has a problem with a larger window and a heating circuit distributor in a load-bearing wall and is therefore demanding reinforced concrete columns. The heating circuit distributor issue only became clear after we received a chase plan from the sanitary company.
According to the energy calculation, insulation in the basement turned out to be more expensive than initially estimated...
Unfortunately, these “little things” cost money as well – and I suspect that as self-planners, you might not yet be that deep into detailed planning to have these kinds of things in view at all...?

Thank you for the assessment. It seems we are not doing too badly. Unfortunately, we have the problem that only a few craftsmen submit offers (fully booked) and therefore comparison figures are hard to find.

I have only listed cost groups 300 and 400 above. Since these are probably the most comparable. The total costs include equipment, outdoor facilities, and ancillary costs. I am planning about 20,000 euros extra buffer in addition to the 500,000 euros. I probably have to check the ancillary costs again; I discovered today that I also want a telephone and Telekom wants money for that.

Earthworks and drainage are included in the master builder. Basic pipelines as well. Inspection shaft and water connection are located 3 meters in front of the building.

Statics, building permit, and working plans are already available, I just don't dare to firmly determine the loan amount. Unfortunately, we planned for a long time with wrong sqm / cbm estimates, but we are probably in good company here in the forum.

Windows. Try Drutex. There are two representatives of Drutex around Munich. Windows from Gdansk, good quality, cheaper than local ones. Ask if there is something in it. Otherwise remains. Reduction of building services. Smooth interior doors. No corners, angles, bay windows. Harzer Pfanne as roof tile. Just as a thought model. Karsten

We also build in the Munich metropolitan area and I also have the feeling that even pure construction here is much more expensive than in the rest of Germany. I haven't calculated the pure sqm price construction costs anymore, otherwise I would still feel bad. Include enough buffer!

But something is also misleading here. Surely pure costs and wages will be higher in Munich than in Stralsund. However, in the South you build extremely large, mostly with a basement, often two stories, build double garages instead of carports, use electric shutters, use a lot of home technology, controlled residential ventilation, KNX, use Poroton instead of aerated concrete, use expensive roof tiles. The normal case in the North, on the other hand, is without a basement, aerated concrete, little technology, max. 1.5 stories with a gable roof, 120 sqm for a family, 100 for two in a bungalow, carports, garden sheds, precast concrete garages, concrete roof tiles. So here the house comes to around 200 to 250 without land. In my opinion, there is also a different standard up here. Karsten