Cost estimate single-family house Munich 200 sqm

Hello dear community,

my wife and I have just received a cost estimate for our construction project from our architect and were quite shocked. Instead of the targeted €450,000 and the maximum upper limit of €500,000, we are now facing estimated costs of €640,000. This includes construction phases 1-8 and exterior facilities with a double garage. We already own the plot, so it is not included in the price.

Details:
South of Munich, ground floor, basement, attic, 200 sqm living space, 100 sqm basement, gable roof, double garage, KFW70, brick construction.
The equipment is standard, nothing fancy, the architecture is clear and straightforward.

Included in the estimate are:
earthworks, master builder work, scaffolding, carpenter and roofer, tinsmith, joiner, electrical, sanitary, heating (air heat pump), interior and exterior plaster, screeds, stonemason, tiler, floor coverings (cheap), locksmith stair construction, painting work, safety: 10%, architect, structural engineer, safety coordinator, energy saving ordinance proof, fire protection proof, drainage planning, surveying, approval. 19% VAT.

Not included:
roller shutters, sewage fees

According to the estimate, this comes to €610,000 for the house + €30,000 for the garage. Without own contribution.
The cost estimate was made based on average offers from projects this year.

Have all of a sudden gone crazy? Are these lire or pesos? Or is the reason simply that everything in Munich is twice as expensive as in the rest of the world?
What are your opinions on this? Is this a realistic cost estimate? Would a prefab house be an alternative?

Hi,
Building is expensive – especially right now a lot is expensive. 200m² living space * rough estimate 1600€/m² already gives 360k€, plus basement – and depending on where south of Munich with more or less high additional costs – plus double garage – that's already 480k€ gone without incidental costs. The Munich factor is not taken into account here, and 'straightforward, clear architecture' can be quite elaborate (corner windows and similar gimmicks, for example). Prefabricated houses are not cheaper in this case, at least if it is not supposed to be 'cheaply built' (that's what I’m currently experiencing – far north of Munich). Therefore, a cost estimate of 450k€ would surprise me quite a bit, 640k€ looks more realistic.

Regards
I.

without words.................... even I am left speechless.........

Have they all gone crazy all of a sudden? Are these Lire or Pesos? Or is the reason simply that everything is twice as expensive in Munich as in the rest of the world?
What are your opinions on this? Is this a realistic cost estimate? Would a prefabricated house be an alternative?

Of course, prefabricated houses are cheaper. You want to build with an architect, who has a local contractor (I guess). With a prefabricated house, much happens already in the manufacturers' factories. Then you don't pay Munich salaries, but normal salaries. Your price seems too high to me, even for Munich.

Hello,

The price for the corner is completely reasonable and by no means too high!!!
With the south-facing side, you’ve naturally also chosen the most expensive corner.
Without more details (exact location, how, etc.) no one here can make a detailed assessment.
Prefab houses are not cheaper, at least not significantly!

What I notice is that you simply haven’t included several points yet and your safety buffer of 10% is too low.

But as I said, without details on the planning and cost breakdown, this will be quite difficult here.

My tip: If you plan to build as I think (based on the above info), you will end up with an amount where you’ll be glad if there’s no 7 at the front! Additionally: prepare for a long construction phase, in the Munich area currently no one is available to do even the simplest jobs (gardening etc.) at a usual price. Everyone is booked to the brim. If you find someone who does work, then at significantly inflated prices (up to three times).

And I’m not just pulling all these experiences out of thin air, I have experienced them firsthand!
Regards and good luck.
Andi

When I see this price, I have to swallow hard. But some people just want to get rid of their money at all costs.
We built a prefabricated house with 150sqm of living space, Kfw55 with everything a house needs. The size is absolutely sufficient.
We often live in the house as five people throughout the year, since my parents-in-law live 800 km away and often stay for a longer visit.
And even so, the space is enough.

The house cost us just under 270,000 all-in without cellar and outdoor facilities. You add 60,000€ for a cellar,
30,000€ for the garage, and 20,000 for the outdoor facilities. Plus another 20,000 Munich surcharge.
That’s a total of 400,000€. A lot of money, but certainly cheaper than your first offer from the architect. And as always, in the end
it will probably be somewhat more expensive.

If the 150sqm are too small for you, which also have to be cleaned, calculate about 20,000€ per 20 sqm on top. These are roughly the values
in the price list of my prefabricated house provider.
Design-wise, nowadays everything is possible in a prefabricated house.

I would definitely have one or two offers made.