Cost estimate single-family house Munich 200 sqm

Hello,

My wife and I just received a cost estimate for our construction project from our architect and were quite taken aback. 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 area, 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, masonry work, scaffolding, carpenter and roofer, tinsmith, joiner, electrical, sanitary, heating (air heat pump), interior and exterior plaster, screeds, stonemason, tiler, floor coverings (cheap), locksmith staircase construction, painting work, safety: 10%, architect, structural engineer, safety coordinator, energy saving ordinance - proof, fire protection certificate, drainage planning, surveying, approval. 19% VAT.

Not included:
Shutters, canal fees

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

Cost estimates from architects are always a matter of their own ...

I estimate for the Rhineland:

Single-family house, KfW 70, 200 sqm living area on slab foundation: €300,000
Usable basement 100 sqm: €50,000
Double garage, as prefabricated garage: €25,000
Additional construction costs: €35,000-40,000
Painting work + floor coverings in contract: €40,000
Outdoor facilities in own work: €10,000
Reserve for extras: €10,000

That makes an all-in investment of €475,000 - including manual shutters and consideration of typical additional construction costs. Now Bavaria, especially Munich, is always more expensive than the rest of the world. You can expect an additional price of 4-5%; thus I come to - rounded up - €500,000. It will not go lower than that and only if the architecture is indeed simple and the basement is to be built purely as a utility basement.

Would a prefabricated house be an alternative?

No, regardless of what other users might want to tell you - I assume serious providers. This is due to the production method of the prefabricated building system itself and is - considering all the steps until a prefabricated house can actually be set up on the plot - by no means too expensive. Of course, there are the classic cheap providers - but at the end of the day, you will end up at the figures mentioned above, because if you are not satisfied with the basic quality of the cheap providers, you will spend the money that is in play!

An alternative for you can be supraregional providers of solid houses. There is also a Bavaria surcharge there; overall - if you choose carefully (again no cheap providers like e.g. Stadt-Land-Fluß) - it should come down to my figures above.

Best regards from the Rhineland

An alternative for you could be nationwide providers of solid houses.

Hello Bauexperte, where would I be able to find, check, and compare these nationwide providers? The advantage of regional providers is that you can ask people who have already done a project with this provider, and a regional provider has to pay close attention to their reputation. That means less shoddy work.

No, no matter what other users may want to tell you – I assume you mean reputable providers. It is due to the production process of the prefabricated construction system itself and – considering all the steps until a prefabricated house can actually be set up on the property – it is by no means too expensive. Of course, there are the classic bargain hunters – but at the end of the day, you will arrive at the aforementioned figures exactly because you will certainly not be satisfied with the underlying bargain hunters’ BB, you will take the money in hand that is on the table!

Hello Bauexperte, sorry but of course you get cheaper. We built with a good prefabricated house provider. The provider is based in northern Bavaria and builds many houses a year. Our 140sqm house (KFW 55 - KfW 70 confirmation) cost 250k including a usable basement and move-in ready. Additional construction costs are somewhat higher for us in Munich, about 30k with perfect soil conditions (Munich gravel that you could even sell…). Now add a garage and outdoor facilities + 60sqm more living space, then you’re at around 350k. I’m not saying that a wooden prefabricated house is cheaper than a solid prefabricated house, but a prefabricated house should be cheaper in Munich than an architect house with expensive regional craftsmen. Also, in my opinion, for painter work + flooring you are way too high with 40k € for 200sqm. For 140sqm we paid just under 14k € – without own contribution (glued cork flooring).

I do not understand the statement from Bauexperte either. Bauexperte knows my house provider and I think, no I know, that high quality from Germany is offered here. This provider is significantly more expensive than the "Billigheimer" but also offers more for its money.

Hello Der Da,

I also don't understand Bauexperte's statement.

Why not? After all, we are talking about completely different scales with the OP than with you?

Bauexperte knows my house provider and I think, no, I know that high quality from Germany is offered here. This provider is significantly more expensive than the "cheap ones" but also offers more for his money.

I don't want to contradict that any further

Rhenish greetings

Hello Wastl,

sorry but of course you can get it cheaper. We built with a good prefab house provider. The provider is based in northern Bavaria and builds many houses per year. Our 140sqm house (KFW 55 - KFW 70 confirmation) cost 250k including a usable basement and ready to move in. Additional construction costs are somewhat higher for us in Munich, around 30k with perfect soil conditions (Munich gravel that you could still sell,...). Now add a garage and outdoor facilities + 60sqm more living space, then you are at around 350k.

Then I have estimated well for the OP, haven’t I? Your house with 140 sqm + usable basement + additional construction costs = TEUR 280; the requested property of the OP with 200 sqm usable area + usable basement + additional construction costs = TEUR 390. Both are based – as often calculated here on the HBF – on a construction price (all in) of €1,950.00 - 2,000.00.

You also cannot just add 60 sqm like that – 200 sqm in itself already means, by the way, that girders need to be installed here and there etc.; it also depends decisively on whether “only” the larger exterior masonry causes the additional costs or for example also sanitary facilities => pipeline routes. The roof areas must not be underestimated either – one thing leads to another like this. Against this background, I usually always assume the worst case; in my opinion, that is better than worrying later about a yawning hole in the financing.

With 200 sqm of pure living space, one should actually be allowed to assume that the pure price per sqm/living space breaks down from €1,500.00 to €1,350.00 to €1,400.00, because the technology does not increase significantly – apart from a larger heat generator. Only, if I base my estimates in advance on these values and in the end exactly the opposite occurs – then I bear a responsibility and I do not intend to; especially not when we did not build this single-family house. Therefore, I am always cautious with price indications, because here, too, my job has taught me that an “alleged” saving often disappears into thin air due to higher-quality equipment.

I am not saying that a wooden prefab house is cheaper than a solid prefab house, but a prefab house in Munich should be cheaper than an architect house with regionally overpriced craftsmen.

I have not contradicted that, have I? => “Cost estimates from architects are always a matter of their own ...”

However, I must add for the sake of fairness that it does not necessarily have to become more expensive; there are countless examples here on the forum as well. Architects ask their long-standing partners when it comes to house construction and thus come to a first cost estimate. These craft companies “do not have to” of course lower their prices as much as those companies that – to secure a base turnover – cooperate with larger providers; meaning a larger share of margin remains in the books. Up to this point – if the architect has estimated reasonably – no price advantage or disadvantage can be identified, because the larger margin for the craftsmen on the one hand and the markups of larger providers on the other hand roughly balance each other out.

But now something comes into play that is often underestimated – the often lacking self-discipline of the builders. Here an extra, there a more valuable floor covering, etc. – one thing leads to another and in the end it says: building with an architect is expensive. I cannot accept that because it leaves out important decision criteria on the part of the builders.

Even with painting work + floor coverings, you are - in my opinion - way too high at €40k for 200 sqm. We paid just under €14k for 140 sqm – without own contribution (glued cork floor).

We are not talking here about 140 sqm of surface to be covered, but about 200 sqm. Besides, it should have slowly become known that I always build in a buffer. I do not know what the OP understands by “cheap” floor coverings. For one it is laminate, for another granite.

As you certainly know, I normally calculate TEUR 10-12 (depending on the size of the living area) for floor coverings & painting work in EL. But the OP wrote in his offer that these costs are already included in the estimate and therefore are to be considered “given.”

Rhenish greetings