Hello Steffen,
We imagine the house as follows:
[*]KfW70 with approx. 150m² living space
[*]Basement as a “Weiße Wanne” (white tank), with a guest room?
[*]2 full stories
[*]A total of 5 rooms (1 guest room (possibly in the basement), 1 study on the ground floor, 1 bedroom, and 2 children's rooms)
[*]The living room should be an open living/dining room with kitchen
[*]Additionally, there should be a WC with shower on the ground floor
[*]A normal bathroom upstairs (no wellness temple)
[*]Bedroom without a walk-in closet
[*]The heating of the house should be done with gas in combination with a ventilation system and solar thermal energy (is that possible with KfW70?)
Pious, unfulfillable wish; this will certainly mean the house will be smaller or you have to do without the basement.
Single-family house 150 sqm/LV, KfW 70: €240,000
Usable basement: €45,000
White tank; sealing: €7,000
Partial basement conversion as living space: €6,000 (without considering that probably a floor height increase is necessary)
Floor-level showers GF + UF: €1,500
Central ventilation with heat recovery: €9,500
Net and “just” construction costs for the house come to €309,000 including architecture, structural engineering, and thermal insulation certificate (WSNW) and medium equipment in the turnkey variant.
For the house, we had set a target of €330,000 including secondary building costs. The plot is not included in that price.
What we have not priced in here are the outdoor facilities
The incidental costs come here:
Secondary building costs: €35,000-40,000
Painting work: €10,000
Floor coverings: €10,000
Outdoor facilities: €10,000
Finished garage 3 x 9: €11,000
Reserve for extras: €10,000
The above items total €91,000; so estimated all in I reach €400,000.
Now the architect has calculated construction costs of €440,000 with +/- 30%.
I just wonder if that is realistic, because actually it is a normal house and no extras like bay windows or so.
Architect’s approach:House in the middle €316,000 (average of living area 150m², gross floor area 100m² and 850m³)
Ancillary facilities €30,000
Outdoor facilities €20,000
Sum €366,000
Architectural services 20% of €366,000 -> €73,000
Total all around €440,000
I would send him packing for two reasons. First, it is already cheeky to bluff by €132,000 +/- 0, and second – if I base it on my estimate – I come to architectural costs of €52,000 (minimum rate) for all phases. Since your total costs lie between the table values of €300,000 and €500,000, it can only be at most €11,000 more expensive. €73,000 is quite a gulp :confused:
What really shocked me a bit was that the architectural fees were calculated again extra on the total price, because I thought with the guideline values per m² and m³ these services were already included.
No. If you build via architect, the costs for architecture, structural engineering, WSNW and possibly technical building planning (TGA) come on top, whereas with a general contractor these costs – except TGA – are usually covered by the house price.
Rhenish regards