Cost estimation / definition €/m²

Hello dear forum,
my fiancée (27) and I (30) have decided to start the new construction project next year. Completion and move-in should then be in 2019. Currently, we are considering how to best approach the whole topic.

A few infos…
- After the first conversation with the house bank, a total sum of about €420,000 (already includes our equity) is feasible for us.
- A 750 m² plot is currently reserved and would cost us €83,100 (including notary and property transfer tax)
- the plot has a "slight" slope with about 2m gradient over 30m length

These are the rough key data for our project. Currently, we are considering whether to go for a timber frame or solid construction, whether an architect or general contractor.... (the classic considerations )
Our tendency right now is a solid house, which we want to implement with a local architect and construction companies. Possibly also a general contractor who also has architects. We have already heard several times that it has many advantages to build with a company that offers a complete package. (?)

Now it is a matter of determining how much house we can afford with the estimated €420,000. Our wish is a single-family house, 1.5 floors, gable roof, dormer, about 160 m², without basement, with a large double garage which also offers storage space for bicycles, small workshop, etc.
I would now roughly estimate another €20,000 for the garage and €25,000 for the driveway and garden landscaping. Thus, for the house alone, €291,900 would remain.

Now I have read in many posts here about the indication €/m². It is often advised to calculate with an amount of €1800-€2000 / m² for "normal" equipment. If I now divide our remaining budget by the desired 160 m², I come to just over €1800 and would thus be in the lower range. I know this is only for orientation, but what exactly is this estimate based on? Does it include furnishings, kitchen, heating, etc.? Base plate? Terrace? Additional construction costs?

Since we really like the building plot and its location, we are pretty fixated on it. Our main concern now is to find out whether our budget matches our ideas. What do you think, is 160 m² feasible? Maybe with this slope we even have to build with a basement?

Thanks in advance for your opinions.

Best regards Dennis

With this slope, you will definitely have a clearly visible incline in the terrain. We have 1.5m over approximately the same length, but solved that quite well with some ideas.

1,800€/sqm actually only refers to the house, therefore excluding ancillary building costs and fittings. That would be 288,000€ for the house alone in your case; you will find enough information about the ancillary building costs in the forum.

However, due to the slope, plan for a decent buffer for the foundation costs; I would roughly estimate at least 15,000€.

We also build on sloping land. It is about 3m over 22m plot width. Our architect said, either you spend 30k€ to fill up the plot or build with a basement for 60k€.

Thus, the idea of downsizing the house works for us. It sounds bad at first, but we did not lose any living space, since the utility room was removed. In addition, we gained 50m² more usable space for 30k€ more.

This idea was not presented to us by the general contractor we actually wanted to build with, who also tried to deceive us with false information (filling was supposedly only supposed to cost 7k€).

Let's go with your numbers,

+ 420k€ budget
- 83k€ plot
- 40k€ ancillary building costs
- 30k€ double garage (sorry, you can forget the 20k€)
- 10k€ additional filling due to slope
- 15k€ outdoor area (just the essentials)
- 10k€ sampling for better equipment
= 232k€ for the house

That makes 1450€/m². That will be really tough.

Hello everyone,

first of all, sorry for the late reply and thank you for your contributions...

With this slope, you will definitely have a clearly visible hill in the terrain. We have 1.5m over roughly the same length, but solved it quite well with some ideas.

Sounds very interesting. What ideas did you have, or how did you eventually implement it?
Currently, we are thinking of a terrace on the south side, which then leads to the garden via stairs.

Let's take a look at your numbers,

+ €420k budget
- €83k land
- €40k ancillary construction costs
- €30k double garage (Sorry, you can forget the €20k)
- €10k additional fill due to slope
- €15k outdoor facilities (just the essentials)
- €10k selection for better equipment
= €232k for the house

Are the ancillary construction costs really that high? We are getting our land directly from the municipality, so without agent fees, etc. Purchase and notary fees are already included in the €83k.

The approach in your example makes sense, that with "only" €30k additional costs you get a basement. But you have to have that money first.

Regards, Dennis

- 30k€ double garage (sorry, you can forget the 20k€)

Come on, a double garage as a precast reinforced concrete garage, 6x6m with 2 sectional doors could work. It’s then just a simple standard with a touch of aesthetics.

Are the ancillary construction costs really that high?

Yes, they will be. 40,000 EUR is a good average. In the end, it could also be only 30,000, but there have also been cases where it was 60,000 EUR. This position includes everything that was forgotten elsewhere and that is not included in the construction description. And that can be quite a lot.

Our wish is a single-family house, 1.5 stories, gable roof, dormer, approximately 160m², without a basement, with a large double garage that also offers storage space for bicycles, a small workshop, etc.

Put that on a sloping lot of your quality

First comes the plot, then the thought of the house.

For sloping plots, I always recommend architectural planning!