Cost estimation for building an architect-designed house - Munich surrounding area

I can also provide a reference point regarding the costs. We will also be building in the Munich surrounding area and have commissioned the house from a well-known prefabricated house builder who is known for a rather upscale standard and consistently builds ecologically. The planning was done by our own architect according to our wishes. A fully basement single-family house with 1.5 stories and a gable roof is being built. Living area: 220 sqm Usable area: 70 sqm Basement as a white tank, no garage, no KNX, but with a balcony. KfW55 standard. Since there is a slight slope, we also planned an "apartment" in the basement, but it is not designated as a separate apartment. The costs for the additional effort would have far exceeded the subsidy for a second residential unit. So we simply have a large room in the basement with kitchen connections and a bathroom. It can be used for visiting parents or a caregiver just like a separate apartment – but the typical additional costs for the second residential unit (extra parking space, soundproofing regulations, separate meters, and who knows what) do not apply. If you do not want to rent it out (which is not planned), that is also fine. Costs for the turnkey house including basement are about €750,000 plus ancillary construction costs. Photovoltaics and controlled residential ventilation are already included, as well as a few extras like a large seating window and a lift-and-slide door to the terrace (which is also factored in). The contract was awarded in November '21 – I would currently calculate with about 15% additional costs.

When we talk about construction costs + additional construction costs, I consider the following costs as included:
- Architect, structural engineer, and other service providers
- Shell construction work, finishing work
- Bathrooms
- Kitchen
- Electrical and co.

Costs not included:
- Garden work
- Interior design, furnishings, additional luxury equipment - e.g. KNX/Smart Building

Have I forgotten important elements?

Thank you all!

Kitchen is normally not counted as part of the additional construction costs.

The construction costs in Munich do not differ significantly from the construction costs in other regions. Yes, it is somewhat more expensive - but if it is +/- 5%, I find the prices comparable.

So you can calculate with your upscale fittings from T€ 3.5 per sqm/living space + ancillary construction costs + basement + outdoor facilities. In this respect, the second architect is quite accurate with his estimate. € 2.5 million for the house will be absolute luxury (just with completely floor-to-ceiling windows like from [Swisswindows], now [Smartwindows], you can sink six-figure amounts in the house).

Construction costs in Munich do not differ significantly from construction costs in other regions. Yes, it is somewhat more expensive - but if it is +/- 5%, I find the prices comparable.

Yes and no. When subcontracting with an architect, it becomes quite clear that there is an unprecedented construction boom in Bavaria and especially in Munich, and the high demand has led to sky-high prices being asked for. And paid. In February, we had a property where an unplanned complete heating system replacement was necessary; heating engineers from Brandenburg were subcontracted and reported that they earn 30% more than on Berlin construction sites. "Plus the free mountain view"

I have already dealt quite intensively with prefab houses, but I have never approached a provider. I assume it definitely makes sense to obtain at least 1-2 comparison offers here.

That was not an answer to my question ;) Comparison offers are all well and good, but on what basis? The offers are only comparable if the same house with the same equipment is requested and the construction services on site are the same or appropriately included. If you simply go to 3 providers and get an offer, then you will be comparing apples and oranges.

Yes and no. With individual contracts with architects, it really hits you hard that there is an unprecedented construction boom in Bavaria and especially in Munich, and the high demand means that sky-high prices can now be charged. And are being paid.

These are isolated cases. We regularly finance throughout the entire country (except in rural areas where no professionals want to go). And the prices do not differ significantly – whether Hamburg, Dus, Ruhr area, Berlin, or Munich.

In February, we had heating installers from Brandenburg as subcontractors for a property where an unplanned complete replacement of the heating system was necessary.

When the heating installer from Brandenburg comes to Bavaria, the order situation in Brandenburg (where, in the end, there are really only three or four proper cities and otherwise countryside) is not so rosy...