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

Hello! That is a very long wish list and you can expect at least 1.5 million. An architect who thinks he can build it cheaper is not a developer himself and does not know the current prices.

We are building 50km from Munich, construction starts this month, so the big items are being tendered. I presented the project here, in case you want to take a look. Roughly: 240 sqm, fully basement + ground floor + upper floor with flat roof. The upper floor has 2 bathrooms, 3 children's rooms, parents' room with dressing room. Attached double garage. Photovoltaics with storage. No smart home / KNX. 9 x 3.5m pool. Ground floor windows are floor-to-ceiling / room height. Planning according to HOAI service phases 1-7. All this plus outdoor facilities, etc., is exactly where you set your limit.

We also first looked at some high-quality prefab house providers. For example, Weberhaus also makes architect houses and then you start at 1 million++ (prices from a year ago).

I hope that helps.

Okay, it is probably bigger than it "appears" at first glance, but if the registered numbers are approximately correct, it should still be only about 780 sqm according to a rough estimate and without guarantee ;-) (rounded with a floor area ratio of 0.2, that would fit with about 155 sqm). If it is only about this one parcel, of course there is nothing to merge, pardon, "unite" would be the correct term here.

To the east, you have a 4m wide distance from the building window to the boundary, but to the west, with 6m, even double the usual minimum building distance. Having only 3m on both sides would therefore allow the house to become 3m wider in total. This would allow the house to use its possible floor area even if it moved further away from the street than the existing house currently does.

11ant, the first part sounds to me as if you have serious concerns about the plot size – actual 1060 m2 vs. estimate 780 m2. The difference is significant.
I cannot find the floor area ratio 0.2 anywhere. Neither in the exposé nor in the plans available to me. Not even one architect raised that.
What do you suggest in my situation?

Hi! That is a very long wish list and you can count on at least 1.5m. An architect who thinks he can build cheaper himself is not a developer who knows the current prices.

We are building 50 km from Munich, construction start this month so the big items are tendered. I presented the project here if you want to take a look. Roughly: 240 sqm, fully basement + ground floor + upper floor with flat roof. The upper floor has 2 x bathrooms, 3 x children’s rooms, master bedroom with dressing room. Attached double garage. Photovoltaics with storage. No smart home / KNX.! 9 x 3.5 m pool. Ground floor windows are floor to ceiling / room height. Planning according to HOAI phases 1-7. All this plus outdoor facilities, etc. is exactly where you set your limit.

We also first looked at some high-quality prefabricated house providers. For example, Weberhaus also does architect houses and then you start at 1m++ (prices from a year ago).

I hope that helps.

That is a really great project you are working on. Hats off! At the same time, it is also a good cost reference for me.
In the end, it is becoming increasingly clear to me that we already have to make significant compromises now. At this point I have to reflect and consider where I start to "cut". The architect will ultimately help.

If I may ask, what is the current budget you are planning for the entire implementation of the pool (including infrastructure)?

n What do you suggest in my situation?

Regarding the plot size, just measure it with BayernViewer and then you'll know.

Another project-related question that arises for me is how do I decide on the right architect and involve him/her at the right time?

Basically, our approach was as follows: We gave the project the green light within the family. I studied all the details during weekend and evening shifts. Then followed an extensive market analysis of all possible land offers. In parallel, I loosely spoke to 1-2 architects.

Then comes the well-known buying spiral. You find plots, get interested, visit, evaluate, suddenly from 40 properties, 4 favorites emerge, you suddenly want the 1st property, and all of a sudden you are pressed for time.
In the meantime, you did not have the time to calmly choose the architect who will accompany you from now on.

Now I have 3 architects, all fundamentally different. Next week/the week after I have to finalize the land purchase. I would like to have, as a reference, an architect on board who will finally review with me according to the [4-eyes principle].

Also: If I already had the land today and the choice between 3 architects, what should primarily drive the decision and how much acquisition work can one expect from the architects?

Regarding the plot size, just measure it with the Bayernviewer and then you'll know.

That was a really excellent idea and I immediately did it to the best of my understanding and roughly compared the boundaries with the development plan.
Lo and behold, it should roughly fit.

11ant, the first part sounds to me as if you have serious concerns about the plot size - reality 1060 m2 vs. estimate 780 m2. The difference is significant. I can find nowhere the floor area ratio 0.2. Neither in the exposé nor in the plans available to me.

Regarding the size: my estimate was made by back-calculation according to the approximate scale of a plan excerpt from your other post and without guarantee, if only because of the method-related inaccuracy. But the Bayernviewer will surely know it correctly. Regarding the floor area ratio: you can find it in the development plan, in your case not as a decimal number (the value 0.2 would be usual in comparable cases and would have matched my aforementioned estimate), but already calculated (and rounded) in square meters. In this case, that is the entry "Grundriss 155". For 1060 sqm, that would be an unusually stingy value, but in this case it is probably explained by actual surveys (probably with small surcharges) as a measure of the municipality’s willingness to develop.

Another project-related question that arises for me is how do I decide on the right architect and involve him/her at the right time? [...] Now I have 3 architects, all fundamentally different. Next week/the week after I have to close the plot purchase. I would like to have an architect on board as a reference who will finally check with me on a four-eyes principle. Also: If I already had the plot today and the choice of 3 architects, what should primarily drive the decision and how much acquisition effort can one expect from the architects?

I have already expressed my opinion on the advisable approach in post #23; before that, in post #20, you received a hint to another place of activity of mine (and again in post #23 as double backup I revealed a quote-search-Google phrase with which you should not miss the path). "Three fundamentally different architects" are a good basis for the assumption that only one is really “the right one”: because he should fit you even more importantly than the plot. Acquisition effort: keep dreaming, with a single-family house you are not the most handsome bride at the ball. Possibly you won’t have much more choice for kissing than the frog ;-) Through the forum search you can find posts using the "search term" ;-) "Gerddieter", "written: by 11ant" in which I explain the selection of those candidates who “shine” with the calculation incompetence rightly criticized by and/or economically unrealistic design love. Regarding the buildability assessment by on-site inspection, I do not see that you have to take an architect with you here; the use of the existing structure is not up for debate. However, it might be useful beforehand to extract from the building authority which rejected preliminary building inquiries may possibly already exist for the plot. I have no doubt here about the fundamental buildability with a house that is not too narrow. If you have cause for fears in this regard, it could theoretically be mapped by clauses in the purchase contract.