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

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.

I don't know how far you can get for free in Bavaria, but maybe you'll find something here (google): geodatenonline.bayern.de/geodatenonline/ In Saxony (where we are), the cadastral maps are free of charge and publicly accessible, including information on the size of the plots.

If I may ask, how much budget are you currently planning for the entire implementation of the pool (including infrastructure)?

For the pool with everything included, we are at 100K. You can spend less but also significantly more. For example, there is an in-ground roller shutter included, which costs around 20K - but it was important for us to have a good cover because of the children.

For the pool with all the extras we're at 100K. You can spend less but also significantly more. For example, there is an underwater roller shutter included, which costs around 20K – but it was important to us to have good coverage because of the children.

Thank you very much. I think we would want to implement it similarly for the protection of the children.

For us, at the current stage, the pool is more of a nice-to-have and the granny flat would clearly take priority in comparison. My tendency is therefore to make certain provisions during construction that would simplify building a pool in X years.

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

We are currently planning our 2nd architect-designed house and I can tell you how we selected our architects: 1st house: recommendation, building style, sympathy. The design was quite okay for the situation at that time but did not consider a later life situation (children out of the house). Implementation was a disaster (no reliable craftsmen, construction delays, defects, lawsuits, the whole program), current house: we made a shortlist based on house style and photos on Instagram. Then we looked at the websites and noted whether they had construction photos or only designs – does he also build or only design? Then we arranged appointments with 3 architects, 2 of them wanted photos of the plot beforehand. What was important to us: what does he want to know from us, what is his attitude towards houses, how does he arrive at cost estimates/invoices, how current are they, what does he/his office do themselves, what do freelancers do. And we wanted to see concrete examples of all service phases. Conclusion: the very first appointment with one architect was a bullseye. She presented her working method with concrete photos and examples across all service phases. She understood how we live, what our life plan is and what is important to us: large kitchen with level access to the terrace, big dining area for eating with friends, space for many indoor plants in winter, living area not visible from the street, favorite color white, visually calm, guest apartment for children and grandchildren, elevator yes/no etc. Of course, we made a room list with sqm, but a lot came as suggestions from her. And her partner, who handles the cost accounting, was there from the start so that at the end of the appointment we already had an Excel printout with figures. What we especially liked and found important: she only does the tenders after the detailed planning is finished, meaning that afterwards there are no surprises for the craftsmen, because the details are clearly defined, nor for us, because, for example, a utility shaft was forgotten or a beam still had to be added – this happened with our first house. Additionally, she had a professionally good answer, good ideas or photos of already realized details for all detailed questions. Disadvantage: very long construction time and she is very expensive... but we will not save on the architect again, we’d rather make the house smaller... We are currently in the design planning and I hope it will continue as it has so far.

If I already had the plot today and had a choice between 3 architects, what should mainly drive the decision and how much acquisition effort can be expected from the architects?

Acquisition effort? I would say if the architect is good, none besides the initial meeting...

For the pool with everything included we are at 100k.

That's exactly our cost estimate for that too (no infinity pool)

does he also build or just design? Then arranged an appointment with 3 architects,

By the way, I wrote: "The first date with the architect: better not in the office," because "in action" and dealing with those implementing on the construction site quickly shows whether someone is a builder or already "feels sufficiently equipped" with their self-image, studies, architect role entry, Saab, and bow tie to write "Architect" on their brass nameplate ;-)

Did I overlook that? Is it a new development area or an existing house that needs to be demolished? I find the building envelopes quite old-fashioned. Also, the floor area ratio of 0.2 is incomprehensible to me for the Munich surrounding area. Well then…

The building envelope has a floor area of 155m2,

At first, I thought: 155 is not enough for a granny flat, but if you only plan a multipurpose room on the ground floor, then it is doable. How does it work with garage, driveway, and so on? Is there a second floor area ratio for that?

Granny flat: no special features - bathroom, living room, bedroom - 40-50m2

We have a couple of parents who will regularly come from the USA to Europe and occasionally want to stay with us. The other couple of parents is in poor health and we also want to provide for them here.

Then think carefully about who the granny flat is for. Because you cannot evict an au pair for visitors. Or a frail elderly couple generally also needs more square meters than the intended 50sqm…

While one architect says he would like an additional budget of €2.5 million, the other says you can get along well with €1.5-1.7 million. Both sums I had not expected.

That may be because two different calculation methods were used. It should also be mentioned that many architects' calculations can be off by about 20%.

Furnishing/house equipment (€100k) etc. remain.

This is not part of financing and usually has to be paid from own funds. Interesting project. I hope we can take part in it.