Cost estimation for demolition and new construction

Actually, the topic of building a house was basically settled for us. About 7 years ago, we built an end-of-terrace house and are happy with it, apart from the usual minor issues.

Now, by chance, we found out that "the house" I have admired for about 6 years is being auctioned off.

Therefore, the question arises for us whether this house might be an option. Size and layout are fine, and the location is one of the reasons why the house even caught my attention.

But, and this is a big but, the house is from 1960 and the appraiser was only able to conduct an external inspection. So it is realistically possible that the house is no longer economically feasible to renovate. That was the case with 1-2 other houses in the area.

In order to estimate whether we are even interested in bidding, I need information on how much a new build would cost in the worst case.

And here begins my problem. I am completely "out of the loop" regarding the costs of a new build. The internet doesn’t really help me either, or rather overwhelms me with information. Contacting an architect or builder at this point seems completely premature to me, since the likelihood that we will win the auction is rather low, and that it would then really need to be newly built even lower.

The whole thing is further complicated by the fact that the plot slopes somewhat towards the garden. The existing basement is above ground to the garden side except for the last 80 cm. A slab foundation would therefore probably not be possible or sensible? I have zero experience with basements. Our current house has none and I don’t really miss it either.

If that is helpful: The house from 1960 is 9.30 x 9.30 meters in size. Fully basemented and has a gable roof. Living area about 120 sqm plus a somewhat awkwardly placed annex of 20 sqm. So a total of 140 sqm.

We would have to come back to around 140 sqm to reach our current living space, possibly the above-ground basement part could be used for that?

So, if I haven’t completely lost you, my questions:
How much does a "mid-range" new build of a 120 sqm house cost currently?
How much does a basement (residential basement) of 9 x 9 m cost?
How much does demolition and disposal of the old house cost?
Do you pay the typical ancillary building costs (e.g. house connections, development) again, or can you use the already existing connections and basement pit?

By the way, I am aware that a foreclosure comes with many other uncertainties. We also take that into account, but at this point that is not what I want to discuss.

Welcome to the forum :)

But, and that is a big but, the house is from 1960 and the appraiser could only conduct an external inspection. So it is realistically possible that the house is no longer economically feasible to renovate. That was the case with 1-2 other houses in the area.

First of all, there is fundamentally nothing wrong with a house from 1960. If the basic structure is sound, it can also be renovated without any problems. Does it generally make a good impression from the outside? Or does it look rundown? What exactly was the problem with the houses in the neighborhood?

Even with a purely external inspection, the appraiser hopefully noticed something, assessed something, or wrote something. Does that really indicate demolition?

So, a new build, very roughly calculated, starts at €2000/m² of living space plus €50k additional construction costs. A basement, let's just say, also €50,000. Browse through other forum threads; people there have somewhat more realistic current figures than my estimate. So demolition and new construction I would ballpark at around €400,000 total.

Even a full core renovation should be cheaper.

Anyway, if co-bidders do not have a "new build claim" and consider the house habitable, then the price will be set accordingly high. So don’t bid more than the pure land value for a new build, or preferably calculate with a renovation.

What does a basement (residential basement) of 9 x 9 m cost?
How much do you pay for demolition and disposal of the old house?
Do you pay the typical ancillary building costs (e.g. house connections, groundwork) again, or can you use the existing connections and basement pit?

The condition of a basement from the 60s will not meet the requirements of a modern residential basement. If you’re lucky, it’s dry, but most likely uninsulated. Are there already windows? Is the room height suitable?
Simply put: New basement = new earthworks and everything that goes with it. Personally, I don’t think much of new houses on old basements.

Forget the new building. The price in the ZV will become so unprofitably high for a demolition and new construction. Renovation or leave it.

Welcome to the forum :)

So first of all, there is basically nothing wrong with a house from 1960. If the basic structure is sound, it can easily be renovated. Does it generally make a good impression from the outside? Or does it look run-down? What exactly was the problem with the houses in the neighborhood?

Even with a purely external inspection, the appraiser should hopefully have noticed something, assessed it, or written something. Does that really indicate demolition?

So a new build, very roughly calculated, starts from €2000/m² of living space plus €50k ancillary building costs. A basement, let’s just say, €50,000. Browse through the other forum threads; there people have somewhat more realistic current figures than my estimate. So I would roughly estimate demolition and new construction at €400,000 in total.

Even a complete core renovation should be cheaper.

Anyway, if other bidders do not have a "new build claim" and consider the house habitable, then the price will be set accordingly high. So don’t offer more than the pure land value for a new build, or rather calculate with a renovation.

As a first preference, I am calculating with a renovation. However, I want to be prepared for the worst case in my considerations.
I’d rather offer little and not get the house than overextend myself totally.

The appraiser speaks of “significant renovation needs” but does not go into detail. From the photos and what I can see from the outside, nothing major has been done to the house since the extension in the 70s, but it doesn’t look “like it’s about to collapse soon.”

Unfortunately, I don’t know exactly what the problem in the neighborhood was. We were done with the topic of house construction, so I didn’t ask further.

The condition of a basement from the 60s will not meet the requirements of a modern living basement. With luck, it is dry, but most likely uninsulated. Are there already windows? Does the ceiling height fit?
Simply put: New basement = new earthworks and everything that comes with it. Personally, I think nothing of new houses on old basements.

There are large windows facing the garden. The ceiling height will be the critical point.

However, I expect the basement to have the greatest problem potential. Behind the property begins a nature reserve with a wet meadow.