Cost estimation for demolition and new construction

2021-01-04 00:54:27

I count four chimney flues on the outer chimney (kitchen/bathroom) and one in the living room. My assumption is individual stoves (coal/oil) in the bathroom, kitchen, and living room, later gas boiler, possibly also storage heaters for a while. Unfortunately, the other cross-sections are not very revealing. But overall, I assume here only a reinforced concrete basement ceiling and wooden beam ceilings above. In terms of wall thicknesses, it seems like a case of Scanty Hans in the kitchen—at the chamber/WC (?) next to the stairs, I even suspect (as well as in the wardrobe) Hourdis or full bricks laid on the narrow side; in any case, nothing throughout that would give hope for a heavy ceiling (reinforced concrete or prefabricated ceiling). The interior wall near the ridge could even be a plaster lath wall, and in the attic, I even suspect that the floor consists only of planks on the collar beams. Even if nothing may be structurally defective, I reckon the building shell value here is essentially symbolic. Beyond the land value, I would only offer what the merchant calls a "remembrance value"—with the consequence that I would not expect the bank to accept the property as sole collateral for its renovation financing. For its construction type, it looks remarkably good but seems to me a textbook example of a simple post-war home. Is it located in an area that had to accommodate many refugees/displaced persons?

2021-01-04 07:33:29

I count four chimney flues on the outer chimney (kitchen/bathroom) and one in the living room. My assumption is individual stoves (coal/oil) in the bathroom, kitchen, and living room, later a gas boiler, possibly also night storage heaters for a while. The other cross sections are unfortunately not very talkative. But overall, I assume here only a reinforced concrete basement ceiling and above that only wooden beam ceilings. Regarding the wall thicknesses, it seems that the kitchen was very tight on space – in the chamber/WC (?) next to the stairs I suspect (as well as in the cloakroom) even hollow-core slabs or bricks laid on their narrow side; in any case, consistently nothing that would suggest a heavy ceiling (reinforced concrete or precast ceiling). The interior wall near the ridge might even be a Rabitz wall, and in the attic I even suspect that the floor consists only of planks on the collar beams. Even if nothing may be structurally unsound, I reckon this essentially has only a symbolic raw construction value. Beyond the land value, I would only offer what the merchant calls a "memory value" – with the consequence that I would not expect this property to be sufficient as the sole security for its renovation financing from the bank's perspective. It looks remarkably good for its type of construction, but to me appears as a textbook example of a simple post-war home. Is it located in an area that had to accommodate many refugees/resettlers?

I just looked at the Wikipedia article again and yes, it mentions strong population growth due to flight.

So we are, of course, back at my original question. What would a replacement new build likely cost, including the basement and demolition of the existing structure?

As much as I like the house, in my opinion keeping inferior substance is a bottomless pit.

2021-01-04 11:46:08

So demolition + new construction. The worst case, practically.

Either 140 sqm with a basement or 160 sqm without a basement would be necessary.

Since there is now a basement pit after the demolition, I am assuming 140 sqm with a basement.

The costs would initially be roughly:

€40,000 for a demolition without surprises

140 x €2,000, so €280,000 for the house

€67,000 for the basement (source per basement for a white tank)

€20,000 for outdoor facilities (is that probably enough?)

€50,000 for incidental building costs

That would be €437,000 without the land. The sum makes me suspect that I have currently forgotten something important.

2021-01-04 12:25:41

2000€/sqm is rather ambitious, you can actually only achieve that with gas heating and construction according to the energy saving ordinance. If you want underfloor heating, heat pump, etc., it quickly goes towards 2500€ and higher. Kitchen is missing. Is there already a garage on the property?

2021-01-04 13:48:34

I just looked at the Wikipedia article again and yes, it talks about strong population growth due to flight. Then we are of course back to my original question. How much would a replacement new build presumably including a basement and demolition of the existing building cost.

Are we talking about Espelkamp? A replacement new build costs just like a new house on the same site plus demolition. I assume the structure is merely very simple, but not dilapidated, and thus the basement can be retained. This way you have the foundation and house connections as well as storage room. A new build with "extensions" compared to the previous basement layout is something different from a usually not worthwhile partial basement. Inquire about the development plan or in the §34 area about actual building envelopes that can be read from the cadastral excerpts.

2021-01-04 14:15:18

2000€/sqm is rather ambitious, that's usually only achievable with gas heating and construction according to the Energy Saving Ordinance. If you want underfloor heating, heat pump, etc., it quickly goes towards 2500€ and higher
Kitchen is missing
Is there already a garage on the property?

The garage that is currently there is more of a better shed and probably not stable without the house. But from experience, I can say that a carport is enough for us. We don't miss anything there at the moment.

Kitchen is noted.

And underfloor heating would at least be something we wanted. The rest gladly, but what isn't, isn't.

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Cost estimation for demolition and new construction

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