Cost framework and negotiation scope for prefabricated houses

Hello everyone,

we want to build soon (on the Swabian Alb near Reutlingen), have already found a suitable plot and decided on a prefabricated house. We are currently in the process of obtaining initial offers from several providers.

So far we have no comparison values, but found the first offer from Bien-Zenker quite „steep“: For a turnkey Effizienzhaus 55 single-family house with a net living area of 165 sqm with two full stories and hipped roof on a slab foundation (without basement) and an air-to-water heat pump with underfloor heating, they would be happy to receive a transfer amounting to €484,000. The whole with minimal special features (floor-to-ceiling windows, electric roller shutters, partly parquet floors).

This results in a total price of just under €2,950/sqm (plus additional construction costs, outdoor facilities and garage)
With a basement we would end up at €543,000 (just under €3,300/sqm)

Next week we will have further talks with Schwabenhaus and Schwörerhaus and obtain corresponding comparison offers.

Our questions:

1) Is the first offer from Bien-Zenker within the usual range, or is it overpriced?

2) What is the typical room for negotiation when buying a prefabricated house? For example, I would never buy a car if the seller didn’t give me at least 5% off the listed price. Are 5% discounts also usual when buying a house? Or is that too high (or possibly too low)?

3) After some research and visits to model home exhibitions, we shortlisted Bien-Zenker, Schwabenhaus and Schwörerhaus. Are there prefabricated house providers that offer a comparable quality level with a significantly better price-performance ratio that we might have “overlooked”?

If you could share your concrete practical experiences with us, that would help us a lot!
Merci :-)

We are currently in the same phase and initially landed at Bien-Zenker. But after further research, we decided on Greenhomes Öko. A manufacturer from Poland and significantly cheaper with the same quality.

You probably have some room for negotiation with a few goodies. 5% on a house price of 550,000 EUR would be just under 30,000 EUR. You really have to find someone who really needs it.

A house from Poland, I wish you good luck. German building regulations and DIN standards do not apply in Poland. Accordingly, the house could look like that, especially regarding sealing, etc.

I have seen the work from Poland here plenty of times... Generally, they don't take it too seriously, no matter what it's about...

This results in a total price of just under €2,950/sqm (plus incidental construction costs, outdoor facilities and garage)

still below the calculable value of €3,000/sqm.

1) Is the first one from Bien-Zenker within the usual range, or is it overpriced?

The price for the initial standard is within the range, although it must be said that the construction service description naturally always leaves room for upgrades. This means: any initially stated house or catalog price without individual planning only includes the standard version of the construction service description. Most builders want to upgrade this, e.g. corner profiles in bathrooms, larger tile formats, more sockets and two-way switches as well as digital electrics, better plaster both outside and inside, height differences in the screed for floor coverings, and similar things that naturally make the price soar.
If you stay with your car purchase as an example: an individual configuration gladly drives the price up by one third, and that only through some packages that appear normal. Better engine, better interior, more technology, nicer look.

2) What is the usual negotiation margin when buying a prefabricated house?

No significant margin.

Is a 5% discount common when buying a house?

No. As far as I know not. Possibly a small bonus.

Are there prefabricated house providers who offer a comparable quality level at a significantly better price-performance ratio and that we might have "overlooked"?

As far as I know, all companies reflect their construction service description in their price. That means: whoever wants more, also pays more.

A manufacturer from Poland and significantly cheaper with the same quality.

Explain the same quality to me.

What is included in the basement price? Presumably, the earthworks are not included in both options, right? Do you know anything about the equipment? Like execution, insulation, etc.? So in the offer it's 50,000 for probably about 85sqm, so 600€/m2.

I have seen enough of the work from Poland here... Usually, they don’t take it too seriously, no matter what it’s about...

Really? Then you must be really rarely on construction sites. Who do you think is still working in construction here with us? P.S. The training of craftsmen in Poland is just as good as in Germany.