Costs for dream house - construction providers appear very expensive to us

Good day,

I would need a hint or a tendency for a price we received from our construction provider. It seems extremely overpriced to us.

Planned or offered was a "shoe box in solid construction" Kfw70 with 2 floors + basement with a granny flat. The entire building is supposed to have about 290m² of usable living space in the end (at 13.50 x 9.50).

Planned are the usual parquet, underfloor heating via heat pump, wood-aluminum windows, controlled ventilation and since the house is oriented to the south and without visibility, large windows on every floor (yes, also basement).

The catch of the matter. The plot is heavily on a slope. With this house size, if the south side is at ground level, you could run out of the upper floor on the north side without steps.

The whole fun is supposed to cost €480,000 (still without a large balcony). That is clearly above our pain threshold and the architect also knew that before we had a price.

Since this house is actually too big for us, we have reduced it. The new house should then have "only" a "usable living area" of 180 sqm including granny flat. Still, the estimated price is at €420,000 (without balcony or garage). Somehow we currently feel a bit "ripped off"...

Do you have a tip for us or maybe a construction company that is familiar with "building on slopes"?

Regards Ike_klar

Hello,

Planned or offered was a "shoe box in solid construction" KFW70 with 2 floors + basement with a granny flat. The whole building is supposed to have about 290m² of usable living space in the end (at 13.50 x 9.50).

I wouldn’t exactly call the single-family house a "shoe box"

Planned is the usual parquet, underfloor heating via heat pump, wood-aluminum windows, controlled ventilation and because the house faces south and there is no possibility of being looked into, large windows on every floor (yes, also basement). The crux of the matter. The plot is steeply sloped. With this size house, if the south side is at ground level, on the north side you could walk out of the upper floor without steps. The whole thing is supposed to cost €480,000 (still without a large balcony). That is well above our pain threshold and the architect was aware of that before we even had a price.

We have just completed a comparable project – one-story, 9.50 m x 12.00 m, granny flat in the basement and a good 40% of the basement exposed due to slope – in the Rhineland. Except for the wood-core aluminum windows, the equipment you described fits, and the expected earthworks including terrace and driveway paving are completely included. Fully painter-finished, meaning handover of keys and move-in, at a price of €375,000. A masonry garage 4.00 m x 8.00 m would cost another €20,000, a proper balcony with stainless steel railing about €13,000.

If I calculate our offer up to 13.50 m height, I arrive at about €420,000, assuming we are talking about comparable equipment and that it is also built in the Rhineland.

I prepare nationwide evaluations of construction documents; therefore, I know that the "Rhineland" price is not comparable with Bavarian offers, the price/sqm/living space in Bavaria is significantly higher. Furthermore, you have chosen windows which are not exactly inexpensive. Wood-core aluminum windows, 0.790 W/m²K, have an extra cost in the high five-figure range and we’re not even talking about venetian blinds, just simple roller shutters.

... Do you have a tip for us or maybe a construction company that knows about "building on a slope"?

I assume your architect "knows from experience" – just ask him first which services are included in the calculated price? Architect’s fee, static calculations, technical building equipment planning, thermal protection certificate, execution plans, soil investigation .... Are very high costs for the earthworks calculated due to the extreme slope? How is the basement executed – possibly special waterproofing? Normally with slope sites, you always have to deal with groundwater layers .... which heat pump, there are huge differences – same applies to the controlled ventilation .... etc.

Based on your sparse information, it would be more than careless to give an assessment of the calculated price

Kind regards

Yes, that sounds very familiar to me.....

It's similar here. very expensive!

We also reduced the price a bit, but now with a few corrections we are back at €440,000.

For a "shoebox," supposedly one level above a "barn."

Unfortunately, it is indeed that expensive. And we are not even building KfW75, but standard, because otherwise it would be even more expensive.

Sometimes I really don't feel like building at all anymore. After all, outdoor facilities, kitchen, and various other things are still missing at this price. And the plot of land was not a bargain either.....

We are also starting in the spring!
Have you already done the tenders?

Best regards, Bauhaus

Hey,

sorry

In my inquiry, I was more referring to the small house I mentioned, but something new has now come up regarding the large one as well.

Regarding the shoe box: I mean 4 straight walls and a roof... No bay windows or anything else. It was not related to the size.

In the meantime, we have asked a construction provider from northern Germany who now also builds nationwide. After including everything we wanted (including removal and electricity, same design), we are 80,000 euros!!!!! cheaper with the 300 sqm house. It’s surprising what a few kilometers can make. 400,000 euros sounds much better.

Before any questions arise: According to assurances, only employees who speak German are employed there, and prefabricated parts (for us a huge exposed concrete wall) are also manufactured domestically.

We can gladly have a call or write together sometime.

PS: Yes, with such price differences you feel like you’re being fooled!

Hello,

We have meanwhile inquired with a construction provider from the northern German region who now also builds nationwide. After we now have everything included that we wanted (including disposal and electricity etc., same design), we are 80,000 euros!!!!! cheaper with the 300 sqm house. That makes you wonder what a few kilometers can make. 400,000 euros sounds better.

Without knowing the provider, the BB, or further details, I claim based on my experience in this job that this price difference – with the same equipment – is nothing more than a rumor. Additionally, the described provider would not be the first – and certainly not the last – to get lost within the dimensions of Germany.

PS: Yes, with such price differences you feel fooled!

It would be wiser to ask what causes the price difference and what will come at you "after signing the contract" – above the usual €35,000 for ancillary construction costs –

Kind regards

The question is rather what is typically hidden? And what do you count towards your 35kEuro?