Costs for shell construction and roof covering/insulation - fixed price offer okay?

2018-10-09 15:19:55

Leave it. That is clearly and extremely expensive. And the 150k€ you can forget about that so much. He probably wants to drive you into bankruptcy to then buy back cheaply himself.

2018-10-09 15:27:35

I didn't want to overload the thread with the topic: For the rest, I have a calculation of €150,000 broken down by trade and company. That also seems very low to me. The construction performance description partly has rather lower standards. I have sent change requests with a request for pricing to the architect. Nevertheless, he must have extremely good prices if he wants to purchase the rest for €150,000. For example, the design includes a lot of window areas as well as high ceilings (ground floor 2.90m clear height) with correspondingly high window heights and exclusively wooden windows.

You hopefully notice from the numbers of that something is wrong with your fictitious numbers, right? And he hasn't even taken your ground floor luxury height of 2.90m into account, nor the extremely many windows. The 30k€ are by far not enough. My standard 2.33m windows already cost 20k€ in the plastic version (best profile of the supplier but still plastic )

2018-10-09 15:35:06

Do you know the correct property price? Your calculations are based on too many assumptions for anything to come out of this.

2018-10-09 16:08:03

Do you know the correct land price? Your calculations are based on too many assumptions for anything meaningful to come out of this.

I just declined a project with a general contractor in the side street where I would have purchased the land separately with almost the same size. I used this price per sqm here because the land in the project I raised for discussion is rather less attractive (north instead of southwest orientation, land cut (1m narrower)) and the developer/architect is extremely well connected in the city and basically buys land off the market before public marketing, as in this case. Specifically: Land at €330K, market price set at €700/sqm, standard land value: €490/sqm Passing on incidental purchase costs: €30K 0.5 demolition costs (due to semi-detached house) existing + partition: €20K Subtotal: €380K The fixed price offer (land + shell construction + roof + garage + planning + profit) is €780K Thus €400K is up for discussion here

2018-10-09 16:45:56

And you can totally forget about the 150k€.

I am aware that I will have to invest heavily in the interior finishing, as some items are estimated with too low a standard. At least I have a detailed breakdown for that. What I want to know is whether the prices can be achieved at all based on his construction service description: Here are the essential points. The house (semi-detached) has 200 sqm living space + 75 sqm usable space in the basement 1) Windows/Shutters: 40k (wooden windows, tilt-and-turn fittings brand Hoppe, triple glazing, K-value: 1.1, lots of window area with room height ground floor 2.90m, basement 2.50m, manual plastic shutters ground floor and attic) 2) Heating/Sanitary: 36k (air-to-water heat pump, underfloor heating ground floor, attic, attic room, one large bathroom with 2 washbasins, walk-in shower, bathtub, Optima Duravit ceramics, Hansa fittings simple series) 3) Electrical: 6.5k 4) Plaster/Drywall: 16k (Q2 quality) 5) Screed: 5.5k 6) Locksmith: 5.5k 7) Carpenter: 6k 8) Painter: 5.5k (white painted on textured wallpaper) 9) Tiles: 12k (€20/sqm material price, 11 sqm bathroom, 40 sqm ground floor, entire staircase tiled from basement to attic) 10) Floor coverings: €6k (approx. 100 sqm with carpet €20/sqm material and 40 sqm with parquet €60/sqm installation value calculated) 11) Outdoor facilities: €10k (leveled garden area + eco-paving terrace (18 sqm) and driveway (approx. 100 sqm) This adds up to 100k €. I have the offering company for each position. Even if the details for an exact evaluation are missing: Which position seems unrealistic based on the information?

2018-10-09 16:51:07

I am aware that I will have to invest heavily in the interior finishing because some things have been calculated with too low a standard. At least I have a detailed breakdown for that. What matters to me is whether, based on his construction service description, the prices can even be achieved:
Here are the essential points. The house is a (semi-detached) 200 sqm living area + 75 sqm usable area in the basement
1) Windows/Shutters: 40 thousand (wooden windows, triple glazing, K-value: 1.1, large window area with room height EG 2.90m, KG 2.50m, manual plastic shutters on EG and DG)
2) Heating/Sanitary: 36 thousand (air-to-water heat pump, underfloor heating EG, DG, attic, one large bathroom with 2 WT, walk-in shower, bathtub, Optima Duravit ceramics, Hansa fittings basic series)
3) Electrical: 6.5 thousand
4) Plaster/Drywall: 16 thousand (Q2 quality)
5) Screed: 5.5 thousand
6) Locksmith: 5.5 thousand
7) Carpenter: 6 thousand
8) Painter: 5.5 thousand (painted white on textured wallpaper)
9) Tiles: 12 thousand (€20/sqm material price, 11 sqm bathroom, 40 sqm EG, entire staircase tiled from basement to attic)
10) Floor coverings: €6 thousand (approx. 100 sqm with carpet €20/sqm material and 40 sqm with parquet €60/sqm installation value calculated)
11) External facilities: €10 thousand (leveled garden area + eco-paving terrace (18 sqm) and driveway (approx. 100 sqm)

This results in the 100 thousand €. I have the offering company for each position. Even if the details for an exact assessment are missing: Which position appears unrealistic based on the information?

All except for the windows, and even those maybe! And I don't mean the scaling up. Positions are missing and those that are there are calculated too low. And not just by 1-2k €, but off by five figures.

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Costs for shell construction and roof covering/insulation - fixed price offer okay?

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