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

So €400 thousand are being discussed here

Hmm, sounds plausible so far.
However, in my opinion, you still forgot a few incidental construction costs. Utility connections, removal of cellar excavation, or is that extra?
The plot doesn't necessarily have to have been cheaper because the architect is well connected. Rather, that he was able to get it.

So calculate a safety discount of 20k on top. That leaves 380k for the shell with garage. Then the 20-22% margin. So about 80-100k.

A bargain is something else. But what do you want to do except say: No, it's too expensive for me.

Hm, sounds plausible so far. However, in my opinion you still forgot a few incidental construction costs. House connection, cellar excavation removal or is that extra? The plot doesn't necessarily have to have been cheaper because the architect is well connected. Rather that he got it.

So calculate a safety deduction of 20k. That leaves 380k for the shell construction with garage. Then add the 20-22% margin. So about 80-100k.

A bargain is something else. But what do you want to do, other than say: No, it's too expensive for me.

He still only means the extended shell construction with 400k€. The finishing is not included, right?

However, in my opinion you have forgotten a few additional construction costs. House connection, removal of basement excavation, or is that extra?

Removal of basement excavation is included (at least I hope so...), house connection costs are (as the only item) explicitly defined as own services, which would be billed directly to me by the utility provider – how much should I still expect to pay for that?

A bargain is something else. But what do you want to do except say: No, it’s too expensive for me.

My problem is the lack of available plots of land to choose freely. However, the architect’s designs are already very good and I like his houses...
My general impression so far: house building companies generally quote relatively low prices. With architects, significantly higher price ranges are quickly estimated...

House building companies generally quote relatively low prices. With architects, significantly higher price ranges are quickly estimated...

I wouldn't agree with that. I am building with individual trade contracts and planned with an architect. Therefore, I know the prices in our region relatively well. A general contractor (GU) could of course keep up here with a standard floor plan, but without it, not.

Utility connections start at 7-8k€ without gas (+3-4k€) and then increase depending on the connection length.

He still only means the extended shell construction with 400k€. The finishing is not included, right?

Yes, correct. Construction prices are not really my thing, I’m better at financing and valuation. But if I see it correctly, the architect/property developer advances the land + additional costs and demolition. The approximately 750k also need to be interest-bearing. And with a margin of 80k to 100k, not much remains after ongoing costs, income taxes, insurance, and reserves.

Yes, the impression is often correct. Now you pay a lot for everything and would then equip the house with electrical installations worth 6,000 euros? You notice it yourself, right? 10,000 for the garden? That won't work! Plan with 30,000 to 70,000.

For the other items except for windows, it's the same.

With 150,000 for the shell construction, a profit is already included for the developer. I think they rake in a good profit and I would stay out of it.

The house with land will cost you a million by the time it’s finished with garden, kitchen, furnishings, etc.