Cultivation Planning / Change

Is it perhaps possible to expand?

I don’t think so, even though building is very flexible here. The city’s power lines would have to be changed and everything. I can’t imagine that being economically feasible even remotely, if it’s allowed at all.

I painted big windows again for fun (fixed at the bottom, openable at the top) and doors with a French balcony. I also indicated the m² as a guideline. The exact exterior dimensions are unknown and estimated only with a ruler and ratio calculation.

I can really imagine that well with a modern and cool open-plan kitchen.

Looks really interesting. I like it too.
But the question is, where would we end up cost-wise? I get (now calculated with a bank’s professional assessment) about €150,000 to €200,000 for an extension (fully value-increasing). A "conversion" won’t be fully recognized as value-increasing, so I can only calculate with correspondingly less money. And that probably won’t be enough to move and newly support load-bearing walls, the exterior wall of the old building, etc.

I think it’s great again [emoji85] [emoji23] .
I believe the thread starter probably needs a break to sort things out. Whether extension or new build, he would have a pretty big project ahead of him.

Correct, as I said, I had the first bank appointment over the weekend.

The advisor discouraged me from a new build. At least under the conditions I mentioned – meaning selling the house with a €100,000 "profit," new build including land for €600,000. He said, purely bank-wise, that might be possible with some tricks and contortions, but then I would be at the absolute limit regarding monthly burden – and that with maybe three children, he strongly advised against it. It would be different with two children and if my wife would go back to full-time work – but even then, it would be a project not built on the strongest footing.

So a new build is feasible but too risky under the given conditions. If it were done, the new build including land, incidental building costs, granny flat, etc. would have to be reduced to a maximum of €500,000 – then it would be conceivable and also solidly financeable.

With the extension topic, it looked much better, and I also have an offer to finance an EXTENSION for around €150,000, which would fully fit into our budget (details see other thread).

He emphasized again that this applies to an extension, meaning measures that have an almost full value-increasing effect. Conversions in the old building stock only count partly (about 50%) as value increase – which, while not changing the monthly burden of financing, would simply no longer make loan collateralization possible.

I believe we have already given up on profitability anyway. Wouldn't it be time now to invest some money and consult an architect for advice? Because the further path obviously depends largely on the feasibility of a conversion (of whatever kind).

Looks really interesting. I like it too
But the question is, where do we end up cost-wise. ... And that probably won’t be enough to move and newly support load-bearing walls, the exterior wall of the old building, etc.

I don’t want to sound arrogant, but I don’t think another floor plan can fit the 3 children’s rooms of reasonable size in the same area. But I have to say, I lived with my sister in one room until we were 10. That was great and worked excellently.
Maybe the architect or structural engineer can have a look at the matter. One or two columns in the room could even have a positive effect as room dividers between the kitchen/dining area and living area – possibly. But that it won’t be trivial structurally is something I can imagine. You’re right about that.

We have an architect who is also a structural engineer. The original plan for the extension also comes from him.

Economic efficiency aside, it has to be feasible. If I have to borrow €20,000 more for it, that’s not a problem. The monthly burden is no problem at these levels. But the collateral is a problem – I won’t get €250,000 for the renovation if the house doesn’t increase in value by at least €200,000 as a result – and that is likely difficult to impossible.

The extension that creates an additional 60m² of living space for €150,000 is financeable – quite well, even.
A renovation including the extension that also creates 60m² of living space for €150,000 is therefore also financeable.

Only if the extension alone already costs €150,000, where is the budget for the renovation? And I can only get that up to say a maximum of €50,000. Given the changes that would have to be made, I simply consider that impossible. For €50,000 you don’t rebuild the entire structural engineering of the house, because nearly a whole house wall including roof and everything has to be torn down. Not to mention that in the old building there is underfloor heating everywhere with different heating circuits per room...

But I also admit that it is almost impossible to fit all that is needed only into the extension. Even if that is extended 3*10 meters to the rear ([planoben]).

The only thing that would be feasible in my eyes (whether it then looks nice is another issue) is to leave the old building completely as it is, except that Child 2 will get the new bathroom. Where in the extension the new bathroom would be ([planrechts]), there would be a slightly larger children’s room (4m*4m) than on the plan, and exactly on the other side ([planlinks]) the master bedroom (4m*4m) with direct access to the bathroom.

Because the extension is then enlarged to the rear by 3m*10m, the living/dining room would still have a size of 5m*7m and the kitchen would still have about 3m*5m. All just approximate figures.

I’ll try to draw it.

Well, if you have an architect, then just hire him for that.
An approvable extension that must fulfill the criteria x and y.
The old building may only be worked on minimally invasively.
Then he will make himself some thoughts and draw it for you.

You can draw back and forth here, but you have no certainty regarding the approval, even if something was approved once.
Even if you dismissed the idea of adding a story so easily, I wouldn't completely discard it. Maybe it's possible to convert the attic in such a way to accommodate the bedrooms there.
You have certain no-go's (which I don't want to judge), but that restricts your free thinking a lot. You are basically fixated on a single possibility and trying to push it through with a lot of back and forth.
A free mind that knows all the requirements would be a better contact person here.

. You don't rebuild the entire structural framework of the house for €50,000 because almost an entire house wall including the roof and everything has to be demolished. Let alone that in old buildings there is underfloor heating everywhere with different heating circuits in each room...

I don't understand why the roof is affected differently than in the architect's extension.

You mean it's cheaper for you to build another 3x10m = 30m² in addition, than to remove half the exterior wall and support it properly? *doubtfully scratching head*