Detached single-family house in Schleswig-Holstein

Dear forum,
my wife and I are planning our first house in Schleswig Holstein, about 25 km east of Hamburg. The plot is almost secured and will only be finally notarized. At the moment, we are dealing with the next step, the house planning, which has to fit us, our wishes, and of course our budget.

Whether it will be a prefabricated house or a solid house is still open, as is a KfW standard. We still need to do some research and visit a few show homes. The tendency leans slightly towards a solid house.

We plan:

Development plan/restrictions
Plot size: 1342 sqm, of which 170 sqm access path (flagpole plot)
Slope: no slope, all flat
Floor area ratio: 0.15
Floor space index: 0.20
Building window, building line and boundary: 23m x 26m
Edge development: main building 5m
Number of parking spaces: double garage
Number of floors: 1 storey according to development plan
Roof type: gable roof, ~50 degree pitch
Style: modern, little or no roof overhang
Orientation: according to plan
Maximum heights/limitations: max. height according to development plan 10m

Requirements of the builders
Style, roof type, building type
Basement: utility basement with increased raw construction height for possible later expansion
Number of persons, age: 2 adults (39+32), 2 children (4+5; family planning not yet finished)
Room requirements on ground floor and upper floor:
GF – hallway, shower/WC, 2 study rooms, kitchen, pantry, living/dining room
UF – main bathroom, master bedroom, three children's rooms
Office: 2 small work rooms on the ground floor
Guest sleepers, nights per year: 30 nights
closed architecture
modern construction
kitchen without cooking island, separated from dining room by sliding door
Number of dining seats: 6
Fireplace: preferably yes
Balcony: no
Garage: double garage

Further wishes:
– would like a deep window seat in the living/dining area
– would like to realize the house completely with wooden windows
– would like a closed staircase, i.e. no wooden staircase, but possibly concrete with real wood on the treads

House design
Own design of the floor plan, currently still without windows

What do you especially like? Why?
– Study rooms have good space on the ground floor
– Room sizes in the upper floor are sufficiently large
– Entrance with some angles – would like to install a small bench there and further along build the wardrobe

What do you not like? Why?
– Kitchen/pantry possibly too small? (freezer could go to the basement)
– Is the passage width from entrance to hallway large enough?
– WC on the ground floor not central enough?
– Living/dining area too small?
– Master bedroom possibly too small?

Price estimate according to architect/planner:
We have not consulted an architect yet. A first appointment for an initial consultation is scheduled. We are still torn whether the architect might exceed our budget.
We have also made initial appointments with various general contractors.

Personal price limit for the house, excluding equipment:
420k€ for basement and house, ready to move in (+20k€ buffer extra)
20k€ for double garage with door and drive
Plot, incidental costs, development and additional building costs are extra.

Preferred heating technology:
I have not informed myself enough about this yet.
We would like underfloor heating everywhere, also in the basement.
KfW55 should definitely be achieved, possibly better if the budget allows

If you have to do without, on which details/extensions
can you do without:
– one less study room on the ground floor (would have to move to the basement)

can you not do without:
– basement (due to work we simply need more storage space)

Why is the design as it is now? e.g.
The floor plan is a mixture of many examples we have seen.

What makes it especially good or bad in your eyes?
It includes everything we spatially need.

What is the most important/basic question about the floor plan summarized in 130 characters?
Houses with 7 rooms are not so common here. Does the floor plan and our idea with the utility basement roughly fit our budget for a turnkey finish? Where could savings be made?

Unfortunately, I am a layman and have drawn the plan as best as I could.
House footprint is: 9.5m x 12.5m
Walls are consistently planned with 42cm and 24cm
For orientation: one grid square corresponds to 1 sqm

There is always potential for improvement, so we look forward to feedback.

Some notes on the project. Skip the fireplace, these modern houses are so warm, you will never have it on because you don’t want to sit naked at the dining table. Take roof overhang, that protects your facade in the long run. There are stupid fashions. The lack of overhangs is one of them. Consider whether the wooden windows are really meant to be, because they bring zero advantages. In SH I recommend the bigger Team massiv and eco Haus, both providers are reasonably priced in a good sense. Or a local company, in the Lübeck area for example Garant StoDo. I would make the kitchen cheaper. Only the L, no pantry, L facing north, free space for back door, where this small row is now, big American fridge, Side by Side. That’s it for now. K.

Print the floor plan and draw in furniture to scale

The wardrobe is already too small for the three of us; with five people, a study will get cluttered

Pantry not usable
Kitchen small

Would remove pantry and enlarge the kitchen.

Living and dining could work for 5. Draw in furniture

Study very small. Table and shelf fit in
Would move the study to the basement.

WC I doubt a shower fits there

Upstairs bedroom not furnishable. Unless you have a 1.4 m bed

Will the bay window be designed as a dormer?

Otherwise, I don’t know if the stairs will work.
Children's room also just a narrow space

Would arrange the rooms upstairs differently
Bathroom becomes children's room
Parents' room becomes bathroom
Children’s room becomes parents’ room
Dormer, 3 gables over the bay window

Budget will be tight for all-in
Feasible can give you tips so it works with basement, garage, outdoor area, etc.

Consider giving up the bay window and moving the wall between kitchen and study forward

Additional costs would be interior fittings and the floor ceiling

Thanks already for the good input. I will add furniture to the floor plan over the next few days.

The issue with the roof overhang is correct. More disadvantages than advantages. We will think about it again. We actually want wooden windows only because of the look, because we simply find it beautiful. At least on the inside, it is fixed for us. On the outside, we are open.

The gable was intended as a flat roof. I revised the floor plan once as suggested by . The house is now 11m x 12.5m. The roof pitch would have to be lowered to 45 degrees. We actually want to keep the pantry. Now it is 5 sqm (in our current apartment it is just under 2 sqm). The front door hinge is now on the left. The seating area and hallway closet have been made bigger.

Is 1.2m passage width enough in the entrance area?

Thanks for the tips regarding the general contractors. I will call them about an appointment or procedure.

This is how the floor plans look now.

Size isn't everything. Draw furniture everywhere to scale. Swap the bathroom and the child’s room. Then all three face the garden. I still don’t like the kitchen and entrance. Draw furniture everywhere. To scale. Furniture as you need and want it.

What else is supposed to happen in the roughly 100 m2 in the basement? I would plan the home offices there, which will later be desired by the kids

The budget is (with basement and double garage) at least 100k too tight.