divide a long, narrow plot

Hello everyone,

our family has owned a plot of land (size 708m^2, in BW) for years. Now the idea came up to develop it. On the neighboring plots there are multi-family houses with about 10 residential units each. At first, we thought of building a multi-family house with 4 residential units, but we discarded this plan because there are special regulatory requirements for multi-family houses with more than 3 residential units.

Now the consideration is to build two semi-detached houses (approx. 9.50m x 11.00m). For this, the long, narrow plot would have to be divided. The orientation of the plot is south, and access is only possible from one side. Since the plot is only about 16m wide, the idea would be to arrange all parking spaces along the street and then reach the rear plot via a footpath.

Attached is the excerpt from the development plan with the building envelope, the surroundings, and a first rough concept of how the semi-detached houses could be placed on the plot (WA 9).

The plan is to build 2 full floors without a basement, to divide them horizontally (one separate apartment on each level, the pitched roof would then possibly serve as storage space). (Colors: Red: each semi-detached house, Green: at least parking spaces, Yellow: footpath, Orange: solution for enclosed, covered bicycle parking still to be determined.)

Do you think this is feasible? Do you have any ideas/suggestions?

Hello smartsurfer,

just from the aerial view, I would tend to build similarly to the neighbors. If you place two smaller units between the existing buildings, I can’t imagine that it would sell/rent well. You should also discuss the possible development/access with an architect, as it looks to me like the plots can be used much more efficiently (maybe even have to for it to be worthwhile!?) than your plan would allow.

In my opinion, the core question is whether the limitations you mentioned from 4 units onwards outweigh the disadvantages of a more subdivided development or not. Ultimately, only an architect can answer that for you.

Best regards
Dirk Grafe

Selling the property would not be an option?

You don't want to build 2 semi-detached houses, but 2 houses with 2 residential units each? If you want to create 1 semi-detached house with 2 semi-detached halves, each with 2 residential units, it would be a continuous building structure – that would fit the picture better. Also, your parking spaces are drawn too small. Check how many parking spaces per residential unit are necessary ([Stellplatzordnung] if available). Four parking spaces at 2.5 m width are often not approved in a row – better plan with 2.8 m per parking space.

Hello smartsurfer,

just from the aerial view, I would tend to build similarly to the neighbors. If you place two smaller units between the existing buildings, I cannot imagine that would sell/rent well. The possible development/access should also be discussed with an architect, it looks to me as if the plots can be used much more efficiently (maybe also must be, so that it pays off!?) than would be the case with your plan.

Hello Dirk,

thank you very much for your comment! At first, we thought of a multi-family house (2 stories, 2 apartments each), but from the dimensions alone, it would result in very narrow, long "tube" apartments. Building the apartments on one level with different widths is not possible due to the width of the plot. And then the ground floor in the multi-family house would have to be built barrier-free, which again takes up the "precious space" for a wider hallway, etc. Instead of these narrow apartments, we considered how a more square area might be possible because we suspect that would be more attractive.

Furthermore, it is also the case with the two neighbors that although each has one large unit, the apartment layout also leads to apartments with unfavorable locations. I have a representation of the left building, and based on the balconies, one can estimate how the apartments (5 per floor) are situated. It seems to me that our undeveloped plot even provides some "view" for some neighbors (--> left building "north/east" apartment and right building "north/west" apartment).

It is also planned to rent everything out, not to sell. But if that should ever change, wouldn't it be more attractive (for us) if one of the two buildings could then be sold? Otherwise, a homeowners' association (WEG) would have to be formed in the multi-family house. And the WEG can, depending on co-owners, bring a lot of trouble....

Development In the area (on the other side) there are mostly 1-2 family houses or bungalows. Therefore, here is a larger section of the aerial image.

Selling the plot wouldn’t be an option?

We are examining this option in parallel!

But just selling (e.g., to a developer) doesn’t help us; even then, with the sale (+ of course additional equity), we would want to buy about 2-3 apartments. In doing so, we have the impression that a developer who can make better use of the plot will build more extensively than we would.
A subterranean garage alone would be necessary. When I look at the exposés from the area, a parking space in an underground garage is offered for 20-25K EUR in the sales prices. You can’t rent out a parking space that expensively for it to make financial sense. (Note: Nearby there is the turning area with free parking options, see aerial photo....)

As an apartment building developer, it would definitely be a condominium association. That also somehow feels unsympathetic to us.