Good morning,
I am overwhelmed and positively surprised at how quickly competent suggestions are provided here.
Many thanks in advance to everyone, of course also to the users with the more critical contributions.
So that we can all continue the conversation on the same page, I need to formulate some points more concretely, correct but also acknowledge certain things.
I’ll try it with the quote function:
KfW40 or other norm exceedances are a product for building owners with the self-perception of needing to belong to the eco-bio-sustainability avant-garde and at best pay off for committed high earners. Forget the dream of a better conscience even for the average consumer that basically pays for itself.
We do live environmentally consciously, but I would rate the degree as "average."
The KfW40 consideration is purely for financial reasons. If you’re building new anyway to the current state of technology and possibly receive KfW40 “status” with a slightly higher effort, we would of course like to do that to collect the premium. The motivation here is clearly primarily the economic aspect. In the end, you have to compare effort versus benefit. If the subsidy is greater than the effort, why not?
For this reason, it could end up being a non-KfW/KfW70/KfW55/KfW40/KfW40+ etc...
We classify the positive side effect of monthly energy savings more as “nice to have.”
The same applies to starting a career as a small residential dealer aka landlord of a granny flat: this also “does not pay off” for average earners; being a landlord in the lot size “1 residential unit” at best is a self-sustaining hobby (and no, it is not retirement provision, that’s stupid investment advisor nonsense).
We do not intend to rent out the new building. The granny flat was intended to receive correspondingly more funding. We came across this because a good friend chose this option. Their grandmother actually lives with them in their separately closed residential unit. However, you can plan the "granny flat" on the upper floor (as a separate residential unit) and still use it together.
Here too, the topic of the "granny flat" is purely an economic consideration. Essentially, it is not an expensive extension or similar, but a "reservation" of the existing living space on the upper floor as a separate residential unit. The kitchen can ultimately still become the laundry room, and the apartment entrance door can also be left open.
The pleasant side effect was the larger living area, which is again the reason why 200m² of living space was mentioned (2x 100m²).
With the described needs and conditions, I see you in an average house without a granny flat, i.e., look around in those threads where other Meiermüller Schulzes discuss their 140 to 160 sqm family houses.
Yes, it will probably come down to that in the end, which with certain compromises in the original planning would also be okay. Life is not a wish concert.
However, the idea of a (formal) granny flat does not leave me. Even with 160m² of living space, you could accommodate a granny flat.
That is typical bait and switch again. The land is not there and they sell the shell. But the shell doesn’t run away. It’s as if someone sold you a car without tires. And eventually tires that fit a Fiat will appear but not your Opel.
Absolutely right. That’s also what bothers me. Without the land, any form of planning is pointless and possibly useless because you may have to plan everything differently. But the signature is supposed to be given precisely in the “dream phase” where you wear rose-colored glasses and see your dream house in front of you. In the end, the disappointment is big and you only hear “It’s not on US. WE could build that way if only YOUR land would allow it.”
Congratulations.
I have to strongly disagree with you. I can’t provide complete figures yet, but from the existing figures and “gut feeling,” I would say the surcharge for KfW40(+) is below! the amount of the subsidy. Especially with a granny flat if you get 2x 25% for about 200 m².
That was exactly our motivation. Including 2x KfW funding + BAFA, a subsidy of around 70k euros was calculated for us. Effectively this reduces the loan burden from ~530k to ~460k.
I have to say that sounds very attractive.
New build with 200m² living space for a total of 460k. Sounds almost like BILD and too good to be true, but that’s exactly why I want to pursue it.
(... without wanting to start a moral discussion about claiming double funding).
Had to smile. That is the standard trick of Allkauf Haus all over Germany. Whether solid or prefab house, it’s roughly the same.
Yes, I have read that several times. A bit of common sense and listening to your gut feeling should make the decision easier here.
Do you want tenants in your own new house?
No, as written above, no tenants are to be in the new house. I should have formulated that more clearly in the initial post.
On one side a used property in Cologne, on the other side a new build outside/40 km.
Would you also look for a used property 40 km away from Cologne? Why not? That will probably still be an option, right?
Have you already looked at how expensive plots of land are where you are?
I consider the 225 thousand for 200 sqm to be eyewash – some people will have to work hard for that. Even craft lovers have to invest working hours for you, which must be paid.
Yes, to be fair, we would also have to look for an existing property 40 km outside of Cologne, which we would do.
As long as the larger new build with KfW, granny flat, etc., does not turn out to be a total pipe dream, we would prefer it at similar costs.
Plots in Cologne are almost unaffordable for ordinary people. You can roughly estimate the square meter prices at 800-1000 euros/m², I think.
The 225k for 200m² only include the prefab house including roof, skylights, facade, windows, windowsills, exterior plaster. Only the material for the interior finishing is included. Including screed, drywall, interior finishing, etc., we are rather at 300k euros plus land, plus ancillary construction costs, etc.
Welcome to the forum
And welcome to the lion’s den! You have triggered several “sensitive topics” like Kfw40, granny flat, aversion to brokers, ignorance that prefab houses are always made of wood, many wishes vs income and equity, etc. Now you need thick skin
Thank you very much. Yes, I was not aware of that at all and thus it was not intentional. Now I have to go through it. ^^
Does “otherwise well invested” mean you have stashed even more money?
We invested around 80k euros in another property two years ago. That had private reasons and at that time we had different priorities. We cannot and do not want to liquidate that money again, i.e., de facto the money no longer exists.
That will be very tight. Let’s say 160m² times 2200 €/m² + 50,000 ancillary costs would already be 400,000 €. Garage, outdoor facilities, kitchen, etc., not included of course; about 100,000 € remain for a plot. Can you get one for that?
No. For 100k, nothing can be found even within the 40 km radius, minimum 120k-150k.
Some expensive wishes are in there. With your budget, you’ll have to make a selection of what is really important to you and what you can cut. Two garages, for example, is something for the future when there is more money again.
You have definitely done everything right here and signed nothing. First find a suitable plot and see how much money is left.
And note one thing, a new build will be at the same price level as an existing property + renovation, so keep looking here too. Don’t be annoyed with the broker, that’s just how it is.
Thanks for the suggestions. We will actually have to make compromises.
We would like a new build, but as mentioned several times, the “land” topic is the biggest problem for us.
Therefore, we cannot completely rule out an existing property in our thoughts, but to quote myself:
As long as the larger new build with KfW, granny flat, etc., does not turn out to be a total pipe dream, we would prefer it at similar costs.
