Estimate house costs: 134m² without basement KfW 55

Hello dear people!

I have an offer from a regional turnkey provider and would like to hear some opinions about the price....

-1.5 story solid with Frisian gable, KfW 55, 134m2 with foundations and floor slab
-Roof 45 degrees
-Sash windows with electric blinds
-Chimney flue
-Brine-water heat pump 99m with underfloor heating
-Ground floor and upstairs bathroom tiled (30 EUR/m2 incl.)
-Construction power/water and scaffolding incl.
-Complete external piping incl.
-Facing stones up to 510 EUR/1000 pcs incl. (NF)
-1x skylight and front door incl.
-Plumbing and electrical: Standard (sufficient for us)
-KfW construction supervision incl.
-Painting work and floors upstairs: own work

Price: 224,150,- minus KfW repayment subsidy 5,000,-
minus heat pump grant Bafa 4,500,- = 214,650,- effective

What do you think of the offer? Would it possibly be cheaper as an architect house (i.e. planning by the architect and independent awarding of the trades)?

Looking forward to opinions!

Question what is not included when the rest is highlighted like that. 1670€ - I don’t know the regional prices, but it doesn’t seem very cheap or particularly expensive.

Honestly, it seems suspicious to me. Furthermore, all values are kept very, very tight, and you don’t say anything about the insulation, even though it says Kfw55 there.

The following strikes me immediately:

- What insulation? (thickness, quality, etc.)
- Living room tiles included? Really? Do you even want that? 30€ seems rather low to me. Additional costs are relatively manageable, though.
- Ventilation system?
- External piping? What kind? Wastewater or also the city connections? Who files the applications (also for construction electricity/water)?
- What kind of roof tiles? You shouldn’t take those rough cheap ones nowadays. They look mossy after 10 years.
- Kfw supervision must not come directly from the construction company due to neutrality or something similar...
- Painting work completely DIY? (possibly somewhat awkwardly phrased)
- NO ONE is satisfied with the sanitary/electrical work as offered. You can completely forget about that. If you stay cheap, you’ll get away with 2000€. The standard bathtub almost always fits only very small people at most.
- What about the staircase?
- Upper floor drywall or real walls?
- Earthworks? The obligatory 30cm?
- Windows triple glazing including warm edge? What size are the windows? Large floor-to-ceiling windows are expensive (with an extra charge).
- What kind of front door is included?
- Which knee wall/dormer wall is included in the price, or is it advertised with the sqm2?

Such complete house providers have the advantage that they take over the entire coordination for you. You have to choose a lot, then they do the rest. But that doesn’t mean you have nothing to do because there is always something, and something goes wrong — even with the good ones... The disadvantage is that you don’t necessarily get everywhere what you imagine. Sure, you say now that the standard is enough, but at the sampling it won’t be anymore. And then it’s very sad if the financing doesn’t cover the few bucks for the smallest wishes. Going all out is usually hardly possible, but at least a bit. And standard sockets/switches enough for you? What’s included there? A single-family house has roughly about 100 sockets (distributed in 1, 2, 3, 4, 5 groups...). Do you honestly have that many? With 3 sockets per room, it really isn’t enough. Even in the storage room, it’s tight if one is taken by the vacuum cleaner and one by the battery charger for the drill.

Overall, the offer seems cheap to me. But there’s surely a catch somewhere.

PS: 134m² living space (DIN) or floor area? (see knee wall/dormer wall)

-Insulation under screed 100mm WLG 035 -Insulation exterior wall 140mm WLG 032 -Insulation between rafters 220mm WLG 035 -Insulation under rafters 30mm WLG 035 -Insulation of the base from below with 100 perimeter insulation.

We want the ground floor completely tiled, whereby the m2 price for decent tiles will rather be around 40-50,-, that is correct. A concrete staircase will be installed, also tiled. Ventilation is only to be done via window rebate ventilation.

External piping up to the transfer shaft, city sewer connection fees are of course extra (approx. 3000,-). He submits the applications. Roof tiles already included are decent ones from the company ABC.

We won’t have a bathtub at all, but rather two washbasins + a floor-level tiled shower. Porcelain: Duravit; fittings: Grohe

Power outlets: Kitchen: 10; Living/Dining: 10; Utility room: 4; Rooms upstairs: each 4-5 Walls upstairs made of sand-lime brick. Earthworks: stripping of topsoil and storage on the property. Excavation of foundations. Reinforced concrete individual foundations installed frost-proof to 80cm according to static requirements. Floor-to-ceiling windows are planned: Aluplast 8000 with triple glazing, U-value 0.8 Drempel is specified at 78cm with a floor area of 11x8.25m.....

Hello,

-1.5-story solid with Frisian gable, KfW 55, 134m2 with foundations and floor slab
-Roof 45 degrees
-Sash windows with electric shutters
-Chimney flue
-Brine-water heat pump 99m with underfloor heating
-Ground floor and bathroom upstairs tiled (30 EUR/m2 incl.)
-Construction electricity/water and scaffolding incl.
-Complete external piping incl.
-Facing bricks up to 510 EUR/1000 pcs incl. (NF)
-1x roof window and front door incl.
-Sanitary and electrical: standard (sufficient for us)
-KfW construction supervision incl.
-Painting and floors upstairs: own contribution
-Ventilation we only want to do via window rebate ventilation.

Price: 224,150,- minus repayment subsidy KfW 5,000,-
minus heat pump funding Bafa 4,500,- = 214,650,- effective

Apart from the topic "window rebate ventilation" - this will not be sufficient in a single-family house built to KfW 55 standard; it also does not even remotely correspond to proper ventilation - I would say, the offer price is realistic.

Rhenish greetings