Estimate of construction costs for a single-family house in the Tübingen area

2025-04-05 21:37:17

but yes, of course we could simply buy a bigger apartment - but I don't see why we should buy a nice new-build apartment for >680,000 without additional purchase costs.

Then rather a bigger house with more land share than the apartment. The only problem: the house will then be more in the range of 750k-1,000k. That brings us back to your budget.

2025-04-05 21:52:10

3 rooms 75 sqm with large garden.

you feel the strong gain of freedom combined with a large living and dining area and a nice terrace.

If I were you, I would focus exactly on the fact that with your own house you have another 75 sqm to use. Often it is the case that good space planning and a few more sqm can turn a room from inadequate into a good one. You can influence quite a bit positively, e.g. also the windows, which currently bring you disadvantages. Then a few nice features, etc. But don’t be sad if certain things that are hardly needed but nevertheless or precisely because of that are space eaters cannot be realized. Your question regarding construction costs has basically been answered and can be found on almost every page in this forum: 3000€/sqm for a standard single-family house, turnkey, it can be cheaper, but many need more because they want to realize many wishes in the interior finishing or live in a more expensive area where house construction is already more expensive due to the north-south gradient or respective location. If you plan with 4 people, then pay attention to enough closet space in the hallway or a storage room for jackets and shoes. Of course, a dresser too. For two people you can still move into the office, with 4 people it will be tight. For family celebrations or meetings with children and adults, an L-shaped open space is suitable so that the children can watch a film separately without disturbing the adults. And vice versa. You can’t just make the stairs disappear in a classic single-family house, but it is helpful if they are comfortable to walk on and not too steep. The technical room should not be too small. And your workbench and punching bag can also find space in a shed. But as I said: 417sqm is not exactly generous.

No basement, where to put it? Storage space in the upper floor? Gladly take it.

For the third time: in the attic!

2025-04-06 00:30:22

If I were you, I would focus exactly on the fact that with your own house you have and can use an additional 75 sqm. Often it is the case that good space planning and a few extra square meters can turn a room from inadequate to good.
You can positively influence quite a few things, for example the windows, which currently disadvantage you. Then a few nice features, etc. But don’t be sad if certain things that are hardly needed but nevertheless or precisely because of that take up space, are simply not feasible.
Your question regarding construction costs is actually answered and can be found on almost every page in this forum: 3000€/sqm for a standard single-family house, turnkey, cheaper is also possible, but many need more because they want to realize many wishes in interior finishing or live in a more expensive area where building a house is already more expensive because of the north-south gradient or the corresponding location.
If you plan with 4 people, then pay attention to enough closet space in the hallway or a storage room for coats and shoes. Of course, a dresser as well. For two people, you can still use the office as a retreat, with 4 people that gets tight.
For family gatherings or meetings with children and adults, an L-shaped open space is suitable so that the kids can watch a movie on the side without disturbing the adults. And vice versa. You can’t just make the stairs disappear in a classic single-family house, but it helps if they are comfortable to walk on and not too steep. The utility room should not be too small. And your workbench and punching bag can also find space in a shed. But as I said: 417 sqm is not exactly generous.

For the third time: in the attic!

We have understood that we may wish for much but simply cannot afford it at the current interest rates and construction costs with a total volume of

The house + garage + building incidental costs must not cost more than €430,000. Subtracting 10% building incidental costs from that leaves about €390,000 for the house itself (I have long since written off the basement). That would be about 130 sqm at €3,000/sqm.
Which reputable company builds something like that... Well, that would be my last post in this topic, we thank you for the help and all the learning along the way.

2025-04-06 06:02:04

We understood that although we wish for a lot, we simply cannot afford it with the current interest rates and construction costs at a total volume of

The house, garage, and additional construction costs must not exceed €430,000. If you subtract 10% additional construction costs, you end up with about €390,000 for the pure house (I have long since written off the basement). That would be about 130 sqm at €3,000/sqm.
Which reputable company would build you something like that..

Any reputable company will build that for you. We had a bungalow with 105 sqm built.
And if you look, all house providers offer models from 100 sqm.

2025-04-06 07:50:35

The house + garage + construction incidental costs must not cost 430,000€.

Then there must be a nice, compact floor plan for it, and you can indeed find such plans on the internet, which you can try out once. Maybe in the overall consideration it won't work out after all, but at least you would have thought it through fundamentally and with real key data. That has happened to me quite a few times in life, that in the end I came to the conclusion that it doesn't work or that with the new knowledge I might not do it or would do it differently. I don't find that problematic, because there is not only this one option for how to design a good life. Regarding your sentence above, the first thing I would say is: just leave out the expensive garage, because that has now become almost a standard, unnecessary cost driver that you ultimately don't really need. With our current house we built a carport, okay, but in the first house where I lived for about 25 years, I had neither one nor the other, and one could live nicely there. After some time maybe something will come up among acquaintances or another idea or whatever, then you can still do something like that. Long before I would build myself a garage, I would have good comfort inside the house, because that's where I live, and a garden shed can be set up by yourself with simple and inexpensive means. We could only build our first house because we did it with my parents as a multi-generational house, otherwise it would never have been possible. That can also be a sensible idea, which unfortunately is increasingly falling into the background nowadays.

2025-04-06 08:22:47

Total 520k€ for the desirable 140-150 sqm.

The house, garage and ancillary construction costs must not cost more than €430,000.

I'm confused. So what is correct now?
You are buying the land from the city, right? For me, that means all utilities are available. Development will only be done up to the house. Also, it is flat and at first glance unproblematic. Is that so?
If yes, you could spend 80k on the exterior facilities, but that would be pretty exaggerated, I think. Most builders only build one parking space at first. For lawn mowers and so on, a small shed that you build yourself is enough.
I would factor in connections, terrace, front door, drip edge strip and paths. The latter can at first be gravel paths if necessary. Excavation will probably be included in the house price, as long as the basement is omitted and there are no surprises in the soil report.
For this plot size, 40 to 50k should be enough, provided prices in Tübingen don’t go completely crazy.

That leaves 460k for the house, which corresponds to about 150 sqm. Some pipe dreams might have to be removed from the wish list, but that is a very nice house size. You can also live very well in 130 sqm if you want a bigger buffer.

Well, that would be my last post in this topic from my side, we thank you for the help and all the learning along the way.

I hope not. Now it really gets started. Or am I misunderstanding and we will see each other soon in the financing or floor plan discussion?

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Estimate of construction costs for a single-family house in the Tübingen area

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