Evaluation of construction project and cost estimation for a single-family house

Thank you first of all for the numerous responses. The Ingolstadt region is absolutely correct, although we prefer the surrounding villages rather than something directly in the city or its suburban belt. Both the existing house and the various building plots are located in these villages.

; ,

About the existing property: The house is somewhat larger with approx. 180 m² and the 500 m² plot than we would plan for a new build. That is of course nice. Unfortunately, it has a gas heating system and a fairly high energy demand of approx. 15,000 kWh/year. We would have to plan the replacement as a major investment in the next few years. Compared to a new build, it would be missing the ventilation system and network sockets (which would at least be nice in the study). You can see the 15 years of age here and there in the bathrooms and partly the floors, but we would plan to renovate them in the longer term. Therefore, in addition to the purchase price, some more positions will come up in the next few years. Otherwise, however, it is in a very well-maintained condition and basically ready to move in immediately. The floor plan would be okay for us and the outdoor area is nicely landscaped. Included here is also a double garage with an anteroom as a cellar substitute.

I have requested a prefabricated double garage made of concrete measuring 6x8 m. I should have concrete offers soon, then I will have information on whether the costs assumed here are realistic and will provide feedback.

Thanks also for the tip regarding the ring trench collector, we will take that into consideration.



The specific tips and prices are very valuable, thank you for that. Regarding the base price for the Flair 152, I would add your mentioned costs for RC2 windows and electrical plus floors (100 €/m² *150 m² = 15,000 €) and painting work (estimated 15,000 € ???). This brings the construction costs to 362,500 € (312,500 € + 15,000 € + 5,000 € + 15,000 € + 15,000 €). That corresponds to 2,400 €/m² and is therefore excluding additional costs still far from 3,000 €/m², or have I misunderstood you?

I am also not aiming to praise Town & Country to the skies, but rather to understand why a local general contractor cannot be at a similar price. The 3,800 €/m² for comparable 156 m², for example, is a completely different world.

I'm not trying to praise Town & Country to the skies, but rather to understand why a local general contractor can't match a similar price. The €3,800/m² for a comparable 156 m² is, for example, a completely different world.

I recently read a comment on FB from a "catalog house provider" about how they can offer such low prices. Part of the answer was that the floor plans are highly optimized and therefore the processes are always the same. A major factor is thus savings through synergies and a low planning effort for each project, etc.

I don’t know the feel of Town & Country and therefore not their range of services. But the business model is almost the same everywhere: low entry price with the "essential" things, and the fun costs extra.

For us, however, it was clear that we didn’t want to put ourselves through the stress of building a house only to live at the same level as we could rent "around every corner."

*Edit:
I just recalculated, it’s even €4,016/m² for us. But that has to do with the fact that we are reaching passive house standard for energy efficiency, have a waterproof basement, and some other expensive extras like all-glass railing from basement to upper floor, 120x60cm fine stoneware tiles, KNX and other stuff that costs money. But we’re not complaining about the cost per m², after all it’s "homegrown" ;-)

You’re welcome to have a look at our build if you’re from the area and get an overview of how quickly you gather the euros for various services that you might not even have on your radar.

Yes... it's just the classic Porsche driver who condescendingly explains that he wouldn’t even get into a VW Golf if his life depended on it.
Anyone who claims that a Town & Country house with simple standards isn't better than an average rental dump has lost their mind. Period.

Yes, even if you let everything be done, it will be hard to reach 3,000 EUR/m².
Because it is a well-planned house and in the Flair 152 there simply wouldn’t be space for 125.7m of all-glass railing, and you will also have serious problems if you come with KNX. That’s not provided for and will be incredibly expensive if you run it through the general contractor.
Like pretty much everything else, by the way. A French balcony made of stainless steel instead of galvanized steel cost me 200 EUR each, now certainly 400, etc.

Don’t let yourself be bamboozled by people who have lost all touch with reality because they belong to the top 5% ;)

I am dealing with the new build. On top of the 785,000 existing house, there are an additional 65k ancillary purchase costs with the realtor. For 850, I also see you in the new build; with 1-2 years until completion, you also save quite a bit. I find your cost estimate good. Ancillary construction costs are realistic, garage slightly high, outdoor facilities estimated very high. The 3000€/m2 could be slightly low for that, but it will balance out. However, you have to be careful with figures from the forum; at first, it is 3800€ without anything (ancillary construction costs etc.), and you think oh dear, but then it suddenly is a passive house with a basement, meaning technically the highest standard.

And a ring trench collector on a 400 sqm plot could be difficult.

Thanks also for the tip regarding the ring trench collector, we will consider that.

Ring trench collector and 400-500 sqm can work very well, it greatly depends on the necessary heating load, the free plot area, and other factors. The brine heat pump is significantly more efficient at low temperatures than an air heat pump, so please do not give up on this topic so quickly.

It is not about praising to the skies, but rather about understanding why a local general contractor cannot be at a similar price.

Town & Country is a nationwide general contractor in franchising, rather classified in the more affordable category.
There are much more expensive general contractors, aside from the quality. But quality also plays a role, of course, keyword: description of construction services.

Here in the forum, €3,000/m² is currently mentioned more as a lower limit for a new single-family house.

No, that depends on the different user.
I, for example, state €3,000/sqm living space as an average for an average standard house.
However, the standard is nowhere fixed. There are regional differences, including the North-South gradient, but also metropolitan areas or rural structure play a role.

solid and proper standard without bells and whistles

What hidden costs come in the case of Town & Country?

Many things are not so hidden. Everything that is called by the builder, for example, comes extra.
Then usually there are equipment upgrades that have nothing to do with bells and whistles. Mostly it is additional sockets and two-way switches, lighting on the house, a bigger bathtub, thermostats in the shower, a second shower, one or two more floor-to-ceiling windows, higher knee wall, the floor coverings, nicer or more comfortable stairs. When you add it all up, it goes into the five-figure range, which can also be higher. Appetite comes with planning.

Your calculation is quite solid and not unrealistic. Much is planned very generously, which can serve well as a buffer.