Expected construction costs in Hessen: architect vs contractor

Read now first: "we'll do it later"

Paving the terrace and courtyard you certainly won't do years later, but right away. What you do later are the garden design little by little, fence, hedge, several trees. Garden house. Structure, that is: garden design. For that, the planned special repayment is always gladly used, that is what remains at the end of the year.
If you rely on your special repayment, you usually have spent this money on other things. I'm not just talking about myself... some smart people have already miscalculated here.

Basically, you don't build more in expensive structures than you can afford. Without knowing your salary: a father should calculate sensibly and consider how many square meters are needed.
I very often read about the secondary apartment for the parents or someone else, but question who actually thinks they can just finance two housing units like that?!
You really have to put your money where your mouth is, namely flow all equity from the retirement home into the new one.

Then the ancillary construction costs and outdoor facilities are still missing. The architect has calculated up to 480 without ancillary construction costs.

I would have to ask again.

20-40k ancillary construction costs for a build with a basement??? That’s a joke. Just double it easily. The earthworks alone cost that much.

So you have 90k equity and have to finance the rest, right? If that’s the case, I would leave it, that will be too much.

Regarding the earthworks, I was told that it is within reason since the previous owner has already started about half of the work due to tree felling and demolition of existing buildings.

You are 25 and work shifts. The goal should be to be done by 50 at the latest. The strain on the body will not get less.

You are probably right, I originally wanted to have it done in 10 years but unfortunately the amount has almost doubled due to the project.

Well, but what good is the bank’s statement that they will give you a loan at a rate of 1,500 with 1.22 interest if the loan amount discussed with the bank of about 200,000 is too low?

Apart from the fact that I personally would have a stomach ache financing around 500,000 € alone (whether 10,000 more or 20,000 less feels the same at that sum), the bank could also say at some point that they won’t go along with it anymore?!

Well, with a permanent contract in a chemical plant that is more or less a sure thing. But maybe I can convince my parents to move into the property and by eliminating the monthly rent simply join the loan. Kind of a win-win situation.

Hm Calculated roughly: 240 sqm 460,000 Basement 70,000, more like 80,000 if livable? Ancillary construction costs 50,000-60,000 Painter and flooring 20,000? in own labor, With skilled labor 25,000-28,000? Garages 25,000 Outdoor facilities paving and some lawn 15,000 Plot 200,000

So also 670 without plot

The formula floating around in the forum is living area * 1800 + something else. So it matches.

Basement is expensive yes, that’s why the question whether you really need it..

Or maybe build smaller? But you only build "once" (thought).

Just reading now: "we'll do it later"

You certainly won't pave the terrace and courtyard years later, but right away.

As a rule, banks do not pay out the loan in full if the courtyard is not paved, because only when that is done does the house have the corresponding value to sell it on the market if necessary.

Just reading now: "we'll do it later"

You certainly won't pave the terrace and courtyard years later, but immediately. What you do later is the garden layout little by little, fence, hedge, several trees. Garden shed. Structure, that is: garden layout. The planned special repayment is always gladly used for that, meaning whatever is left at the end of the year.
If you rely solely on your special repayment, you have usually spent this money on other things. I'm not just talking about myself... many a smart person has miscalculated here.

Basically, you don't build more in expensive structures than you can afford. Without knowing your salary: a family father should calculate sensibly and consider how many sqm are needed.
I very often read about the granny flat for the parents or someone else, but I question who actually thinks they can finance two residential units just like that?!
You really have to put your money where your mouth is, meaning all equity from the old-age home must flow into the new one.

So, the plan for the lower apartment is 90 sqm max 100 sqm. Upstairs it could easily be 120 sqm. Better more than less space. Attic as a pure bedroom level with about 90 sqm. Two children's rooms, 1 master bedroom, and bathroom.

The question remains whether the basement is needed. Many are moving away from it, but a hobby basement or a residentially finished basement definitely has something... Maximum 2 full stories. Does everything underground count as well? Meaning if the room height meets the framework conditions of full stories?

As a rule, banks do not pay out the loan completely if the courtyard is not paved, because only when that is done does the house have the corresponding value to sell it on the market if necessary.

I would still need to find that out, I didn't know that before. Thank you very much!

I would need to ask again.



Regarding the earthworks, I was told that it stays within limits because the previous owner already started about half of the work due to tree felling and demolition of existing buildings.



You are probably right, I originally wanted to have it done in 10 years as well, but unfortunately the total cost has almost doubled due to the project.



Well, with a permanent position at the chemical plant, it’s more or less a sure thing. But maybe I can convince my parents to move into the property with me and by eliminating the monthly rent simply join the loan. Basically a win-win situation.



The formula circulating here in the forum is living space * 1800 + something else. So that roughly fits.

The basement is expensive, yes, hence the consideration whether you really need it..

Or maybe build smaller after all? But you only build "once" (thought)

The 1800 refers to a single-family house, not doubled technology, stairs, and so on. Where you are located in Hesse, whether above or below that, you have to figure out yourself. In the north, it is cheaper. However, these 1800 are already somewhat outdated, so I would estimate a good 2000 and thus be in line with the architect (who, as is well known, always becomes 20% more expensive, your architect has already factored that in). In addition to incidental construction costs, the expensive civil engineering works as earthworks are added. Rainwater infiltration, utility connections, and architect fees. However, it may be that the architect has already included the civil engineering work in the calculation.

The 1800 refer to a single-family house, not duplicated technology, stairs, and so on. Where you are located in Hessen, whether above that or not, you have to find out for yourself. It is cheaper in the north. However, these 1800 are also somewhat outdated, so I would estimate a solid 2000 and thus align with the architect (who is famously always 20% more expensive, yours has already priced that in). In addition to the ancillary construction costs, the expensive civil engineering works as earthworks are added. Rainwater infiltration, utility connections, and architect fees. However, it may be that the architect has already included the civil engineering works in the calculation.

Is it then more worthwhile to go to the BU here? I don't want exclusivity but quality. How that is ultimately achieved doesn't matter. Besides, the BU also has their own architects. In Hessen, it is expensive everywhere, nothing helps that. That's just how the Rhein Main area is. After Munich, probably the most expensive region.