Financing construction of a single-family house in Southern Germany, 180m²

Hello everyone,


we have the opportunity to get a plot in a new development area in southern Germany and are considering how best to approach the matter and what costs to expect.

One knows the usual 3000€/m² plus incidental construction costs plus other incidental costs plus land.

We already own a semi-detached house that we bought several years ago and would sell after the completion of the new house.

Our current semi-detached house has 200m² of land, built in 2007, photovoltaic system, Jeisha heat pump with heating circuit (self-installed and operated with Heishamon), 125m² living space plus 55m² basement partially converted into living space.

The dream of a detached single-family house has never left us, but we had actually come to terms with it.
We were all the more surprised when we now received the approval for a plot.
An exact building plot will still be assigned to us, we have only prioritized so far.

But in a time of such high construction costs, although I am not exactly unskilled in manual work, I still have great respect for a new building project.

The development area is supposed to be this one: "Engwiesen II - 1st construction phase"

[*
Special features:
[LIST]
[*]Partially 1-2m height difference across the entire plot area
[*]With shed or flat roof, extensive greening is mandatory, which I find somewhat counterproductive with mandatory photovoltaics in BW (or double costs)
[*]Mandatory connection to cold local heating (mandatory purchase of Waterkotte brine-water heat pump with maintenance contract and electricity contract for the heat pump)
[*]Topsoil must be redistributed on the plot

Previous activities with a general contractor:

We have spoken with a general contractor so far, which I liked less. He is well known in the region and has very positive online reviews, which does not necessarily mean much.
Things I did not like about him:

[*]He only builds with YTONG (I know you should always let the masons do the masonry best)
[*]only installs plastic windows
[*]wanted to pressure me into a lift-and-slide door (which I explicitly did not want)
[*]With a gable roof, he does not want to build with an open ridge (too high costs for him)
[*]Bay windows and projections make no cost difference for him (I was somewhat baffled because this contradicts everything I know, simple cubature etc.)
[*]only installs plastic windows
[*]I wanted a wall heating behind the shower in the bathroom --> he cannot implement this
[*]He advises against a solid staircase (okay, it is a matter of taste and design/cost)
[*]He estimates earthworks at 30-35k€ for slab foundation, 40-45k€ for basement (okay could fit)

About our house:

[*]Slab foundation or basement/partial basement according to the basement rule from
[*]180m² living space, 1 study on the ground floor, 2 children's rooms, bedroom with dressing room and separate bathroom, children's bathroom upstairs, storage room upstairs
[*]Solid staircase, straight or U-shape as a landing staircase
[*]Simple cubature
[*]Gable roof with open ridge up to 25 degrees or shed roof 8 degrees (unfortunately green roof)
[*]Plan fixed glazing to save money

Budget:

[*]I try to save with simple cubature
[*]450k€ for the house without incidental construction costs (will be very difficult) without garage, 2500€/m²

Now to our plan:

[*]Commission plot survey ourselves before talking to general contractors
[*]Commission architectural service phases 1+2
[*]Wait
[*]Request general contractors or possibly continue with architect up to phase 5

My questions:

[*]Where can I still save?
[*]Are 2000-2500€ per m² still possible nowadays if you want to?
[*]How would you proceed?
[*]Single contract awarding, yes or no?
[*]Where are the pitfalls?

Best regards

The (!) catch is the obligation of cold local heating. One would need to know more precisely whether this becomes an absolute deal-breaker...

[*]Where can I still save money?
[*]Is 2000-2500€ per m² still possible these days if you want?
[*]How would you proceed?
[*]Individual contracts, yes or no?
[*]Where are the pitfalls?

1. Own work - You have already installed a Jeisha and have basic skills. Then install the floors yourself, make the walls nice, do the fine installation of the bathrooms completely by yourself (you can easily screw on the toilet yourself and buy the sanitary items yourself), install underfloor heating + insulation yourself (many heating installers offer to do the acceptance and assume the warranty) etc.
2. 2000€/sqm is not possible unless you take the cheapest house from the cheapest provider (and even with Town & Country you are a bit above that, but you are not turnkey and the redesign to Waterkotte is also not processed) or put in plenty of own work (see point 1). 2500€/sqm is possible with restraint in construction (which I do not see in your case ==> no plastic windows, wall heating in the bathroom, solid staircase...) and/or own work.
3. I would always go through the full range with the architect and bring in as much own work as possible.
4. Yes, see 3.
5. Planning and a competent architect. Good planning can make a 160sqm house more usable than a 200sqm house ==> costs the architect but saves a three-digit amount in construction.

The (!) pitfall is the obligation for cold local heating. One would need to know more precisely whether this becomes an absolute deal-breaker...

Unfortunately, there are some conditions regarding the connection requirements, etc.

1. Own work – You have already installed a Jeisha and basic skills. Then lay the floors yourself, finish the walls nicely, do the fine installation of bathrooms completely on your own (screwing on the toilet etc. is easy to do yourself and you can buy the sanitary items yourself), lay the underfloor heating + insulation underneath yourself (many heating engineers offer to do the acceptance and take over the warranty) etc. 2. 2,000€/sqm is not possible, unless you take the cheapest house from the cheapest provider (and even with Town & Country you are a bit above, but you are not turnkey and the redesign to Waterkotte is also not included) or insert massive own work (see point 1). 2,500€/sqm is possible with restraint in construction (which I don’t see in your case ==> no plastic windows, wall heating in the bathroom, solid staircase...) and/or own work 3. I would always go through the entire gamut with the architect and bring in as much own work as possible 4. Yes, see 3. 5. Planning and a competent architect. A good planning can make a 160sqm house more usable than a 200sqm house ==> costs the architect, but saves a three-digit amount in construction.

Hi thanks to you. Yes, I did the Jeisha completely myself electrically and water-side with help from the HTD forum. I’m actually a trained mechatronics technician from the automotive industry but afterwards studied engineering and also work in that field. Own work I dare to do: laying/mounting underfloor heating with heating circuit distributor with acceptance from the heating engineer, laying wall heating coils, planning and laying electrical work with acceptance from the electrician, drywall construction I have already done several times in the current house including suspending ceilings, building walls, Q4 filling, I have also already done photovoltaic systems, wallbox too, I also dare to do tiling, bathroom too, planning heating, planning electrical work. I’m open to plastic windows if they are well made. I can also drive an excavator if necessary, I have driven a 6-ton forklift for years at work. I think there isn’t much to save there. What I definitely don’t dare is shell/concrete work/cellar, roof, windows, ETICS.

Hi thanks. Yes, I did the Jeisha completely myself electrically and on the water side with help from the HDT forum. I am actually a trained mechatronics technician from the automotive industry, but afterwards I studied engineering and work there as well. DIY tasks I dare to take on: installing/laying underfloor heating with heating circuit distributor with approval from the heating engineer, laying wall heating coils, planning and laying electrical wiring with approval from the electrician, drywall construction I have already done several times in the current house including suspending ceilings, building walls, Q4 plastering, I have also done photovoltaic systems, wallboxes too, tiling I have also done, I am confident with bathrooms as well, planning heating, planning electricity.
I am open to plastic windows if they are well made.
If necessary, I can also operate an excavator, I drove 6-ton forklifts at work for years. I think you can't save much there.

What I definitely don't dare to do are shell construction/cellar, roof, windows, ETICS.

Then you can already significantly reduce your costs ("but it costs time"). I carried out a comprehensive renovation down to below KfW55 standard in EL for well under €1,000/sqm. So, there's quite a bit possible in EL.