Financing / Equity / Granny Flat - Fundamental Thoughts

Rental income (which by the way also has to be taxed) can only be generated if you have a property to rent out. But you don't have one and you won't get one with those conditions.

Und wie kommt ihr hier auf 500,- € Verbrauchskosten? Das Ding wird tendenziell ein Plus-Energiehaus.

It won't even be a Kfw55 gas connection house.

Müll, Wasser, Abwasser, Steuer...thats it.

You are underinsured, the house is too, and they also like to take property tax ;)

And how do you come up with €500 consumption costs here? The thing is more likely a plus-energy house. Garbage, water, sewage, taxes... that's it.

That doesn’t sound like a 180 sqm house that costs 500k. 180*(conservative) 2200€/sqm = 400k + 50k (additional construction costs and earthworks) + 50k (outdoor area, kitchen, small stuff) + extra surcharge for special energy standard + extra surcharge for "architecturally sophisticated" construction.

That doesn't sound like a 180sqm house that costs 500k. 180*(conservative)2200€/sqm= 400k + 50k (additional construction costs and earthworks) + 50k (outdoor facilities, kitchen, little things) + extra surcharge for special energy standard + extra surcharge for "architecturally demanding" construction.

And 200,000€ is by no means a lot. Maybe if you build a small 90sqm bungalow for yourself.

Rental income (which, by the way, must also be taxed) can only be generated if you have a property for rent. But you don’t have one and won’t get one under these conditions.

It’s not even a Kfw55 gas connection house.

You are underinsured, the house is too, and they also like to collect property tax ;)

All the building services engineering is done in-house. I get all the MEP for the equity capital from the wholesaler, or the heat pump directly from the supplier. The guys doing the drilling are former colleagues.
Believe me, it will be a plus-energy house. ;)

I’m simply not a fan of insurance... ;) and I definitely won’t reach 500€ in additional costs per month including property tax.
That is EXACTLY the capital mistake most homeowners make. They save on MEP and then pay stupid amounts in operating costs.

If I take the perspective of the bank, it looks as follows: - A property as an investment form is virtually free from total loss. The bank's money is therefore "securely" tied up. - due to the high equity, a loss in value of the house over the term (1% per year) is unproblematic for the bank itself. So the risk in combination is very low. - low repayment means high interest income for a long period. And 1% repayment is not completely out of the ordinary Maybe you can explain the problems to me in more detail. Please primarily ignore the income, that would basically be adjustable. My goal is low financial effort.

The only thing that is really "secure" is the land – and the bank already deducts the hot air in its internal calculation. Unfortunately, the equity is not high; you have not considered the development of the real estate market. For the equity, you probably wouldn’t even get the land, if I interpret the posts here correctly. For your income, excluding maintenance, you probably won’t get more than €200,000 – €300,000 in loans. So this topic is anyway settled.

Your focus – architecture & highest energy efficiency + granny flat, at €180 will mean you can safely calculate over €2,500/m² for your build – regardless of whether you get the building technology cheaply or not. That alone would be > €450,000. Without ancillary construction costs, special architecture, etc. In such projects, you usually need two (secure) incomes, amounting to over €5,000 and at least your equity.

Why should the bank rent you a great architect-designed house for cheap money that you cannot and do not want to afford?

"Secure" is only the property itself – and the bank already deducts the hot air in its internal calculation. Unfortunately, the equity is not high; you have not considered the development of the real estate market. For the equity, you probably won't even get the property, if I interpret the posts here correctly. For your income, without maintenance costs, you will probably not get more than €200,000 - €300,000 in credit. So the topic is basically over.

Your focus – architecture & highest energy efficiency + granny flat, at €180 will mean that you can safely calculate over €2,500/m² for your construction – whether you get the building services cheaply or not. That would already be >€450,000. Without incidental building costs, special architecture, etc. For such projects, you usually need two (secure) incomes, amounting to >€5,000 and at least your equity.

Why should the bank rent you a great architect-designed house for cheap money that you cannot and do not want to afford?

Because the bank gets interest for that. That’s what banks do. Loans against interest.

So I need >€5,000 income to finance €500k. Aha... The annuities amounted, with 2% repayment, by the way, to about €1,200/month. Why the rental income from the granny flat should not be taken into account is absolutely baffling to me as well. Thanks to KfW40+, the real loan costs were probably under €500k. €50k equity would still be in the safe.

Well, I'll clarify that with professionals; it seems to me that here rather the savings contract faction is active.