Financing framework for new construction on own land, 3 children, civil servant A13, Hamburg

Gift ... is there still gift tax due?

No, already settled. But of course some notary costs. Already taken into account in equity or also why not everything was used.

Think about a space plan.

We are allowed to build two full floors plus a recessed floor. Currently, the tendency would be to choose a gable roof (cheaper?!). I have tabulated our first ideas for the layout, of course the question is whether it can be divided like that. In the attic floor, these are of course not living areas, but square meters of the floors.

That won't work in a single-family house. It's mainly for multi-family residential construction

That's only a side issue. But it could indicate that what we are building is not necessarily "needed." We would actually prefer to calculate a bit less tight and not financially balance on the edge of the cliff. And there I also see the idea of reducing what one "needs." In fact, my list is not far from kfw296 (7 rooms should be 130 sqm. I estimate that at the moment it would be about 140 sqm. One more room and it might work.) But as I said, that's not the goal. I'll put this aside for now.

Just quickly skimmed through everything again. Here I stumbled upon:

Cost of living flat rate (this is how we calculate) 50% of net income, then approx. €3,200 remain minus health insurance = €2,600 for the installment

Mathematically it fits. But a lot of parental leave or part-time is not possible.

That seems pretty tight planned for life to me. It is certainly a matter of attitude. We don’t want just work and house and housework, but also to enjoy the garden and the community. Preferably a maximum of €2,500 for the installment. Right? Probably better even a bit less. Then, of course, the idea (my last post, #10) becomes all the more difficult to implement, I guess…

That already seems quite tightly planned for life to me. It is certainly a matter of attitude.

If you can't cover living expenses with €3,200 per month, it is indeed a matter of attitude or, to put it more sharply: you don't have an income problem, but an expense problem.

We are allowed to build two full floors plus a recessed floor. Currently, the tendency would be to choose a pitched roof (cheaper?!).

With your numbers, you are describing three full floors. With the recessed floor, usually only 41sqm apply and not also 55sqm. With the pitched roof, the question is how high you are actually allowed to build and how well the attic will be usable.

Thanks first of all!
I’ll reply and attach a few questions to that. Some things repeat, some I have tried to specify.

Financial matters

actually a matter of attitude or, put more sharply: you don’t have an income problem, but an expense problem

Well, the income is indeed lower in some years due to family-related part-time work or saving up for a sabbatical. It’s a matter of attitude how much/full one wants/has to work. Of course, a house costs money, but as said, it doesn’t have to be financed by working oneself to death if it doesn’t have to be. But I am aware that other people see this differently. The question is, somewhat pointedly, where luxury should be: in a reduced workload and increased family time – or in the house.

an expense problem

I have listed the numbers. I would always first suspect that the interpretation problem lies on my side. Therefore, I would really(!) be glad to see where there is a hidden expense problem.

I’ll just ask like this:
- Can we reasonably build cheaper (that would make us feel better)?
- Have we buried something in our listing that we should think about?
- Do we have an interpretation problem regarding our current household budget?

House idea

In your numbers you describe three full floors. The stepped floor normally has only 41 sqm and not also 55 sqm.

Correct, because as said currently planned with a pitched roof and considered floor area. But spatially it would not be a problem to go down to 41 sqm (e.g. parents 17 sqm + office 11 sqm + corridor 9 sqm + storage/guest/something 10 sqm, each with sloped ceilings).

With a pitched roof the question is how high you may actually build and how usable the attic will be.

- There is no specification from the development plan on this. Only regarding the number of floors.
- The city of Hamburg’s FAQ says: A floor counts as a full story if it “… is the top story and has a clear room height of at least 2.30 m over less than 2/3 of the floor area of the floor below.” So I may build up to 36 sqm with a clear room height of more than 2.30 m. Even if you only use these sqm and give away the rest, it fits (e.g. parents 15 sqm + office 10 sqm + corridor 8 sqm + storage/guest/something 9 sqm), or am I overlooking something? However, I suspect that a recessed stepped floor is more expensive than a pitched roof (possibly with knee walls or similar). And both would, as far as I see it now, fit as a basic approach to the goal.

I see us confirmed in the plan to build two full floors plus a stepped floor/attic.
- Have I misunderstood anything in this regard?
- What price range is possible for us with prefabricated houses?
- Where could we find good options with our house idea?

Well, the income is indeed lower in some years due to family-related part-time work or saving up for a sabbatical. It’s a matter of attitude, how much/full you want/need to work.

Well, if you say that €3,600 is tight for living expenses, I’m referring to that. Apart from that, there are also ways to generate family time differently. Send your wife to work ;-)
In that respect, family time does not necessarily have to be associated with a loss of income.

I have listed the numbers. I would always first suspect that the interpretation problem lies on my side. Therefore, I would really (!) appreciate seeing where a spending problem is hidden.

See previous answer. You yourself say it would be tight. To what extent you live beyond your means is something you have to decide for yourselves. For items like donations, one can ask whether that’s necessary. In terms of cars, you are very economical. Who will buy the new car or repair the engine damage etc. (nothing has been budgeted for that)? The same applies to the holiday topic. For €2,400 for the five of you (and then during school holidays), only holidays in the garden are possible. That doesn’t quite fit with family time.

Correct, because as mentioned, currently planned with a gable roof and thinking about floor space. But spatially it wouldn’t be a problem to go down to 41sqm (e.g., parents 17sqm + office 11sqm + hallway 9sqm + storage/guest/something else 10sqm, each with slanted ceilings).

I see a house with a gable roof as ideal for you. It doesn’t have to have two full stories plus attic though. A generous “1.5-story” with an attic as a storage option is just as good.

- There is no requirement from the development plan in this regard. Only regarding the number of stories.

Ok. That was just a note that often ridge height or similar must be taken into account, and then the “2.5-story” might not work after all.

- Did I misunderstand anything in this respect?

No.

- What price range is relevant for us for off-the-shelf houses?
- Where could we find good options for our house idea?

Team Massivhaus (is well represented in the north)
Hanse Haus
Town & Country
To name a few affordable ones.

Tip: Just start a new thread with the question “affordable house construction companies in Hamburg and surroundings” or search the forum. There are many who have built or are building in and around Hamburg.

@TE I hope you regularly apply for a reasonable official maintenance and sue your lord ;) Then sooner or later there should be a decent sum. Especially with three children. Good luck!