Floor plan 4-room rental apartment - Rentable?

O.k.. You are right. Then I'll continue drawing a bit more, add dimensions and the [Grundstück]

The property is located in a village with 700 inhabitants in the hinterland of ÜB, Lake Constance, 12 km away. Quiet location, wonderful view over the valley. South-facing slope. [...] Floor area ratio: 0.4. Site coverage ratio: 0.25. That would result in a total of 217 sqm according to the calculation before 1970. [...] Parking spaces are required at 1 per apartment under 60 sqm, 1.5 for over 60 sqm. [...] Therefore the desire for 6 apartments, which would naturally be smaller and more suitable for older couples.

347 sqm divided by 60 sqm gives me six apartments (no, better five, assuming a pitched roof attic). The question is what demand the market provides: are solvent, pleasant tenants looking for up to 60 sqm or (how much) larger? - To build 60 sqm and then realize that these would be leaseable to older couples but only on the street level (because an elevator is uneconomical for such a small building), and the other 2 units would have no concrete tenant profile, is nonsense. If one ended up with apartment sizes for students (does that fit the rent index??? and: do you want them?) or workers (landscape view is not so important here, and they do not bring joy with the neighbors), one would only rent out the rest of the place to people rather 2b to 2c instead of 1a desirable. Single refugees we leave out here regarding neighborhood harmony.

Hence the restriction to 15 meters width, with the depth then up to 13 meters.
[...] And now to our considerations. Construction of a semi-detached house with 2 small apartments in the basement, from which you can go outside at ground level. That would yield nicer, larger apartments for families, but that does not pay off for us.

On what basis do you determine what pays off for you or not? – Is the reasoning to be understood like this: families do not pay nine euros per square meter, so we go for seniors, and they prefer it small? – if that is not lukewarm to half-baked thinking.

15 times 13 gives 195 (the rest of 217 would be 22, that’s enough for one parking space without access; how much site coverage ratio II is there?). But let's calculate further: 195 times 80% gives 156 (roughly estimated living area from the site coverage). We definitely do not want to split the same size into two, that would already give four parking spaces on one floor. Apart from the fact that after the information about the property I would not see a semi-detached house even after a whole bottle of Doornkaat (for the back, white note), symmetry is dead at the latest here. So rather 57 sqm (with storage room not more than 60) plus 99. How many full floors do we actually have?

We are building a multi-family house in the ÜB area with the company Denkinger. That’s 4 apartments.

That was in 2015 – can no conclusions be drawn from that for the current project?

My reading tip from the 11ant archive would be

Phew - I probably should have thought of the elephant memory. No, unfortunately that can’t be transferred because the slope of the plot from 2015 is much less steep. The builder has already made plans for my plot, but we don’t like them because they are too convoluted and “cluttered” on every square meter.

I’m currently overwhelmed by your questions, which you rightly ask, and I need to reorganize myself.

In our calculations with a knee wall of 1.60 m and a roof pitch of 25°, it also resulted in nice attic apartments with the additionally possible dormers. So two apartments of about 85 sqm on the ground floor, 2 attic apartments with the same floor area, but of course not all square meters are countable and usable. Basement apartments would probably be more suitable for singles or very young couples.

My husband did the calculation of what would be profitable with the current construction costs for renting. And logically, you get less per sqm with a large apartment. Still, I would prefer to build for families if possible somehow.

Students are probably not the target group here, as the nearest university is quite far away. Older couples with mobility difficulties also rather not, since you definitely have to climb stairs - no matter where the entrance is located.
Well, I don’t find a roughly 85-90 sqm apartment small for a couple. My parents have lived in less since they moved out of their house, but with an elevator.

Oh yes, parking spaces wouldn’t really be a problem. With 30 meters of plot width, something can be done. The house can be built the necessary 5 meters away from the street. It just looks awkward.

So we still have quite a bit to think over whether we want to venture into it at all.

I’m already sending you a thank you Also for the link.

I want to have my washing machine upstairs

It is even drawn in the bathroom.

That is why the desire for 6 apartments, which are then of course smaller and more suitable for older couples.

In our case, living space for older couples is designed with an elevator and of course not with an outside staircase. It may be that it "goes down well" with relatives, but for high-priced non-family-friendly apartments I then expect some compensating comfort.

Storage options are not necessarily prescribed - at least I have not read about this regulation anywhere.

State Building Code BW § 35, also interesting on the topic of accessibility

Thank you for the state building regulation directive. That adds quite a few problems.

The construction for the relatives and their tenants involves young families and young couples without children. So they have no problem with it and probably rather enjoy that there is no dispute over the "cleaning week."
I would find a washing machine in the bathroom quite good, putting myself in the tenants' shoes. Almost every household has a dryer nowadays anyway. But of course, I also want to provide each rental party with an "outside space" with a terrace or balcony.
When planning, I always fluctuate between "what I wanted" and "what a tenant actually needs." My personal wishes for a home are shaped by owning a house; in previous rental apartments, I lacked many things - and was still satisfied.

If you think of anything else I need to consider, please let me know.

The contractor has already made plans for my plot, but we don't like them because they are way too complicated and "maxed out" on every square meter.

I’d be happy to take a look at them sometime.

So, two apartments with about 85 sqm on the ground floor, 2 attic apartments with the same floor area, but of course not all sqm are countable and usable.

And logically, you get less per sqm with a large apartment. Still, I would rather build for families if at all possible.

Basement apartments would then probably be more for singles or very young couples.

"Better-earning" tenants also pay more, and indirectly do pay for the "non-countable" sqm as well. In return, they want apartments where the residential value includes "more sqm than on the bill." The idea that bigger apartments yield less per sqm is an outdated way of thinking, spoiled by business economics and tax tables, which hasn’t yet caught up with the trend toward slow food. By the way, what families need more than just children's rooms compared to the requirements profile of seniors is something else. It seems to me that there is still a big gap in imagination when it comes to property development. Basement apartments bring basement dwellers into the house. Especially with an investment property, you also maintain it by leaving out what attracts non-target groups.

Older couples with mobility issues rather not, since you definitely have to climb stairs—no matter where the entrance is located.

Oh yes, parking spaces probably wouldn’t be a problem. With a 30 meter wide plot there is something possible. The house can be built the necessary 5 meters away from the street.

Parking spaces also require floor space ratio (II) in the front building zone, and a ramp should be possible. Affluent seniors also only move in where they do not have to move out again during the rollator phase—even if they don’t yet need a rollator.