Floor plan design for a hillside house with 5 children's rooms

We have so far obtained two quotes from local solid construction builders. They would build us about a 200 sqm house with exactly these rooms (different layout due to a different plot) for about 300,000 plus additional costs, including the foundation slab, gas heating or air heat pump, and underfloor heating. That is roughly the plan. Friends of ours are currently building something similar with exactly this budget. More would be possible, but we would rather not. The plot costs about 80,000 euros.

Who do you mean by professionals?

A larger one would be possible regarding the plot, but I think it would exceed the budget, and when the children have left, what are we then going to do with the space?

I have now drawn 9.5 by 11 m, we would later like to have 195 to 205 sqm of living space;

I agree that it will rather have to be 10.5 x 12 m if 200 sqm are to be achieved. A bit of replanning is still necessary, so I will not even go into the slanted entrance situation in the small bathroom - hopefully that will resolve itself.

5 children between 0 and 11 years

means in practice 1) that the oldest is studying when the youngest is going through puberty - i.e. planning for changing needs; 2) that the house will be very empty once they all leave home and 3) that potential future owners will be rare: five children are uncommon nowadays, so I consider it advisable to design a possibility to divide it into a two-family house. Even with two full floors, these do not necessarily have to be two equally sized units. I would think at least in this direction, e.g. to be able to make a separate apartment out of three children's rooms plus a bathroom: a lightweight wall between two children's rooms that can later be removed, and the third children's room then becomes the kitchen. The "rest" then fits as an apartment for families with two children. This way the house can be more easily divided or sold later.

The general contractor has an architect. We will then plan in more detail with him.

That definitely won’t do here, this supposed path is borderline even for normal family houses. A GC plan submitter can never replace a client-commissioned architect where creativity is required. Nothing more than engineering solutions is to be expected there. Additionally, as I read the site description, the "ground floor" is partly an entrance and partly a basement, and on the uphill side probably only the "upper floor" is above ground. The planning is not trivial, to say the least. A developer plan drafter is not sufficient here, and with a GC planner you are generally a “publicly insured patient”.

We have so far obtained two offers from two local solid construction builders. They will build us about 200 sqm house with exactly these rooms (different layout due to different plot) for about 300,000

Aside from the fact that construction performance descriptions are a science in themselves and there is a more than slight slope here: Your plan results in only about 170 sqm (otherwise you need one more meter in both dimensions).

200sqm living space for 300k is not feasible in 2017+. Or rather, probably only with "shoddy work" or "professionals from Eastern Europe". Don't let yourselves be fooled. Nobody builds for 1500 EUR per sqm anymore. At most, you can build it yourself.

Okay, I wasn’t aware of the architect situation. Many thanks for the hint! We might get back to that eventually.

Regarding the external dimensions: yes, they will probably not stay as they are now. I just didn’t know how much wall thickness we still need to add and made an estimate. We could extend more to the back, but I don’t think so to the side, since the building plot is only 17.35 m wide at the front. Or we could move the house further back? But then more slope has to be cut away. Also not ideal.

I also really like the solution with the two separate residential units! We need to take a fresh look at that. But it would definitely make sense! According to the development plan, it is also allowed. A lightweight partition wall between two children’s rooms would be good, then later you take it out and have a “normally” sized children’s room.

Partial renting out in old age would also be interesting.

For the comparability of the providers: it is actually really hard to see what is included in the offer and what are additional costs. We have tried to consider only earthworks, house connections, and fees as additional costs and are budgeting 40,000 for that.

Then there is also money needed to catch the slope, a prefabricated garage, and a fence for 60m. I can’t really estimate that. To catch the slope, it would be about 3 meters wide and 2.7 meters high on the right side next to the house, and about 1 meter wide and 2.7 meters high on the left side. And beside that, to grade the slope.

Does anyone have an estimate for the slope? With L-stones?

Again regarding the floor plan: would you rather do without the small utility room or pantry in the upper floor? A freezer, some supplies, and the vacuum cleaner should go in there. Will it be too cramped?

200 sqm living space for 300k is not feasible in 2017+. Or probably only with "shoddy workmanship" or "professionals from Eastern Europe" Don't let yourselves be fooled. Nobody builds for more than 1500 EUR per sqm anymore. At most you can build it yourself

I actually share this concern, I have to say. How can I find out if it is shoddy workmanship?