Floor plan holiday home Tuscany - 175 sqm on a moderate slope

Hello everyone,

I have been reading in the forum for quite some time and am amazed by how much information and tips are shared here. If I may, I would also like to hear your opinions and assessments about our project.

We are still in the planning phase and have had initial discussions with our architects. The information basis is therefore limited. Nevertheless, I would already like to receive feedback from you now on what we should definitely pay attention to, what you think is realistic, etc.

About the project: We have purchased a plot of land in [Tuscany] (10,500 sqm) on the slope of a hill (I would say moderate slope / with an incline of 2m over the area on which the house is to be built), with a view into the valley of a small town and the hills of [Tuscany] and want to build a house there. The plot faces north-east. The house (and later a small separate studio as well as a pool) should become a focal point for the whole family. The architects have already created initial floor plan drafts and have also consulted with the responsible authorities regarding size and construction method to ensure that the volume can be built in this manner. An official building permit has not yet been issued. It is still too early in the process for that.

I have attached a topographic map with the positioning of the house, as the architects deemed it most sensible, especially regarding the view (direction north-east). There is another house nearby that is already connected to electricity and water. The water is sourced from a spring. The pipes run along the lower side of our plot. This means that the water must be brought uphill to the house (height difference about 7m).

We are hiring the architects for the entire process, including tendering, comparison of offers, acceptance of the work, construction management, site management, submitting applications, dealing with authorities … really everything, as we are not on site. The architects are rooted in the region and have carried out many projects there (for private clients, hotels, municipalities). The architects want EUR 80,000 plus VAT for the complete service. In total about EUR 100,000 gross. This also includes structural engineers, soil survey (already available), surveying, etc. They design the main house, studio, and outdoor facilities. However, due to budget restrictions, only the main house will be built initially.

Budget: For the house, including earthworks, foundation slab, incidental costs, taxes, outdoor area (only the immediate surroundings of the house), we communicated a budget of EUR 540,000 to the architects. The house has a floor area of about 175 sqm over two floors. We want to build the house by separate contract awards. The architect believes that he can realize the project about 20-30% cheaper compared to an "all-in-one turnkey" contract. However, he wants to obtain such a comparable offer to verify this. He mentioned Rubner as a potential house builder.

How do you assess the costs for the architects? How do you assess the project cost-wise, where do you see aspects we need to keep an eye on? What do you think of the floor plan? I wonder if there is enough storage space. Maybe still a clearly too early detail, but would you install air conditioning, and is a pergola sufficient on the north-east side for shading the kitchen/living area, or would you recommend shutters or venetian blinds?

Thank you very much for your help already

As a supplement, the questionnaire:

Development plan/restrictions
Size of the plot - 10,500 sqm
Slope - yes, moderate
Floor area ratio - n.k.
Floor space index - n.k.
Building window, building line and boundary - n.k.
Edge development - n.k.
Number of parking spaces - n.k.
Number of floors - 2
Roof shape - n.k.
Style - n.k.
Orientation - northeast
Maximum heights/limits - n.k.
further specifications

Clients’ requirements
Style, roof shape, building type - traditional Tuscan with modern elements
Basement, floors - no basement, 2 full floors
Number of people, ages - 2 persons, 35, 42, dog
Room requirements on ground floor, upper floor - GF: living room, dining room, kitchen, pantry, guest bathroom, utility room
Office: family use or home office? Both
Guest sleepers per year - presumably 8 (not all at once), also for longer periods and also when we are not there
Open or closed architecture - open
Conservative or modern construction method - a mix
Open kitchen, cooking island - yes
Number of dining seats - 8
Fireplace - no
Music/stereo wall
Balcony, roof terrace - roof terrace
Garage, carport - carport
Utility garden, greenhouse - presumably both (but only when we live there for longer periods later)
Further wishes/special features/daily routine, also reasons why this or that should or should not be

House design
Who designed it: architect
What do you particularly like? Why? - It has everything we need
What do you not like? Why? - I am uncertain about the storage space (too little?)
Price estimate according to architect/planner: EUR 500,000 - 540,000
Personal price limit for the house, including fittings: EUR 610,000
Preferred heating technology: n.k.

If you have to forego, which details/extensions
- you can do without: floor area
- you cannot do without:

Why did the design turn out the way it is now?
We gave the architect a wishlist, e.g. number of guest rooms, the view into the valley and into the distance was very important to us and should be the focus of the design.

What makes it particularly good or bad in your eyes? The mix between traditional Tuscan construction style with some more modern aspects (large windows, separation of the two building bodies by glass elements).

Congratulations on the property! Should it become a holiday home or for permanent living?

with a slope of 2m over the area on which the house is to be built),

However, the slope is not visible in the design. Regarding shading: in southern regions, I would always opt for a covered terrace. Rubner, they build wooden houses?! Is that the right company?!

Congratulations on the plot! Is it supposed to be a holiday home or for permanent living? The slope is not visible in the design. Regarding shading: in southern regions, I would always opt for a covered terrace. Rubner, they build wooden houses?! Is that the right company?!

It is supposed to be a holiday home. However, we want to stay there for longer periods later on, if work permits. But that certainly won't be the case for the next 15 years, except maybe for monthly stays. The plan is to level the area at the house. That's why it is shown that way in the sketch of the house. I hope it can be seen in the other picture with the elevation details. We definitely want a covered terrace. Otherwise, it would be unbearable in summer, although the northeast orientation probably protects somewhat from extremes. I just wonder if additional roller shutters or venetian blinds are necessary or if that wouldn't make any sense at all? He indeed meant Rubner, the wooden builders.

If I reinterpret this correctly, north is at the bottom of the floor plan (it is always helpful to include a north arrow on floor plan drawings).

If interpreted correctly, it seems to me that there is too little light coming into the rooms from the west, as there is only this narrow strip of windows.

I really like the entire layout, the shown and intended furniture arrangement, etc. The only critical point I see is the starting point of the staircase. I somehow find it not well defined. Depending on the sofa position, it gets tight there in an otherwise spacious house. In addition, it is the main traffic flow directly behind the sofa.
A lot of the other layout depends on the staircase.

If I interpret this correctly, north is at the bottom of the floor plan (it's always helpful to include a north arrow on floor plan drawings). If interpreted correctly, I think there is too little light coming into the rooms from the west, as there is only this narrow strip of windows. I really like the entire layout, the shown and intended furnishing, etc. The only critical point I see is the starting point of the staircase. I somehow don't find it well defined. Depending on the sofa position, it gets tight in an actually spacious house. Also, the main traffic flow is directly behind the sofa. But a lot of the other layout depends on the staircase.

Correct. Bottom of the plan is north. The sun sets behind the hill. Therefore, the sunlight from the west is rather limited anyway. I find your point about the staircase very interesting. I hadn't noticed that before. Do you get the impression that it can be resolved well by positioning the sofa differently? Another positioning of the staircase would probably have significant consequences. On the other hand, without children, traffic flow is limited anyway :)