Floor plan NRW on hillside property

Hello everyone,

I would like to put the first draft of our floor plan up for discussion.

It was roughly created on our own, then adjusted by the planner of a construction company. In general, we really like it.

About the plot: It is a hillside plot in a new development area. Below us (to the south) remains undeveloped, so we have a clear view.

Since we want a ground-level terrace, we will have to fill in, and the basement should not lie to the south, but partially to the east. Unfortunately, this was not clearly visible in the elevations. The study and guest room are, however, drawn in the correct place in the basement.

Since the study on the ground floor is too small (my wife is a teacher and it should serve as a bedroom later in life), we considered whether we should plan some kind of extension/bay window in front of the house and swap the study with the guest bathroom. This would also have the advantage that the study would get a window facing forward and not only be under the carport and therefore very dark. (In image EG2 I tried to illustrate this with Paint ;) )
If the roof is then extended, it could also be pulled further toward the center of the house and thus create a covered entrance.

But since we are already at the price limit, the question about the costs arises. Does anyone have an idea of how much one could roughly expect?

What do you think? I am grateful for suggestions.

Development plan/restrictions
Plot size: 767 sqm
Slope: Yes, approx. 2.5 m sloping within the building window
Floor area ratio: 0.4
Plot ratio: 0.7
Number of parking spaces: 2
Number of floors: 1.5
Roof shape: SD
Style: Classic
Orientation: SSW
Maximum heights/limits: FH 9m above street level

Builders’ requirements
Style, roof shape, building type: SD
Basement, floors: Basement, ground floor, attic
Number of people, age: Currently 2, later 4
Office: Family use or home office? Home office on the ground floor (min. 14 sqm, teacher, should possibly serve as a bedroom later in life)
Guests per year: 15-20
Open or closed architecture, rather closed
Conservative or modern construction: Conservative
Open kitchen, island: Kitchen + dining, living room separated by sliding door
Number of dining seats: 6
Fireplace: yes
Balcony, roof terrace: no
Garage, carport: Double carport, possibly later if too expensive

House design
Who created the design:
- Planner from a construction company
- Do-it-yourself by yourselves (We roughly specified the plot, planner from the construction company finalized it)
What do you especially like?

- Attractive views, clear structure, symmetry

- Layout of rooms

- Our kitchen fits ;)

What do you not like?

- Fireplace still missing

- Stairs directly in the entrance area

- Study too small

- Windows on the east side do not fit yet. (The basement will lie exposed here, so rather normal instead of floor-to-ceiling windows)

- No exit to the outside yet in the basement (preferably southeast corner)

Price estimate according to architect/planner: 280,000
Personal price limit for house including equipment: preferably less than 280,000
Preferred heating technology: Probably air-to-water heat pump

I would swap the WC and the study, regardless of whether you extend forward a bit or not. Otherwise, the carport blocks a lot of light from the study, and having the WC, entrance, and stairs so close together could lead to a bottleneck. The entrance area might become a bit tight. A hallway upstairs without daylight is also not ideal. Why not add a skylight above the stairs? As the WC is currently drawn in the bathroom, it could cause headaches quite often. If a guest room is planned in the basement, I would also consider adding a small guest WC, possibly with a shower. That way, the teenage child can also move down to the basement later if they want to ;-) Have you considered mirroring the floor plan? I find the carport on the kitchen side quite practical. Then you could fit a lock on the terrace door and bring groceries in directly there.

Thank you for your feedback!

I would swap the WC and the study, regardless of whether you extend forward a bit or not. Otherwise, the study loses quite a bit of light because of the carport, and having the WC, entrance, and stairs so close could lead to a bottleneck.

Yes, we will swap them anyway.

The entrance area might be a bit tight.

Tight because of the guest WC and stairs opposite, or generally tight?

A hallway upstairs without natural daylight is also not ideal. Why not add a skylight above the stairs?

Good idea. Thanks! :)
There will also be a skylight above the bathtub.

As the WC is currently drawn in the bathroom, it could often cause headaches.

Good point, I will bring that up.

If a guest room is planned in the basement, I would also plan a small guest WC, possibly with a shower. That way, later the teenager can move to the basement if they want to ;-)

We briefly considered at least preparing the plumbing to retrofit it later. For now, canceled for cost reasons.

Have you considered mirroring the floor plan? I find the carport on the kitchen side quite practical. Then you could lock the terrace door and go straight in with your groceries.

Haven't thought about that yet, we will consider it. Thanks.

I quite like the outline of the ground floor! The hallway on the upper floor is in my opinion rather narrow, precisely because there are no windows and thus darkness will prevail. I find a price of 280,000 for 3 floors + office expansion quite sporty. Should incidental construction costs already be included?

Why 3 floors + office?
Basement (including two finished rooms)
Ground floor
Attic

Without incidental building costs. Pure house construction price.
A building expert once estimated a three-gable house including a usable basement at the same size at €274,000 in a thread of mine a few months ago. Therefore, I find €280,000, without the third gable but with two finished rooms in the basement, acceptable.

Good evening,

A building expert once estimated a three-gable house including a utility cellar at the same size at €274,000 in one of my threads a few months ago. Therefore, I find €280,000, without the third gable but with two finished rooms in the cellar, acceptable.

Converting a cellar into living space is something different and much more expensive than building a third gable on the ground floor ;)

In my opinion, you will be able to manage with your €280,000 for the house including utility cellar in the turnkey variant (without painting and flooring), like the carport. The expansion of the cellar will be more expensive than a third gable if it is to be built from the start as a living cellar.

For this, the cellar height should be raised to 2.50 m clear height (usual utility cellars have a structural height of 2.30 m). Then the cellar insulation must be increased, to a good 120 mm. The cellar rooms should also definitely have a level floor; even if you only want to use 2 rooms as living space. Plus 2 living room windows, underfloor heating, plus possible additional costs arising from a soil survey... quite a lot will come your way.

But you can also "only" purchase the cellar height raise, the insulation, the living room windows (think of escape route!), 2 low-temperature radiators as well as the screed; in addition, have the necessary connections for heating and electricity executed under plaster in the rooms “work”. This will cost around €13,000–15,000, subject to possible measures resulting from the soil survey. In this variant, you must ensure that the air-to-water heat pump can cover the cellar’s heat demand.

Since the technology is to be installed in the cellar, the utility room must be additionally insulated; if it remains a pure utility cellar.

Rhenish regards