Floor plan single-family house 9.60m x 10.40m

The 450k are planned for the house, excluding the land and incidental building costs. We will probably also do the painting ourselves

Yes, of course. That’s the way the calculation is done. House only.

We will also lay the floor and paint ourselves

Yes exactly. This is usually not included in the turnkey price, but must be added to the house price along with the material.

Staircase: What do you mean by opposite? The staircase runs parallel to the slope. The property slopes from south to north. One goes from south to north into the basement and from north to south into the upper floor.

Yes, you are right there. I got mentally tangled because I already didn’t like the opposite staircase presentation to the entrance with all the walls. Sorry.

Kitchen: Terraced house layout = narrow-shaped kitchen? Because per se the kitchen with a width of 3.2m is not extremely narrow. Would it look better if it weren’t so deep?

Yes, there is no ergonomics or planning involved.

Do you have any ideas or guidelines?

Again and again… of course I have quite a few ideas in mind when I see the conditions. However, a pipe dream at 450,000, so the effort is not worth it. Possibly it should be mentioned as an approach to somewhat limit the space requirements (guest, office, common room with over 60 sqm), thus PLAN to reduce to 2 floors, make the (narrow) staircase a bit more open and open toward the basement garden, and provide the bedrooms facing north with terrace access. For me, 3 heated living levels are not feasible with this budget.

So now I have both good and bad news for you: the good news is, the elevations now readable indicate that the property is not a bumpy ride and that the slope can be managed. The bad news is: that won’t work. Excavating the basement enough to create an entrance there won’t stop slumping by the end of the property; on the other hand, the ground floor entrance would then of course be hanging in the air. The house can’t be pushed to the north either, because according to the plan a three-stemmed tree would be in the way. But you should have also read regularly here that the Südgartendogma is neither the Messiah nor the egg of Columbus.

The most important thing first:

Over and over again.., of course I have quite a few ideas in mind when I see the circumstances. However, a pipe dream at 450,000, so the effort is not worth it.

Please don’t get hung up on this number. Tell me what house budget I should expect so that your "idea floating in your head" would not just be a pipe dream for us. 450k is a rough benchmark for me. That does not mean it is my pain threshold if I am truly convinced of something. But I have to be convinced for that.

Yes exactly. It is usually not included in the turnkey price, but must be added at the material cost to the house price.

Ok, that is not included in my costs, that will come separately. Likewise the entire basement finishing. At the first stage, we will not finish the basement as living space, but only once the upper children's room can no longer be used as a guest room and the optional children's room can no longer be an office but must be a proper second children's room.
In the offers we currently have, the flooring on the upper and ground floors is included, however. And currently, the offers are also roughly in the same price range.

Yes, you are right there. I got mentally tangled because I did not like the opposing staircase layout with the entrance and all the walls. Sorry.

I can understand that, I thought that maybe with a large mirror it could all appear a bit bigger. I wouldn’t know where else the staircase could be positioned so that it looks better and still makes sense on all floors. It feels like we have already played through many variations with the staircase here. Either it doesn’t fit on the upper floor or in the basement.

We have now played around a bit with the staircase. We installed a wooden staircase and gave up the wall opposite the front door. It really feels significantly more open. What I still have to consider is whether I want to see the open basement entrance from the dining room. But thanks a lot already, my husband likes it.

Yes, there is no ergonomics or planning in that at all.

Regarding the kitchen, we currently planned more with the motto "If there is space, let's paint another kitchen cabinet in here." If you leave out "one" cabinet on the right side so that the kitchen looks more square, that should solve it, right?

Perhaps the approach should be mentioned to slightly reduce the space requirement (guest, office, multipurpose room with over 60 sqm), i.e., to PLAN to reduce to 2 floors, to make the (main) staircase somewhat more open and to open it towards the basement garden, and to provide the bedrooms facing north with terrace access.
Three heated living levels are not feasible for me with this budget.

As I said, the basement will be finished later. And in the basement, there is only the guest room, the office, and the hallway that is heated with underfloor heating.
According to the calculation of the current general contractors, the living area is about 155 sqm.

The bad news is: it doesn’t work that way. Digging out the basement so far that you can make the entrance there won’t be possible without causing a landslide all the way to the property boundary; on the other hand, the ground floor entrance would then of course be hanging in the air.

The natural ground level is about 1m too high at the northern end of the house and would need to be excavated accordingly. Towards the boundary, the land slopes down even further, so maybe another 50-60cm would have to be removed there. Such a thing can also be supported with stones.

And no, the ground floor entrance will not be hanging in the air; the west and south sides will be built up.

You also can’t just push the house northwards, because according to the plan a three-stemmed tree is in the way there.

Damn! I completely forgot about the trees. They are now going to cause the construction project to fail. I can reassure you: the trees no longer exist.

But you should have read regularly here that the south garden dogma is not the Messiah, nor the golden solution.

The building area measures 14x14m, with a house depth of 10.40m I have 3.60m of leeway to the north and south…

In my opinion, I have exactly 3 options here.

[*]I build all the way to the north and make use of the existing south garden.
[*]I build all the way to the south. Then I have a small south front garden and a north garden, which is almost constantly shaded by the house and only accessible from the basement. That means even if I place the house all the way in the south, I still have 6.6m of north garden up to the boundary.
[*]I build in the middle. That means I have a slightly smaller south front garden and a slightly larger north garden than in option 1. Feels like neither fish nor fowl.

For me, among these 3 options, choosing the south garden is not just a dogma.

You should consider where to store cleaning supplies and the vacuum cleaner, especially with a dog you need them often, and I don’t see any space for that upstairs. With children you have to clean a lot more, and you don’t want to have to get the vacuum cleaner and mop bucket from the basement first.

Best regards
Sabine

Hi,
so I don’t think the draft is a disaster, but I do have concerns about the heights for the door leading out to the north. I would just trust for now that the TE knows their property inside out and has calculated everything.

I would remove the enclosure of the stairs on all floors. The walls make the corridor oppressively small. I would place the entrance to the basement through the corridor (half-spiral staircase). On the upper floor, I would forgo the extra WC and plan a narrow bathroom instead. For that, I would radically add the space next to the stairs to the corridor so that more light and freedom come into the upper floor. In that tiny corridor upstairs, you almost run into each other.

Overall, I miss the inviting moment that leads the visitor into the living room and where the rooms open up. The staircase blocks this path. This is no trivial matter that you just accept. The house has no flair and therefore feels uncomfortable. Normally, you would expect the corridor to lead the visitor straight into the kitchen. With a U-shaped staircase, that would work immediately, but not in the basement. Reason enough to try other variants if any come to mind.