Funding feasible or realistic

Who, please, takes the time for extensive conversations when there is not even a plot of land available? Those who have once reported on their experiences here were not honored with a consultation conversation—expressed frankly and harshly. And yes, there are exceptions. But the €1500/sqm no longer exists turnkey including special equipment. Not even in Saxony.

I have been a quiet reader for some time and

You can hardly believe that

Discussion of the scope of construction services is imminent - it has already been announced.

What does the namely mean here and now?

Topics like driveway, terrace, and a possible entrance platform are of course not yet included because the framework conditions of the plot are missing here and they significantly influence the whole.

Of course, you can incorporate that for a calculation already, just like the plot: if a plot costs, as you said, €50,000–100,000, then for the calculation you take the €100,000 and add the ancillary purchase costs. A terrace, splash guard, and platform will not stand out differently on the unknown individual plot, only the sqm of the driveway could differ.

the first German offer for the house is 220,000€ (turnkey

I also find the price very cheap. I have several offers, all are more expensive. What is the wall construction, solid or prefabricated house? From which provider?

Just to clarify again,
the first cost estimate for the house is at €220,000 (turnkey + walls and floors - about 10k) + estimated €70,000 for the plot + €50,000 ancillary construction costs, which besides notary and property transfer tax also include realtor, construction electricity and water, surveying, insurance, and external building inspectors.

So we're at about €350,000.
I would tackle the outdoor facilities and garage afterwards and would also estimate around €15,000 for the garage and €15,000 for the outdoor facilities. So we would still not be far above the initially mentioned €350,000.
How do you come up with it being €150,000 too little? Or where would you put that amount?

Best regards, Bram

There are shortcomings everywhere. I can gladly break down the construction specification for you. For €15,000 you will only get the cheapest prefabricated garage or a carport. €15,000 for outdoor facilities is only enough for paving and a terrace. That does not include a fence, plants, hedges, foundations/supports, etc.

There are also all the small items missing; it could be that the development plan requires a cistern, site work is necessary, excavation needs to be removed (which can easily cost €10,000), etc.

Usually, such a contract assumes electrical costs of €5,000. In the end, most land up at €20,000. A factor of 4!!

The principle of such a construction specification works like buying a kitchen but reversed. There’s no 70% discount on exorbitant prices, but rather a 200% markup on supposed bargain prices.

Calculate the house square meters times €2,000 (because Chemnitz is cheaper) + €50,000 ancillary building costs + kitchen (already available) + €25,000 garden + €25,000 garage + €70,000 plot = €470,000.

I correct myself, so it’s “only” about €120,000 missing.

There are shortcomings everywhere. I can gladly break down the construction service description. For 15,000 euros you will only get the cheapest prefabricated garage or carport. 15,000 euros for the outdoor area is only enough for paving and terrace. That does not include a fence, plants, hedge, foundations/supports, etc.

All the small items are also missing; it may be that the development plan requires a cistern, earthworks are necessary, excavation has to be removed (which easily costs 10,000 euros), and so on.

Usually, such a contract assumes electrical costs of 5,000 euros. In the end, most people end up at 20,000. A factor of 4!!

The principle of such construction service descriptions works like buying a kitchen, but the other way around. There is no 70% discount on exorbitant prices, but rather a 200% markup on supposed bargain prices.

Calculate the house square meters times 2,000 euros (because Chemnitz is cheaper) + 50,000 incidental construction costs + kitchen (existing) + garden 25,000 + garage 25,000 + 70,000 plot = 470,000 euros.

I correct myself, so there are “only” about 120,000 euros missing.

Thank you very much for this answer, that is exactly what I hoped for – honestly...
Because if I want to make something look better, I ask the seller and not the experienced builder.
To calm things down, there is not even the slightest indication to sign the contract for work before the plot is found and the financing fits. We have only learned about this procedure with Kern-Haus and therefore have decided against Kern-Haus.

But now to the individual items:

Topic prefabricated garage – offer from Zapf is available with two sectional doors, utility room, and equipment like doors, windows, and electronics for just under 16k€, so these values are not made up.

Topic outdoor facilities I am too inexperienced, so I gladly accept the hint and increase the cost factor from originally 15k to 25k€ (which absorbs the saved 10k€ from the garage directly).

Regarding the price per m², unfortunately, I also lack the experience, but what else can I do than take the calculated price and dissect everything based on the construction service description...

Sure, I can assume higher prices or confront the consultant with them, but the difference alone for the house from 220k to 300k must come from somewhere.
Just the choices and things like lamps, etc., will not break this framework (though this is only based on experiences within the circle of friends).

But even if you sum up costs at this point, we should land at a minimum of 380k...

Thanks a lot already for the useful tips.

Best regards, Bram

I also find the price very cheap. I have several offers, all are more expensive. What is the wall construction, solid or prefabricated house? With which provider?

In the mentioned case, it would be a solid house built with aerated concrete. The wall thickness is adjusted to 42.5 cm to meet the KfW55 standard.
The provider would be Stadt und Land.

Best regards, Bram

Topic prefabricated garage - offer from Zapf is available with two sectional doors, storage room and equipment like doors, windows and electronics for just under 16k€, accordingly these values are not made up.

Let's take this as a concrete example.

What does the offer say about construction-side services?

Who connects the electricity installed in the garage by Zapf to the power supply? That will cost you at least three figures for the underground cable depending on length plus labor, circuit protection.

Who makes the foundations? Four figures.

Possibly an extra charge for an additional car crane required? Three figures.

Is the garage directly next to the house? Then the plasterer wants money for working into the house facade and the roofer installs a connection from the house to the flat roof of the garage. Three figures.