Granny flat / Semi-detached house advantages

But then be consistent and just make a proper multi-family house out of it with an appropriate floor plan. No half measures like false semi-detached houses and garden shares only for one half

That was also my first thought and certainly more consistent. The only thing holding me back right now is my wife and kids breathing down my neck, who would slowly like a bit more free space. But nothing is set in stone yet.....I will report on how it turns out :)

Thank you for your comment! The goal is not to achieve returns, but as mentioned to reduce the monthly burden (this still needs to be precisely calculated, but since we already own the land, it currently looks good that the monthly repayment can mostly be covered by the income). Regarding the monthly rental income, there is actually no doubt about generating the hoped-for rent. We currently pay 12€ per sqm ourselves for an older property in a worse location and could only assert ourselves against 20 other applicants thanks to good connections. No garden, no private parking space!!

Of course, I don’t know the exact rental level. But if you are already paying that amount per sqm now, then with a new house with the corresponding advantages (energy efficiency, etc.), perhaps even more income per sqm will be possible. I recommend checking the archive of Mapio.net and viewing the highest rental offers for the relevant option (semi-detached house, granny flat). Especially in new buildings, prices have risen significantly in sought-after locations in recent years. At 14 or 15€ per sqm, of course, it’s a different matter. And if you later want to rent it out as a two-family house anyway, since sooner or later you will have another house available, the idea is indeed really worth considering. Wishing you much success with your project; you will make the best decision for yourselves!

The contradiction in itself. Many things are possible if the prerequisites are created. Much is possible. But only with two separate loans. Getting them... Rent also has to be taxed..

If there is a partition declaration for the granny flat and separate land registers, then it is no longer a granny flat, but a condominium. There is no contradiction there. Separate loans are not necessary, it can also be done according to living area. However, separate loans are better and very easy to obtain, even with different terms. You don't have to tax the rent but the imputed profit, which is ideally negative. That means you get money back.

You are absolutely right! As already mentioned, my primary concern was initially about the question of what different requirements there are for the owner in a semi-detached house or a two-family house. I did not expect the whole project to be questioned :D

Unfortunately, the distinction is not that clear. Courts only ever issue rulings for the one specific case. The fact is that a semi-detached house (fire separation wall, 2 heating systems, independent house connections, separate billing) does not count as a two-family house with facilitated termination rights. However, a house with 2 identical apartments one above the other does count, i.e. one apartment does not have to be subordinate to the other in practice (I recently even read a case where the terminating landlord lives in the granny flat). How it looks in a dispute if it "visually" is a semi-detached house but, for example, shares a heating system (i.e. joint utility billing) then depends on the judge in each case. Shared facilities such as a drying room, bicycle room, or similar certainly help with the argument.

By the way, I would not rent a semi-detached house or house-like apartment completely without a garden and terrace. Just a terrace and your children running around in the garden in front of the terrace is also not ideal. But – depending on the plot – there is certainly the possibility to place the building so that a "rather small" and a "large" garden result.

If tenancy law plays less of a role (because it is risky anyway). When building a real semi-detached house with a shared plot (whether actual or as a condominium ownership), a 100% mortgage could be taken out on the part to be rented and accordingly less on the owner-occupied part (2 separate loans). This would optimize the interest deduction and would not be based on the calculated percentages of living space and land area.

Thank you very much for your explanation!

How it looks in case of dispute, when it "visually" appears to be a semi-detached house, but for example with a shared heating system (i.e. shared utility bill) then it depends on the judge in the individual case. Shared facilities such as a drying room, bicycle room or similar certainly help with the argumentation.

That is why we have now also decided against the semi-detached house variant. It will be a detached single-family house with a rented extension. The simplified termination plays a rather minor role for us, but this way we have a bit more legal certainty.

By the way, I would not rent a semi-detached house or house-like apartment completely without a garden and terrace. Just a terrace and your children running around the garden in front of the terrace is also not ideal. But - depending on the plot - there is certainly the possibility to place the building in such a way that a "rather small" and a "large" garden is created.

The target tenant group will also be more likely a childless couple. The challenge we now have with the architect is to strike a balance between as much privacy as possible and (as you also described it) a sensible floor plan. A terrace with a small green area is also still under consideration. For me, however, only to be implemented if it does not border directly on mine.

The target tenant group will also more likely be the childless couple. The challenge we now have with the architect is to strike a balance between as much privacy as possible and (as you described it) a sensible floor plan. A terrace with a small green area is also still being discussed. For me, however, only feasible if it does not border directly on mine.

I would describe your wishes as difficult, and because I now manage 5 apartments "as a hobby," I think I have gained some experience. The childless, affluent couple wants a (4-room) penthouse, close to the city and yet quiet. A garden is not desired because it requires maintenance. That doesn't work well if you are on safari for 4 weeks. Also, in this target group, children’s noise from neighbors is rather unwanted (don’t get me wrong, I have a small daughter myself; this is the perspective of your target group). Alternatively, there is the family with 2 high earners and 1, max 2 children (I just rented to such a family at a rent well above my calculation). But they want a usable garden where a trampoline and sandbox for the children fit, not just a towel facing the street. In that case, multiple floors with reasonable separation (living/sleeping, possibly children/parents) are acceptable. The affluent couple prefers to live on one level, might accept a maisonette if it means the roof terrace can be bigger. Of course, you can also rent to others, but is the selection of tenants or the rent then really optimal?!