House building yes or no? We wanted to start building this year!

Problem!!!

We wanted to start building this year, had an architect design our dream floor plan (house with staggered levels) living area 170 sqm and 1095 cubic meters of enclosed space.

We live in Bavaria and want to know before receiving an offer what costs we can expect? Our budget (land already owned) is at most 270,000 euros including garden landscaping and carport.

But we believe that our project will easily cost 330,000 euros, which we do not have. We want to build a solid house.

Has anyone built a similar house or can tell us where we will end up?

Possibly we now want to reduce the floor plan and maybe do without part of the basement.

Is it also possible to first spend only the necessary minimum on garden landscaping, i.e. lawn and fence? About 12,000 euros? Or is that wishful thinking?

Is it not possible to buy the basement as a prefabricated basement and build the rest as a solid structure?

Our plot is 800 sqm in size.

Thanks in advance for your answers!

Ciao.

Hello,

...house with staggered levels, living space 170 sqm and 1095 cubic meters of built-up volume...our budget (land already available) is at most 270,000 euros including garden landscaping and carport...we want to build a solid house.

I am not familiar with Bavaria, but since the living costs around the metropolitan areas there are not exactly cheap, I assume you can roughly compare the costs with those of the Rhineland—provided you are not building in the countryside.

First of all, for a house of this size—especially with the gimmick "staggered levels"—you should calculate around TEUR 250 for a single-story building _without_ a basement—but the architecture should always be taken into account. For a straightforward two-story building, the costs are somewhat lower; when building a bungalow, due to the high roof area, costs are higher, etc. You can safely estimate the cost of a functional basement at TEUR 40.

...Maybe we now want to reduce the floor plan and possibly dispense with part of the basement.

A partial basement saves you at most about 15%; if at all. Many builders forget with this idea that it is more complex to build a partial basement than a full basement. First, the pit including working space for the partial basement must be excavated. After this is set, it has to be backfilled and compacted to be load-bearing. Only then is the remaining foundation slab poured. Instead of a partial basement, it is therefore recommended to build a prefabricated garage with an adjacent storage room of size 3 x 9. The rear part can then be used for storing all those things that would otherwise reside in the basement.

...Is it also possible to initially spend only the minimum necessary on garden landscaping, i.e. lawn and fence? About 12,000 euros? Or is that wishful thinking?

Very few builders are able to handle an elaborate garden design immediately after completing their single-family home. With a little turf, the first year goes quite well, and that costs only a fraction of the amount you mentioned; you can take your time with the fence and the rest, can't you?

...Can the basement not be purchased as a prefabricated basement and the rest built solidly?

I do not know of any reputable solid house provider who would agree to this kind of warranty game. Among the prefab house colleagues this is different. However, there the problem often arises that the required dimensions do not match 100% if basement providers other than those recommended by the prefab provider are commissioned. If you are thinking of the €9,990 version from a competitor, you should look at the offer very carefully.

Kind regards

Hello Building Expert,

First of all, thank you very much for the helpful and kind answers.

Our problem is that unfortunately we have 1 1/2 basements, which means it will be more expensive.
Under the kitchen and living room, the basement is even deeper than under the hallway and WC. That means the laundry room has double ceiling height.

But I don't want to give up a hobby room, storage room, technical room, and laundry room.

Our carport also has a tool shed but only for tools and not intended as a basement storage room.

Can I actually build a basement under the carport and possibly save myself 20,000 euros? That would be an idea.

Again, our budget:

270,000 including basement and complete turnkey (gross)
10,000 for the garden
25,000 for the furniture

That has to work out, if necessary we will give up 10-20 sqm of living space. But the basement simply has to stay.

Keep your fingers crossed that we can manage it!

I won't say NO to further helpful answers!

Best regards

Robat

Hello Robat,

First of all, thank you very much for the helpful and kind answers.

You're welcome, that's why my "colleagues" and I write here in the forum.

Our problem is that unfortunately we have one and a half basements, which means it will be more expensive. Under the kitchen and living room, the basement is even deeper than under the hallway and WC. That means the laundry room has a double room height.

Then you will hardly manage with door 40 for the basement, the different heights and for the washing machine you will definitely need a Sanibroy with this floor height, the water/wastewater must be discharged from the house below the backwater level.

Can I actually build a basement under the carport and possibly save about 20,000 euros? Would be an idea.

That works, I sold one last year. For a prefabricated garage of the size 3 x 9, the basement under the garage cost €9,500.00.

That must be feasible, if necessary we will give up 10-20 sqm of living space. But the basement simply must remain

With this architecture of the house and basement, in the end a figure will come out that you will not be able to handle with your budget. Without a basement, it should work; you just have to clarify how and if the connections for gas/electricity and water can be arranged under the garage and what additional costs will arise for you. Your architect or the provider should be able to answer that for you.

Keep your fingers crossed that we can manage it!

As I said, without reducing your wishes – either noticeably fewer square meters or without a basement – it will not work; one small hint: the language on the internet is always the informal "you" (Du).

Kind regards

Hi construction expert,

thanks a lot for your answers.

The price per cubic meter of enclosed space will probably be around 275 euros (very good standard finish), which is still too much money at 1095 cubic meters.

If we reduce our house to 950 cubic meters, we are at about 260,000 euros!!!

Maybe we also plan to initially do without the carport!!!

If we manage that, the problem would be solved

As I said, to have a buffer we almost need a turnkey offer with everything included for about 265,000 euros with a basement, since unforeseeable costs can still arise.

+ 10,000 euros for the garden would be a total amount of about 280,000 euros.

We can then raise the missing money for the carport and garden 2 years later.

This is how it should go ... somehow like that

Thanks again.

Robat

I don't know how far you are already, but I have heard of an alternative where brick house walls are automatically built in a factory and then erected in a few days as a finished shell. The whole thing is supposed to be cheaper as well.