House construction costs realistically planned?

Hello everyone,

my wife and I are planning to build a house and I would like to hear your opinion on my cost calculation - where have I completely miscalculated?

About the house:
Construction with a large company, detached single-family house without a basement, 146m² living space, heating type: gas, other equipment see list below

Plot
Plot 488m² €84,000.00
Notary and court fees €1,680.00 (2% of purchase price)
Property transfer tax €4,200.00 (5% of purchase price)
Total plot €89,880.00

House
Base price offer €177,043.00
Outdoor lighting 8x - € (Already included in base price offer)
Outdoor tap - € (Already included in base price offer)
Folding ladder to attic - € (Already included in base price offer)
Floor-to-ceiling windows on upper floor except bathroom - € (Already included in base price offer)
Electronic shutters on ground and upper floor - € (Already included in base price offer)
Triple-glazed windows - € (Already included in base price offer)
Additional kitchen window - € (Already included in base price offer)
Additional living room window - € (Already included in base price offer)
French balconies on floor-to-ceiling windows in upper floor - € (Already included in base price offer)
Underfloor heating on ground and upper floor - € (Already included in base price offer)
Wooden interior stairs - € (Already included in base price offer)
Solid interior walls on ground and upper floor - € (Already included in base price offer)
Ventilation system with heat recovery - € (Already included in base price offer)
Solar collectors (2 pieces) - € (Already included in base price offer)
Facing brickwork €10,527.00
Outdoor socket €75.00
Additional sockets €500.00
Buffer for further additional equipment during sampling €5,000.00
Total house including additional services €193,145.00

Connection costs
Electricity + water + gas + wastewater €4,000.00 (inquired at municipal utilities, should be fine)
Telecom €500.00
Total connection costs €4,500.00

Additional costs
Construction electricity/water €1,000.00
Construction interest - € (paid from ongoing income since we currently don't pay rent)
Authority fees €1,500.00
Earthworks ???? € (The plot is level, no trees, no buildings, etc. - so no idea if anything still needs to be done)
Construction toilet - € (Already included in base price offer)
Notary and court fees €3,862.90 (2% of house price)
Soil survey - € (Already included in base price offer)
Surveying €2,600.00
Stormwater drainage system €2,800.00
Soil removal €200.00
Kitchen exhaust hole €200.00
Disposal of material leftovers €250.00
Total additional costs €8,962.90

Insurances
Builder’s liability insurance - € (Already included in base price offer)
Construction all-risk insurance - € (Already included in base price offer)
Construction helper accident insurance
Shell fire insurance - € (Already included in base price offer)
Residential building insurance - € (Already included in base price offer)
Household insurance
Homeowner’s liability insurance
Construction completion insurance - € (Already included in base price offer)
Total insurances - €

Interior finishing (own work)
Floor coverings ground floor €2,000.00 (tiles)
Floor coverings upper floor €1,200.00 (laminate)
Bathroom tiles - € (Already included in base price offer)
Paint €500.00
Total interior finishing €3,700.00

Outdoor facilities (own work)
Lawn €1,000.00 (roll-out lawn ~350m²)
Fence €1,250.00
Total outdoor facilities €2,250.00
(Terrace and driveway will not be included in the financing but paid separately)

Buffer €10,000.00

Grand total €312,437.90

I look forward to opinions, additions, etc.

The additional costs feel much too low. Do you have a soil survey? A ground-level plot does not mean, for example, that a lot of soil would not need to be replaced because it is not load-bearing. With a soil survey, you can estimate and calculate the additional costs much better. The buffer of 5000€ for the sampling will probably also be too tight.

Garage planned?
Roll turf costs 1000€ for 100sqm at our place.
Earthworks were just under 5000.
Rainwater disposal including "courtyard" and owner’s path was around 8,000.
Notary and court costs relate to the amount of the mortgage - not the house price.
Without knowing the construction specifications, it is difficult to say: You’re still missing xxx €. 500€ paint - have the walls already been filled and sanded?
Canopy? Awning? Garden edging (concrete edging stones) etc., that will add up as well

Hello,

Building with a large company, detached single-family house without basement, 146m² living space, heating type: gas, other equipment see list below

It depends on where exactly in NRW you want to build. But either way, the base price of the offer does not add up. Costs for a single-family house in the Rhineland region: approx. €226,000, Münsterland region: approx. €205,000; each plus special requests, ancillary construction costs, etc.

Cladding €10,527.00

Does the single-family house have no knee wall, no gable sides?

Your breakdown of ancillary construction costs is off; have a look here: . And – what you quoted from the BB are all nice-to-have items, but nothing on which I would judge the seriousness of an offer.

Total amount €312,437.90

Considering that I do not know where exactly in NRW you want to build, the calculation for the Rhineland would look as follows:

Land: €84,000
Single-family house, KfW 70: €226,000
Ancillary construction costs: €35,000-40,000
Carport 3 x 9, incl. strip foundations and electrified: €11,000
Painting work in basic equipment: €10,000
Floor coverings in basic equipment: €10,000
Outdoor facilities in basic equipment: €10,000
Reserve for extras: €10,000

All in all, estimated €401,000, more towards €380,000 in the north of the state

One more word about my cost indications for painting/floor coverings and outdoor facilities. I am often criticized that these values are set too high. Of course, it can happen that for painting work only €7,000 is due, but then for outdoor facilities €13,000. Overall the sum, €30,000 – according to my experience and simple basic equipment – fits quite well. And this still does not take into account all the individual little things that make the new single-family house livable for its owners

Rhenish greetings

Hello,

as the construction expert already said, I also find the additional construction costs set far too low. Just as an example, we were also told that the electricity connection costs about 1.5k, water about 2k. For the sewer, she said about 3-4k. We were told that water and electricity were flat rates, which was correct.

In reality, however, there was an additional so-called construction cost surcharge for the electricity/water connection costs in our municipality, which no one told me about but I luckily found out about it from the statutes on the internet beforehand and was able to plan for it. That was another 2.5k-3k in total. But what really shocked me were the sewer connection works; the first two offers were 12k and 10k, and in the end, I found a local company that did it for 7k...
And to claim no costs for earthworks without a soil survey is bold. For us, the earthworks (including basement) cost around 3k "only," but the soil survey said that soil replacement under the house was necessary, which alone was another 4.5k.

Regarding own contributions:
I don’t know what you all count as "painting work," but for us, that was all priming, wallpapering a few rooms, and painting everything (including the ceiling). Also, filling between the concrete ceiling elements. We did that in the whole house (approx. 135m² + basement) ourselves for less than 1000€. Therefore, I think 10k is set extremely high for own contributions here, but you can easily calculate that yourself: is it luxury wallpaper or just textured wallpaper or similar, or simply the walls painted? We only have wallpaper where it was painted in color; the rest is just painted.

For floor coverings, it should also be well under 10k, but as I said, you know that if you have already chosen the floors.

Regards, Patrick

The additional costs feel way too low. Do you have a soil report? A ground-level plot does not necessarily mean that, for example, a lot of soil wouldn’t need to be replaced because it is not stable enough. With a soil report you can estimate and calculate the additional costs much better. The buffer of €5000 for the customization will probably also be too tight.

The soil report is included in the offer. The area was completely renovated recently and new soil was laid. However, I will still talk to our neighbors about what they paid for earthworks. Their house is already finished.

Garage planned? For us, 100 sqm of turf already costs €1000. Earthworks were just under €5000. Rainwater disposal including "yard" and owner's path was around €8000. Notary and court fees refer to the amount of the mortgage, not the house price. Without knowing the building specification it is difficult to say: You are still short xxx €. €500 for paint – are the walls already spackled and sanded? Porch? Awning? Garden edging (concrete edging stones), etc. there is still more to come

No garage planned. I took the price for turf from a dealer in the neighborhood.

Thanks for the hint regarding the notary and court fees.

We will have the walls spackled and sanded by an acquaintance and then paint them ourselves.

Hello,

It depends on where exactly in NRW you want to build. But in any case, the base price of the offer does not add up. Costs for a single-family house in the Rhineland region: approx. €226k, Münsterland region: approx. €205k; each plus special requests, additional building costs, etc.

Why does it not add up? That’s what is stated in the builder’s offer...?

Does the single-family house have no knee wall, no gable sides?

What exactly do you want to say with that? I don’t quite understand the question right now...

Your list of additional building costs is off; take a look here: . And – what you quoted from the BB are all nice-to-have items, but nothing by which I would judge the seriousness of an offer.

I have already looked there and got many suggestions for my planning. Even now, on a second look, I find nothing that would completely overturn my planning...

Considering that I don’t know where exactly in NRW you want to build, the calculation in the Rhineland would look like this:

Plot: €84k Single-family house, KfW 70: €226k Additional building costs: €35-40k Garage 3 x 9, incl. strip foundations and electrified: €11k Painting work in EL: €10k Floor coverings in EL: €10k Outdoor facilities in EL: €10k Reserve for extras: €10k

All in, estimated €401k, rather towards €380k net

One more word regarding my cost information painting work/floor coverings and outdoor facilities. I am often criticized that these values are set too high. Of course, it can happen that for the painting work position "only" €7k, but then for the outdoor facilities €13k are needed. Overall the sum, €30k – according to my experience and simple basic equipment – is quite accurate. And individual little things that make the new single-family house livable for its owner are not yet taken into account.

Rhineland greetings

Mmh, your planning is of course quite a bit above mine/ours.

And claiming no costs are needed for earthworks without a soil report is bold, with us the earthworks (with basement) I think cost about €3k "only" but the soil report said that soil replacement under the house needed to be done and that alone was another €4.5k.

See above – I will talk to our immediate neighbors...

Regarding the own work: I don’t know what you count as "painting work" but for us it was all priming, wallpapering a few rooms and painting everything (including the ceiling). Also spackling between the concrete ceiling elements. We did that ourselves for the whole house (approx. 135 m² + basement) for not even €1000. Therefore I find €10k for own work set extremely high but I think you can calculate it yourself easily, is it luxury wallpaper or just plain textured wallpaper or similar or directly just the walls painted? We only have wallpaper where it was painted in color, the rest is just painted.

For floor coverings it should also be well below €10k but as I said you know that when you have already chosen the floors.

Regards Patrick

Painting work will be similar for us...

For floor coverings, we just looked for a few tiles at the hardware store that we liked, multiplied by floor area and added some buffer...