House construction in Bavaria... Feasible?

Hello everyone,

we (man, 34 years old, and woman, 29 years old) are still at the very beginning of our planning. We would like to build a house during the next year (so in 2016), and I have started to deal with the topic. It is the case that we will have about 60,000 euros of equity, and since I do not want to take out a loan of more than 250,000 euros, that means, we have a total of about 310,000 euros available. We plan to buy a plot of land in a small village (in the middle of beautiful Bavaria, it is a building area, so everything is developed and flat). The size is about 700 m2, the cost is 43.50 euros per m2, which makes, including ancillary costs (5 percent), about 32,000 euros. Then we still need a kitchen with about 15,000 euros, landscaping I calculate with 15,000 euros, additional construction costs 35,000 euros, which means that for the rest I have a financial frame of 213,000 euros.

This is what we imagine:

- Prefabricated house with timber frame construction (the father-in-law is a carpenter by profession, i.e. the floor will be installed by ourselves, painting work would also be done by ourselves)
- 1.5 floors, about 140 - 145 m2 (downstairs living/dining/kitchen/pantry/utility room/guest WC, upstairs 3 bedrooms, small office, bathroom)
- Heating/hot water: wood stove / wood gasifier / solar thermal (we have wood for free), underfloor heating throughout the house
- A double carport would suffice for the garage for now

My questions:

- Is it realistic to build a house as described above within our financial framework?
- Have I overlooked any significant costs?
- What is the approximate monetary difference between building with or without a basement? If we build with a basement, of course, we can save the utility room on the ground floor and the office on the first floor, which would then lead to a size of about 125 - 130 m2.

Thank you very much in advance for your help and please don't be too harsh with me, we are still at the very beginning and just want to find out whether it is possible to combine our ideas with our financial framework or not!

Best regards
Gelon

With the 213 T€, it will be very tight to build a high-quality prefabricated house including the base slab. The prefabricated house providers in the show home parks (e.g. Poing near Munich) can explain more details about the prices to you. Your heating technology is also not the cheapest; the chimney draft + a wood heating system costs quite a bit to purchase. For us, the monetary difference between a basement vs. base slab was about 10 - 15 k€ more expensive. Why? a) Usable basement; b) Because our plot was already about 1.5 meters lower than ground level and otherwise we would have had to buy expensive gravel – so we were able to do the excavation almost cost-neutral.

Hello

first of all, greetings from Bavaria or rather Middle Franconia

regarding the question of whether one can afford the financing or not, if this is being considered, I recently received a lot of information on this. On page 11 you can find some information on this.



Regarding prices and suggestions, as mentioned, you can find a lot of information and examples at the Musterhauspark Poing in Munich or also in Erlangen at the Musterhaus Fertigwelt.

As for the basement, the ground (percolating water, etc.) naturally plays a big role in the price. Is a special basement (watertight) required here or are the conditions so good that a normal construction is sufficient.

Regards Andi

The heating system is really not the cheapest, but the house is only supposed to be built technically ready and floors, painting etc. by own effort. It should roughly fit, but there is no room for an architectural masterpiece. Too many data are missing for an estimate of the basement, but I would always rather build the bigger house. We here in the North just like to live above ground...

I don't think there is much luxury involved, but it is doable, whether as a prefab house or solid house (there is hardly any price difference). I have had terrible experiences with timber frame construction. I would rather save on dispensable/moveable things and invest in the substance instead. The basement depends on the ground. Tischeben leans more towards a slab foundation. I would also like to know the ground price here...

... whether as a prefabricated house or a solid house (hardly makes a difference in price anymore). I have had terrible experiences with timber frame construction...

Ahem... Prefabricated houses are mostly timber frame construction (OK, there are also half-timbered houses, or houses made of prefabricated elements assembled on site, but these are rather rare solutions – just take a look around at a prefabricated house exhibition to see what concepts are presented).
In terms of price: prefabricated houses are currently usually more expensive than solid houses.
Terrible experiences... which ones? From which years?

Terrible experiences basically depend on the execution. With a messed-up planning and a doubly messed-up execution, even the best concept gets messed up.