House construction in Saarland - Offer and calculation realistic?

Hello everyone,

we have been silent readers in this forum for some time and are now facing our own construction project. We are currently in the middle of our building project and are relatively tight in terms of budgeting (we are aware of this). We are building in Saarland and have been offered a fully developed plot (completely flat) with 608 sqm for a price of €100,000 including all additional costs (real estate transfer tax and notary). Our total budget is about €500,000, so €400,000 is still available. We will install the floor coverings and paint the walls ourselves, as well as design the outdoor area. With our equity (€45k) we want to purchase the materials for the outdoor area and the double garage. We need about 180 sqm of living space and want to build without a basement. An initial offer with our calculation is as follows:

We come to €407k for a KFW40+ house from a prefab house supplier (timber frame construction) with 186 sqm of living space. Included in this price are: €232k for the house according to the offer (this also includes the foundation slab, air-water heat pump, underfloor heating, automatic ventilation, zinc gutters and downpipes, insurance, transport, surveying, fire protection switch, exterior plaster, soil investigation, building permit) €35k surcharge for KfW 40+ (better insulation and photovoltaic with storage) €4k electric blinds €2k aluminum blinds €8k fireplace in the living room €3k buffer for architect services €5k for screed ground floor/upper floor according to offer €1.5k for KFW support €8k for connection of water/electricity/telecom etc. €20k for earthworks €3k for construction power/water/toilet €9k for floor coverings (calculated at €50 per sqm) €3k for wall tiles (bathroom, kitchen) €4k for interior doors €3k for wall paint €12k for bathroom ceramics €3k for better front door €12k for better staircase €25k for kitchen €3k for better roof tiles (clay)

Now to our questions:

[*]Have we considered all additional costs (also at an average sufficient level)?
[*]Are there points that we have not considered or where improvements are needed?
[*]Any ideas we have not taken into account?
[*]Currently, the offer includes an air-water heat pump, but we also find the idea of geothermal energy (also due to the additional subsidy) quite interesting. Is the "upgrade" to geothermal worth it?

Thank you very much and best regards


Development plan/restrictions
Plot size: 608 sqm
Slope: no
Floor space ratio: 0.4
Plot ratio: -
Building window, building line and boundary: 3 m setback
Edge development: garages
Number of parking spaces: 2
Number of floors: 2
Roof shape: -
Style: -
Orientation: -
Maximum height/limits: 9m
Further specifications:

Requirements of the builders:
Style: modern, city villa
Roof shape: hip roof, 2 full floors
Building type: city villa
Basement, floors: no basement, 2 full floors
Number of persons, age: 2 (both 32), 2 children planned
Space requirements on ground floor, upper floor:
GF: (on ground level with garden access or large terrace) 50-55 sqm for open living/dining/kitchen; utility room, possibly pantry, guest room, WC with shower
Upper floor: bathroom with double washbasin, duo tub (180x80), bright floor-tiled shower 1x1.2 with glass door; 2 children's rooms (approx. 15 sqm each); bedroom with dressing room, work/sports room
Office: family use or home office?: family use
Sleep guests per year: 1-5 nights
Open or closed architecture: open
Conservative or modern construction: modern
Open kitchen, cooking island: open kitchen with island
Number of dining seats: 4-6 (more than 6 only with extendable table and chairs that need to be brought in
Fireplace: yes, in living/dining area
Music/stereo wall: no
Balcony, roof terrace: no
Garage, carport: no, initially only parking spaces
Utility garden, greenhouse: no
Further wishes/special features/daily routine, including reasons why this or that should or should not be:
-
Wishes for the future: -

House design
Who designed the plan:
-planner of a construction company
-architect
-do-it-yourself
What do you particularly like? Why?
What do you not like? Why?
Price estimate according to architect/planner:
Personal price limit for the house, including equipment: €500,000 for land, house, and additional building costs. The plot will cost us about €100,000 including additional costs (fully developed). The double garage and outdoor area are not included in the calculation; these will be built later.
Preferred heating technology: geothermal heat pump

If you have to do without, which details/extensions
-can you do without: outdoor area as well as double garage
-can you not do without: -

I'll list our costs for comparison:
Interior doors --> we have significantly more. If you want something nice and double-winged for the living/dining area, prices quickly go up.
45k for materials for outdoor facilities + double garage I don't find that much either. Outdoor facilities are of course very individual. But there shouldn't be much in retaining walls, etc. Is all the necessary equipment available? Renting equipment otherwise also costs a lot of money.
What caused additional costs for us was a cistern/seepage pit for rainwater/surface water, since we are not allowed to connect anything to the sewer. Has that question already been settled with you?
We also calculated significantly more for floor coverings and tiles in the bathroom. Of course, it depends a lot on the material price. Have you already chosen something there? What about wall constructions, shower channel, aluminum corner trims, etc. Should the tiler do that?
Small things I couldn't find now include for example:
Building surveyor (if you want one)
Electrical detailing (that usually costs a few thousand more)
Mortgage registration
Building permit
Insurances (builder's liability etc.)
Do you perhaps want blinds somewhere? Costs extra on top of electric shutters.
What about the window sills? We are also planning with some additional costs there.
Possibly calculate construction period interest (especially if it's tight, I would also calculate such items)
25k for kitchen is generous, but what else is supposed to be newly purchased furniture? Lamps?
If I were you, I would save the 35k extra charge for KFW 40+. Then you would still have some buffer. Because no matter what you calculate now, it will be more expensive anyway and with you, there is already no buffer in the first planning phase.

Hello,

thank you very much for the initial feedback. True, with the interior doors we would still need to add something in order to be able to install appropriate quality here. I think we will double the planned budget here.

Regarding the outdoor area, I think we will roughly come within the budget, we will initially not invest too much here and only do what is necessary at first.

Equipment is mostly available, the outdoor area equipment (grills etc.) is also already available.

Otherwise, I agree, the budget will be relatively tight, but if necessary, we will have to make compromises here and there.

That was already very extensive and detailed, thank you again for that.

Does anyone think of any matters that we may not have considered enough or at all and should still be taken into account?

Thank you in advance!

In which region are you building in [Saarland]?

Hello,

the construction will take place in the municipality of Überherrn.

Best regards

Hi, since I am also building in Saarland, I can roughly compare your prices with what I have. Of course, it's always a question of the material, etc.

4 T€ electric roller shutters Here I have 12,500€ for ground floor blinds and upper floor aluminum boxes
2 T€ aluminum roller shutters
8 T€ fireplace in the living room
3 T€ buffer for architectural services
5 T€ for screed ground floor/upper floor according to the offer Here I have 7,500€ for 176m² including sealing
1.5 T€ for KFW support
8 T€ for connection of water/electricity/telecom etc. That is sufficient in Überherrn.
20 T€ for earthworks Seems a bit much for a flat lot to me
3 T€ for construction power/water/toilet That is also set very high. About half would be more realistic
9 T€ for floor coverings (calculated at 50 € per sqm)
3 T€ for tiles on the walls (bathroom, kitchen) Are these supposed to be installed by yourself? If not, that is very little
4 T€ for interior doors That fits if they are only normal leaves and frames
3 T€ for wall paint Fits
12 T€ for bathroom ceramics I thought that fit at first too but be careful! That is absolutely basic for the price
3 T€ for better front door Normal Hörmann with a small side panel and installation you are at 4,500€
12 T€ for better staircase That is then already a very very good staircase
25 T€ for kitchen Something like that can vary... I wanted to spend less but now ended up at 20 T€