House construction with a granny flat - extension?

We are flexible and only want to look for a plot once we have a fairly fixed house price. We do have one in mind, but if it’s gone, then that’s how it is. It would be between Quickborn and Henstedt Ulzburg. If the house, for example, only cost 100k, we would accordingly move closer to Hamburg.

I see another problem here: house building companies only really make an effort once a plot is available. Because their time is only well invested if the plot is there. They don’t waste time on anyone who might not even get a plot.

I don’t know how it looks in the north, but here, south of Hamburg, there are plots, but with restrictions. One residential area might only favor families, others already have waiting lists. Other plots are tied to a company again.

And then the development area defines the building style, size, roof pitch, or facade design. (zoning plan) You plan to build a simple and inexpensive suburban house with plaster, but the plot requires two stories as well as brick cladding. Or there are development areas where only houses built according to an economic energy-saving ordinance, i.e., close to passive house standards, are allowed.
Secondary apartments are often not permitted at all.
It’s also always a problem whether a larger house will comply with the floor area ratio.
Here in the south, it is still 0.2 for a single-family house on at least 650sqm.
The market is manageable; very often one has no choice.

You can still build relatively standard in Hamburg for 1800€/sqm. In 2 years it could be 2000€/sqm. Additional construction costs depend on whether it’s a slope or not (even on our flat land there are some hills that may need to be filled at great expense or supported with L-shaped stones for 30 meters).
Then there are moor areas or near the Elbe the high water table.
As mentioned, around Hamburg there often isn’t much shabby work to expect, but the trick is in the details.
Therefore one plans: 2000€/sqm plus additional construction costs plus landscaping plus painting and flooring plus parking spaces minus subsidies and the rest remains for the plot, which is reserved at the beginning of the entire planning so that the general contractor/contractor and the builders even have a planning basis.

The location should also be the top priority because it structures one’s whole life later on (one or two cars, infrastructure, workplace, daycare and school, public transport). These are the things that shape later life, not whether you build 130sqm or 140sqm, or whether you sleep under a gable roof or a hip roof. The situation with a secondary apartment also has to be played through now.

For options that cost money now, you have to have the money now as well.
With 3000€ in the child-raising phase, I don’t see that at all.
And regarding the topic of BnB: who is supposed to clean up the mess from short-term renters? Who is supposed to make the beds? For maybe a small amount of 30-40€/night? I see that as too naïve.

Just talk to a builder but 2,000 euros per m2 plus land is realistic. It can also be cheaper. Eco Bau builds you a 140 m2 house for 200,000 euros. Then only the floor, kitchen, and painter are missing.

Hello everyone,

As mentioned, I'm getting back in touch.
Of course, I have read all the posts, and the classic houses with a granny flat are simply sometimes 100k more expensive. I suspect it's just because the companies calculate with the rental income and accordingly raise the price. It doesn't make sense to me that for a bathroom, a few "normal" walls, and an additional insulated wall with fire protection, etc., a 100k surcharge is charged. The floor area is not even much larger than that of a classic single-family house.

Yesterday we had a very good conversation with a prefab house manufacturer. The idea of the granny flat was - at least with this manufacturer - abandoned. Instead, we would have a nice single-family house + plot together for 400k.
The living area would be about 145 sqm.
The price is roughly composed as follows:
House base price including planning (building application, energy certificate, etc.): 185k
Plot with incidental costs: 130k
Additional construction costs such as surveying, soil survey, earthworks, insurance, etc.: 15k
Kitchen, wall and floor coverings, painting and filling work, exterior facilities, parking space, wood stove, plastic roller shutters: about 70k

The last point would be considering outsourcing it completely. So there could still be a lot saved, and we priced the kitchen alone at 10k to be on the safe side.
Unfortunately, cladding with facing bricks costs about 25k with them. We both really want a dark stone and no plaster facade, but since we don't want to restrict our current lifestyle too much, compromises have to be made somewhere.
What would also hit the budget hard would be, for example, extending the house by 1m. This would create about 8 sqm more, and the surcharge should be around 20k.
Today we have our next conversation - this time with a solid house manufacturer.
What do you think of the numbers? Are they well calculated, or does that not add up?

Best regards

270000 for the house and everything including kitchen etc. without the land ... hmm, not so generous.

In there is a form attached where you can enter all the costs. Then you also get a good feeling of what is all listed.

Hi,

you will probably need to plan a proper contingency buffer for the house. Check the construction service description. There are plenty of threads about this here in the forum.

15k for earthworks is optimistic. You only know for sure after the soil survey.

The foundation slab is missing from the list.

And leave out the chimney. It takes up space, makes a mess, costs more in maintenance than in heating costs, and overheats your place as soon as it’s even properly on.

House base price including planning (building application, energy certificate, etc.): 185k
Plot with incidental costs: 130k
Additional construction costs such as surveying, soil report, earthworks, insurance, etc.: 15k
Kitchen, wall and floor coverings, painting and filling work, outdoor facilities, parking space, wood stove, plastic roller shutters: about 70k

Without knowing the exact construction specifications now, I am missing connections & civil engineering such as wastewater...

Is that included somewhere?