House costs, first reality check

Hello everyone,

I would like to hear the forum's opinion on the following cost breakdown:

Plot with 780m² and existing house to be demolished. Munich metropolitan area.
The plan is a city villa with 2 full floors + full basement

Living area 170m² 670 k€
(of which 20m² in the basement)
Double garage 50k€
Additional construction costs 30k€
Demolition of existing building 45k€
Kitchen 20k€
Photovoltaic system 20k€
Outdoor area 90k€
Cost increase buffer 60k€

This would come to 985k€ or 1 million

Have we forgotten anything?

Of course, I understand that in many points (garden, cost increase, kitchen, ...) it strongly depends on the price category you shop in.
And that can only become more concrete when you really create facts.

Apart from that.... what does the community think?

Best regards
FitoCari

Additional construction costs depend on the project. With that, you can't even pay the architect according to HOAI. Basement = partly living basement ==> how large will the basement be otherwise? 90k for exterior facilities is quite a sum. You can do a lot with it, but you can also save a lot and make it cheaper. Construction costs could become tight depending on further basement planning (it will probably have to be within the heated envelope). The buffer could already be used up without any extras. Demolition of the existing building cannot be assessed from a distance. How large? How old? With a basement? Contaminated sites/harmful substances? etc. It should be fine for a standard 08/15 project.

Hello, ah, I might have forgotten that. The offer from the developer was that a room in the basement would be finished. Floor, plastered walls, sockets, etc. And that this room would then be included in the 170m². Otherwise, it would be in a full basement/utilitarian basement within the heated envelope. We had already been in contact with a company during the demolition, who looked at it on site. The 45k refers to the fact that no asbestos or similar was found in the tile adhesive during the report. For the incidental costs, I mostly thought of connection, completion, fees, soil survey, etc. I would have placed the architect with the developer. From the landscaping contractor, we had the ballpark figure of 1000€ / m² + VAT. That would also include driveway, terrace, etc. But that was exactly what the thread was about for me: to explore where assumptions are good and where they are still too tight.

And that this room is then included in the 170m². Otherwise, it would be in the full cellar/utility cellar within the heated envelope.

Then make sure that the cellar also has a generous ceiling height so that you can declare it as living space with a proper window. With a floor area of 75sqm, based on your information, 670,000€ would also be quite plausible.

The ancillary construction costs seem very low to me. Since there is already a house on the site, with a corresponding access road in place, hopefully no significant excavation for the basement/foundation slab will be required, and so on, it might work out. However, I would still recommend obtaining quotes for earthworks, unless they are really only minimal. With €150,000 for outdoor facilities and a contingency buffer, there should still be some leeway in case there is an unpleasant surprise with the earthworks.

Since there is already a house there, with appropriate access available, hopefully there will be no significant excavation for the basement/foundation slab, and so on, it might work out.

As I recall, there is a deep demolition involved here - and that is never free - and the footprints of the existing building and the new one are rarely congruent, so the ground conditions are not any simpler than without an existing building.