House price 170m² turnkey

Hello everyone,

I have received an offer for a plot of land and a house from a prefab house supplier. We are still considering whether the plot suits us. The macro location as a building gap near the city is great, but at 350m² relatively small and as an end terraced house with a street on one side and a larger multi-family house on the other side not so appealing.

At the same time, I would also like to start thinking about the house building offer.

Basic data:

[*]2.5 stories, gable roof
[*]Net floor area expanded 170m²
[*]Turnkey
[*]Ground heat pump, ventilation
[*]Eligible for funding as KFW-40 KFN QNG
[*]Equipment rather on a higher level, e.g. including electric shutters, photovoltaics,
[*]House price: €547,000 (€3,218/m²)
[*]Estimated additional construction costs €55,000

A few additional charges would also apply:

[*]Full basement €70,000 (we want)
[*]Garage €18,000 (we want)
[*]2.7m ceilings on the ground floor €12,000
[*]Photovoltaic upgrade with storage €11,000
[*]Equipment upgrade (parquet, stairs, tiles, 2.11m doors) €56,000

Is that about right? The plot can also be purchased alone with a slight surcharge, so it would also be possible individually. But we are not experts, so a supplier that delivers everything from one source would probably make sense.

Price-wise, it is realistic. The big catch with such offers including land and house, however, is that you have to pay the real estate transfer tax (in the worst case 6.5%, so nearly €40,000) on both the house and the land and not just, for example, €10,000 for the land. So simply €30,000 given away to the state. That is why I generally advise against such offers.

Price-wise, that is realistic. The big catch with such offers including land and house is that you have to pay the real estate transfer tax (in the worst case 6.5%, so nearly €40,000) on the house and land, and not just, for example, €10,000 for the land. So basically €30,000 given to the state for free. That’s why I generally advise against such offers.

The house provider added this sentence regarding the land: This land will be sold to you through a broker, and the fees amounting to 3.57% will be refunded to you as a discount on the house price.

I wonder if that means the purchase contract for the land is kept separate? Although I don’t assume so, because otherwise the house provider risks that I might ultimately not build with them. As said, the land can also be bought separately, but it is priced €25,000 higher there. Maybe exactly for this reason?

Whether there are 2 contracts is completely irrelevant - even if the sellers like to say otherwise. The only decisive factor is whether you have an obligation to build with the BU on the property. However this is implemented, very gladly for example by only scheduling the notary appointment for the property after the construction contract is signed and the withdrawal period has expired. Therefore, nothing about the obligation has to be stated in the notary contract, you are still the taxpayer and must disclose this to the tax office. Everything else is tax evasion with all the consequences.

So short answer: yes, that is the reason for the price difference