Hello Hello
Phew, the architect really pulled a fast one on you.
Here is my cost breakdown for just "165" sqm without a basement but with a solid double garage.
Shell construction - 112,000
Roof - 50,000
Facade - 29,500
Interior plaster/screed - 8,500
Windows/doors/gates - 25,000
Stairs - 4,190
Sanitary - 36,000
Electrical - 15,000
Interior doors - 4,000
Drywall - 8,500
Tiles - 8,000
Painter, floor coverings - 15,000
Connections - 7,000
Site manager - 8,500
Outdoor facilities (just paving and fence) - 23,000
Total 337.xxx
I have no special features in my house and build in the East. Some trades can therefore be significantly higher. In your case, for example, just because of the huge living area, the floor coverings and painting.
Additional construction costs are costs like,
Construction road
Disposal of excavated soil - that will be quite a lot for you
Architect fees
Construction water/construction electricity
Insurances
Surveyor
Building application costs
Soil survey
Notary fees
You have no idea who will be asking for money once the whole project gets underway.
When I read your lines and hadn’t yet read the others’ posts, I estimated half a million off the cuff. I’m not far off.
Just the architect’s fee if he bills according to [HOAI] will probably be around €50,000 for you if that’s enough.
Regards