Is a house for a total volume of 400k still possible at all?

Hello everyone,

I wanted to quickly update you on the latest status and also hear your opinion.

Property:

We are now planning to buy the property relatively quickly because we are worried that it might otherwise be sold to someone else. To ensure building security, we will include a positive preliminary building permit from an architect as a clause in the purchase contract. In advance, I have informed myself regarding construction contaminants as well as old pollutants, which do not exist. The risk so far when buying would be at most the building ground since we have not done a soil survey (but we will definitely do one before construction). After consulting a civil engineer, we have an indirect slope. This means that if we remove the hill on the property (approx. 400 tons) and then prepare it (gravel), we can normally build on a slab without further support. The risk here is the amount of earth if it is not topsoil and what is underneath the hill (possibly soil replacement necessary). Would there be any further risks or costs from your side that could increase the construction project costs?

House:

Based on the first offers, it will probably be a Danwood house. We have received many recommendations from our region and the sales manager also makes a very competent impression so far. The construction of the walls and internal walls seems completely okay except for the 120mm polystyrene layer. We are planning a two-story house without a basement with a gable roof. Geothermal energy with drilling, underfloor heating, chimney, burglary-proof windows and electric shutters. With this, we would also be at the price limit, but we are open to ideas. How large should the utility room be so that a small stock of food could also possibly be stored there? Washing machine and dryer should of course also go there. Unfortunately, Danwood does not offer an alarm system. Does anyone have a good solution for this? Possibly I will have KNX cables installed as preparation at all windows and doors, but this is not yet decided.

Additional costs:

So far estimated:

Earthworks 25,000
Development 18,200 (statement from city and utilities)
Surveying 6,000
Building permit 2,000
Architect 5,000
Buffer 20,000

I hope that with this we have calculated for all eventualities.

I would gladly hear your opinion.

Additional costs:

Structural analysis: €3,000
Installing inspection shaft: €2,500
Water, sewage, electricity, fiber optic connections: €5,000
Mortgage on house + notary fees: ??
Construction electricity: €500
Construction water: €500
Construction insurance: €1,000
Kitchen: ??
Outdoor facilities: ??

Surveying does not cost €6,000 – you can get it between €1,500 and €3,000 – depending on the building area.

Make sure to pay close attention to what is included with the prefabricated house providers. Often, the architectural services are only partially or up to a certain planning level included.

You definitely need a buffer for the selection of materials... interior doors, electrical, sanitary, front door, colors, floors, etc.... That adds up quite a bit, you should be well prepared with between €10,000 and €20,000.

Regarding your other questions/comments you are still too far away from the subject. I think that a first offer from your prefabricated house provider should come here and you should give us more input in the area of room layout ground floor/upper floor. Then we can certainly help better :)
PS: I haven’t read all the previous comments, sorry if I have “overlooked” anything in this regard

I would first invest money in a soil survey. Then you can obtain more precise calculations. The development cost of 18k seems very expensive to me. Isn't the plot fully developed?

The supply lines are all around, but they need to be routed through approximately 2.5m of road onto our property. We will not be able to complete soil surveys before the purchase because the soil surveyors are fully booked. We will definitely do this before construction, but not before the purchase.
We have also budgeted 15k for the sample selection. Currently, the house including the foundation slab, geothermal drilling, and transport costs are calculated. The building permit is not included. The buffer refers "only" to construction electricity/water and whatever else may still come up. The purchase of the plot including notary, property transfer tax, and land registry entry has been considered.

Wow! Then I find 18k quite steep for the development!

Surveying does not cost 6,000€ - you can get it between 1,500 and 3,000€ - depending on the construction area.

We recently had this topic. 3,000 EUR is definitely too little in NRW, especially if such extras as base acceptance etc. are added.