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

Here is the rough breakdown of the costs for our project:



[TH]Position[/TH]

[TH]Actual costs[/TH]

Authority and notary (building permit, permit modification, land partition, ...)	3,600 EUR
Structural analysis and thermal insulation certificate	4,900 EUR
Architect phases 1-4	9,400 EUR
Surveyor (for new construction and land partition)	5,800 EUR
House connection costs (water, electricity, telecom – sewage was free)	6,000 EUR
Civil engineering (excavation of construction pit, removal, backfilling of construction area, including demolition of old buildings)	24,000 EUR
Shell construction (basement of waterproof concrete, filigree walls, walls made of 17.5 and 11.5 sand-lime bricks, indoor stairs in concrete, 180 chimney for wood stove)	132,500 EUR
Scaffolding	1,800 EUR
Roof frame	7,500 EUR
Roof covering (main roof with concrete roof tiles, garage EPDM flat roof, no skylights)	19,200 EUR
Insulation between rafters (18 cm 032 compression felt, material only as done by electrician)	2,500 EUR
Sanitary installation (material only as done by electrician)	8,000 EUR
Heating (air-source heat pump Stiebel Eltron WPL-A 07 230 HK Premium, 230 sqm underfloor heating, only laying of underfloor heating done by electrician)	22,000 EUR (BAFA subsidy already deducted!)
Electrical installation (Homematic Wired, complete in electrician contract with electrician’s acceptance)	15,500 EUR
Windows (plastic with triple glazing Ug 0.6, aluminum blinds)	28,000 EUR
Front door (aluminum)	3,400 EUR
Interior plaster (gypsum plaster Q3)	8,600 EUR
Facade (18 cm ETICS, gable walls with slips for appearance)	36,500 EUR
Screed (240 sqm fiber-reinforced cement screed)	5,300 EUR
Tiles in bathroom and guest WC (by craftsmen including sealing and tiling)	4,700 EUR
Floor coverings (click vinyl or carpet, material only as done by electrician)	4,500 EUR
Interior doors (material only as done by electrician)	3,000 EUR
Paint (material only as done by electrician)	1,500 EUR
Cladding of indoor stairs in natural stone (3x15 steps)	10,000 EUR
Miscellaneous	5,000 EUR
TOTAL	373,500 EUR

What is still missing here are, for example, outdoor facilities, attic development (approx. 100 sqm roof slope), and a wood stove. I think we will clearly approach the 400k limit.

I hope this breakdown helps a bit, although of course these are only "our" costs and generalizations are difficult.

Regards, Jupp

Clean listing!

It clearly shows to me that you have to plan 400k WITH a basement alone without land. For a normal house size.
But it also shows that you probably won’t get below the 340k mark WITHOUT a basement, without land.

With (here in the north) typical land prices between 100-150k, you are always dealing with a project volume of 500k, which you should initially calculate with.

Respect for that. I think it's impressive. But in my eyes, it's not the standard. Very few people are that skilled with their hands or have suitable craftsmen in the family. Are the material cards included in the price with the EL?

Furthermore, you write, without land. That means, including land, you are again above 450k in most regions, which makes my statement correct again.

There is simply too much generalization here. Regarding the question: Can I make it with 400k for a house without land? You should first clarify the framework conditions.
- where will it be built
- how much EL is possible
- connections/network available

etc., etc. Only then can you roughly estimate what is possible within the budget. We have 167sqm without attic or about 200sqm if the attic is finished. In my mentioned size range <350k, all costs are included. Also the incidental building costs. I already have the material for the attic conversion and it is included in the calculation. Currently, I just lack the motivation to install the stuff.

Furthermore, you write, without land. That means, including land, you are again above 450k in most regions, which makes my statement correct again.

But the OP was aiming for 400k WITHOUT land and that is possible. Also with less EL. We are almost exactly at 450k including land, so your statement (I said that a 140-150sqm house today, including land, is generally no longer feasible for 450k) is unfortunately wrong ;) There are still definitely regions where you can get a plot for 50k. Then I would even have been below 400k with land. Especially in the East.

But to put this into perspective:
A lot of EL, no big city commuter belt, location in the East

In the Munich area, you won’t build for 450k anymore. As I already said: when making such statements, always consider the framework conditions.

There is simply too much generalization here. To the question: Can I manage with 400k for a house without land? one should actually first clarify the conditions. - where is it being built - how much subsidy is possible - connections (Vitamin B) available etc. etc. Only then can one roughly estimate what is possible for the budget. We have 167sqm without attic or about 200sqm if the attic is finished. In my mentioned size range <350k all costs are included. Also the incidental building costs. I already have the materials for the attic expansion and it's included. Right now I'm rather lacking the desire to install the stuff.

But for the original poster it was about 400k WITHOUT land and that is possible. Also with less subsidy. Our property with land is pretty much exactly 450k, making your statement (I told him that a 140-150sqm house today including land is usually no longer feasible for 450k) unfortunately wrong ;) There are still indeed areas where you can get land for 50k. Then I would have even been under 400k with land. Especially in the East.

But to put this into perspective: Lots of subsidy, no large city commuter belt, location in the East

In the Munich area you no longer build for 450k. As I already said: always consider the conditions with such statements.

Thanks Jupp for the summary.

As I already mentioned, we have had a few conversations and I have compared two offers or building specifications from two general contractors. One solid (masonry) and one wood. With the same services, the difference is under 10k euros and I think that won't change much with other companies. By now, I even have the feeling that these two are the cheapest :)

The prices here are around 2500€/sqm but already fully move-in ready and with a higher quality finish (basic smart home functions, upgraded electrical system, full floors, upgraded interior doors, etc.)

Now the question arises whether I do the items interior doors and painting myself, but I absolutely cannot estimate the time required. In most building specifications everything is handed over at Q2. Who has brought these to Q3 in self-performed work? Currently, in our apartment, we have smooth walls with quartz sand but I have to say that when I shine a flashlight on them in the dark, there are already considerable unevennesses. Are we possibly also at Q2 and simply painted?

Q3 only states which steps are to be taken - not how much effort the painter puts into it. ;)

To do Q3 yourself takes a lot of time, especially for inexperienced hands. Interior doors are not difficult. Painting work is just tedious work. Filling and sanding can be done as often as needed depending on the requirements, priming, 1-2 coats of paint.... that adds up in a whole house. That can’t just be done on the side over the weekend.

I suspect the same, especially with the time pressure (double burden).

Is it possible to paint the Q2 plastering, depending on how well it was done, for example with textured paint, or will it definitely look "bad"?

We now have woodchip wallpaper on the ceiling and could easily imagine it, but not on the walls.