Since I have never built a house before, the question arises for me why a house with a gallery has to be so much more expensive than one without?
Many points were mentioned. Another point is that open roof areas cause higher insulation costs.
Does anyone have experience with how much extra cost a gallery is compared to a house without a gallery in terms of price per square meter?
We have a gallery with an open space. If we didn’t have this, then we would have about 30 sqm more living space. Since it’s just the two of us, what we have is sufficient. Our house’s external dimensions are about 10.50 x 10.50. If we had built without the open space and closed this area off as an attic, it would have been about €5,000 cheaper. So if we now want 2 more rooms, we would have to build about 30 sqm larger, meaning around €40,000 more cost (calculated at the sqm price without sanitary facilities, since we already have those).
Considering that we don’t place much value on large bedrooms or a huge bathroom, I think that 3 bedrooms, plus living room plus gallery can definitely be realized in a 130 square meter house. Whether this is financially feasible, of course, is another matter.
Can kitchen and heating be included?
Another room can be realized on the gallery. So we would have a gallery, 3 bedrooms and a large living area on 105 square meters. Unfortunately, I can’t say whether the price refers to turnkey.
But then no gallery anymore.
This house is just an example. My concern is to find out if there is any way to realize my ideas of a wooden house under €300,000.
As a kit house definitely.*Correction see below.
There are companies where you can assemble the structure yourself with some helpers. But then the technical construction and interior finishing come separately.
If Sonnleitner, a company that I would classify in the upper price segment, offers a 105 sqm house with fireplace and gallery for €278,000 (at that price you can probably assume turnkey)
Stop! That is a base price and generally does not include special features like a fireplace and balcony or gable glazing. For wood/wood frame houses, you can then assume it is a shell house from the top of the foundation slab. You cannot assume turnkey at that price.
This is a house for 2 people from a high-priced manufacturer with high-quality materials.
With basement and extras.
*I looked up Sonnleitner’s prices again:
Shell house about 170 sqm, but with cheap plaster, few windows, without frills—i.e., no balcony, no fireplace, simple and plain; the interior trades come on top.
Let’s be clear: you have to be able to afford an open space just like a gallery. You don’t have to reinvent the wheel with housebuilding.