Grisu112
2022-06-12 14:56:05
- #1
Hello everyone,
We are currently planning a new construction project, a single-family house on an existing plot of land.
The plot is just under 400 sqm, with an approximately 30m long driveway.
Since we did not reach an agreement with a neighbor about purchasing additional land last year and no general contractor (GU) was able to create a suitable floor plan, we have postponed the topic to this year. "Back then," the prospects for 2022 were still positive.
We mainly talked to the GUs to get a rough idea of the price, or to see if our own estimates were realistic. - They absolutely were at that time.
Since I know many craftsmen from various trades, including family members, I have always preferred individual contracting because GUs understandably are not necessarily flexible regarding the choice of craftsmen. Or you never really get credited for the actual savings.
So, at the beginning of this year, we approached an architect who developed a floor plan with us that fits us 100%.
In the end, we now have just under 145 sqm of living space on two full floors and just under 116 sqm of usable space, of which 99 sqm are in the basement (UG) and 17 sqm in the attic (DG) (the latter is so small because a second level is planned in the two children's rooms for later expansion). The basement also includes a double garage, hence the 99 sqm. The garage was originally planned next to the house, but due to the failed land purchase, it has now moved half under the house and half to the property boundary.
The property is not on a slope, yet there is an elevation difference of almost 2m from the street to the upper property boundary. I had the idea to save space on the plot with the garage in the basement on the one hand and on the other hand to use the excavation spoil for backfilling or raising the property, thus saving costs for removal.
Last year our budget limit for the house was €600,000; this year we would still consider up to €700,000 with a reasonably good conscience.
Due to having two children, we receive the Z15 loan from the L-Bank, which includes €240,000 at 0% interest for 15 years and a repayment subsidy of €20,000 when building to KfW55 standard.
Now to the current problem.
The architect has prepared a cost estimate based on our floor plan, which comes to around €850,000!!!! I personally consider that much too high. We also asked one of the GUs for the same floor plan, who came in at €699,000 (construction start end of 2023!). The equipment is basically the same:
KfW55
Solid construction
L-W heat pump
Controlled residential ventilation
10kWp photovoltaic
Cellar with a white tank
Underfloor heating on the upper floor, ground floor, and basement (garage excluded)
Smart home with KNX
Ground floor with external blinds (Raffstore)
Wooden staircase with landing
Unfortunately, the GU only has capacity again at the end of 2023 and, as already mentioned above, is basically out due to the choice of craftsmen and the less intensive possible own contribution. However, continuing with the architect based on this estimate is also not feasible because it is far too expensive.
I would like to do all the interior work myself: plastering, floors including tiles, doors, sanitary prefabricated installation, KNX electrics (laying empty conduits, pulling cables). For many other jobs, e.g., carpenter, sanitary, photovoltaic, I know people with their own companies where I can sometimes get some support or buy more cheaply.
Currently, we are absolutely torn between whether to scrap the project now or continue with individual contracting, knowing full well that the costs based on the estimate would be far too high. I would have preferred a result like that from the GU - €700,000 turnkey - from the architect. With a lot of own contribution and connections (Vitamin B), we would have come to an absolutely manageable direction. But like this...
I would like to hear your experience, opinion, criticism... send it all my way. If I have forgotten anything essential, please let me know.
Thank you all and best regards
Grisu
We are currently planning a new construction project, a single-family house on an existing plot of land.
The plot is just under 400 sqm, with an approximately 30m long driveway.
Since we did not reach an agreement with a neighbor about purchasing additional land last year and no general contractor (GU) was able to create a suitable floor plan, we have postponed the topic to this year. "Back then," the prospects for 2022 were still positive.
We mainly talked to the GUs to get a rough idea of the price, or to see if our own estimates were realistic. - They absolutely were at that time.
Since I know many craftsmen from various trades, including family members, I have always preferred individual contracting because GUs understandably are not necessarily flexible regarding the choice of craftsmen. Or you never really get credited for the actual savings.
So, at the beginning of this year, we approached an architect who developed a floor plan with us that fits us 100%.
In the end, we now have just under 145 sqm of living space on two full floors and just under 116 sqm of usable space, of which 99 sqm are in the basement (UG) and 17 sqm in the attic (DG) (the latter is so small because a second level is planned in the two children's rooms for later expansion). The basement also includes a double garage, hence the 99 sqm. The garage was originally planned next to the house, but due to the failed land purchase, it has now moved half under the house and half to the property boundary.
The property is not on a slope, yet there is an elevation difference of almost 2m from the street to the upper property boundary. I had the idea to save space on the plot with the garage in the basement on the one hand and on the other hand to use the excavation spoil for backfilling or raising the property, thus saving costs for removal.
Last year our budget limit for the house was €600,000; this year we would still consider up to €700,000 with a reasonably good conscience.
Due to having two children, we receive the Z15 loan from the L-Bank, which includes €240,000 at 0% interest for 15 years and a repayment subsidy of €20,000 when building to KfW55 standard.
Now to the current problem.
The architect has prepared a cost estimate based on our floor plan, which comes to around €850,000!!!! I personally consider that much too high. We also asked one of the GUs for the same floor plan, who came in at €699,000 (construction start end of 2023!). The equipment is basically the same:
KfW55
Solid construction
L-W heat pump
Controlled residential ventilation
10kWp photovoltaic
Cellar with a white tank
Underfloor heating on the upper floor, ground floor, and basement (garage excluded)
Smart home with KNX
Ground floor with external blinds (Raffstore)
Wooden staircase with landing
Unfortunately, the GU only has capacity again at the end of 2023 and, as already mentioned above, is basically out due to the choice of craftsmen and the less intensive possible own contribution. However, continuing with the architect based on this estimate is also not feasible because it is far too expensive.
I would like to do all the interior work myself: plastering, floors including tiles, doors, sanitary prefabricated installation, KNX electrics (laying empty conduits, pulling cables). For many other jobs, e.g., carpenter, sanitary, photovoltaic, I know people with their own companies where I can sometimes get some support or buy more cheaply.
Currently, we are absolutely torn between whether to scrap the project now or continue with individual contracting, knowing full well that the costs based on the estimate would be far too high. I would have preferred a result like that from the GU - €700,000 turnkey - from the architect. With a lot of own contribution and connections (Vitamin B), we would have come to an absolutely manageable direction. But like this...
I would like to hear your experience, opinion, criticism... send it all my way. If I have forgotten anything essential, please let me know.
Thank you all and best regards
Grisu